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What will you actually walk away with?
Most calculators give you sale price minus commission and call it a day. This one accounts for the transfer taxes that are specific to where your house actually sits, which in this market is the difference between a good estimate and a useless one.
Estimated net proceeds
$488,980
| Sale price | $950,000 |
|---|---|
| Agent commission (5%)Total, typically split between both sides | −$47,500 |
| Escrow feeEst. 0.15% of sale price | −$1,425 |
| Title insuranceEst. 0.45% of sale price | −$4,275 |
| Los Angeles County transfer tax$1.10 per $1,000 of sale price | −$1,045 |
| LA City transfer tax$4.50 per $1,000. City of Los Angeles only | −$4,275 |
| Other closing costsNotary, recording, HOA docs, natural hazard report | −$2,500 |
| Mortgage payoff | −$400,000 |
| Estimated net to you | $488,980 |
West Hills is inside City of Los Angeles limits, so the LA City transfer tax applies, and Measure ULA would apply above $5,400,000.
Estimate only. Escrow, title, and closing costs vary by provider and by transaction, and property tax prorations and HOA transfer fees are not included. Measure ULA thresholds are indexed annually; figures verified 2026-08-05. This is not tax or legal advice. Confirm with your CPA or attorney.
Why location changes the number so much
California has no statewide transfer tax, but Los Angeles County charges $1.10 per $1,000 of sale price, and the City of Los Angeles adds another $4.50 per $1,000 on top of that. Nearly all of the San Fernando Valley sits inside city limits. Woodland Hills, West Hills, Canoga Park, Winnetka, Chatsworth, Northridge, Tarzana, Encino, Sherman Oaks and Studio City all pay it.
Then there’s Measure ULA, the so-called mansion tax. It applies only inside the City of Los Angeles, and when a sale crosses its threshold the tax is assessed on the entire gross sale price, not on the gain, not on the amount above the line, and not reduced by your mortgage payoff. That structure catches people badly.
Ventura County is a different world. Simi Valley, Thousand Oaks and Moorpark are outside City of LA limits, so neither the city transfer tax nor ULA applies. If you’re weighing a move over the hill, that belongs in the math.
Want the real number for your house?
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