What Will I Net Selling in Comal County? A Worked Example With Real Costs

Every seller wants the same thing from a net sheet: the number they actually walk away with. The honest version starts with which costs are real, verifiable numbers and which are inputs you choose. This page runs both through a worked example at the current 78163 median.

The two costs the state sets

Most net sheet line items are negotiable or deal-specific. Only two are rate-set:

• Owner's title policy premium. Set by the Texas Department of Insurance with basic premium rates effective March 1, 2026. TDI's formula for a policy amount from $100,001 to $1,000,000 is (price minus 100,000) times 0.00494, plus 780.
• Property taxes. Based on adopted rates prorated to the closing date, using the parcel's taxable value from the Comal CAD record.

Everything else is an input

Commission, repairs, concessions, HOA transfer fees and loan payoff all vary by deal, so a credible net sheet treats them as inputs, not invented numbers. That is where most online net-sheet calculators go wrong: they fill those lines with defaults and present them as facts. The fix is to fill them with your actual numbers and label the rest as your decision.

The worked example at the 78163 median

The Aug 2026 Redfin median for ZIP 78163 is $494,786. Applying TDI's formula to that sale price:

The math behind the title premium: (494,786 minus 100,000) times 0.00494 is about $1,950, plus 780, is about $2,730, before TDI rounding rules. The tax proration then multiplies the parcel's taxable value by the 2025 rate and prorates by the days the seller owns the property over 365 in the closing year. Both numbers are the anchor of a real net sheet; commission, concessions and repairs sit on top as the seller's choices.

The pricing reference, not a prediction

The 78163 97.1% sale-to-list ratio (Aug 2026) is a reference point for how listings close relative to their list price, not a prediction for any single home. Combined with the days on market data on the days on market page, it tells you the pricing environment; your net number comes from a full seller closing cost run on your actual numbers, and the full step-by-step formula is in the how do I calculate my net proceeds guide.

Frequently Asked Questions

Sincerely,
Patrick Kevin Fagan

Figures verified September 25, 2026: TDI basic premium rates effective March 1, 2026; Comal tax rate 1.454524 per $100 for unincorporated Comal County with Comal ISD and ESD 4, tax year 2025; Redfin median and sale-to-list for 78163, Aug 2026. The example uses the Aug 2026 78163 median as an illustration; your title premium and tax proration depend on your exact price, taxable value and closing date.