Free Tool — For Sellers
The sale price is not your number. After loan payoff, taxes, broker commissions, and closing costs, the amount you keep is often very different from what you expect. This calculator shows the real figure — and what changes if you sell direct instead of through a broker.
Sale information
Selling costs
See how broker commission changes your net proceeds:
Tax estimates (federal)
Your estimated net proceeds
You walk away with
$0
0.0% of sale price
With broker vs. direct sale
With 6% broker
—
Direct sale (0%)
—
Enter your numbers above to see the comparison
The calculator shows your baseline. Here are the three levers that move the number most significantly — listed in order of impact for most sellers.
A 6% commission on a $2M park is $120,000 off the top. Selling directly to a buyer — as we do — eliminates this entirely. The buyer still pays market value. You just keep more of it.
See how direct sale works →An installment sale spreads capital gains recognition across multiple tax years, potentially dropping your effective rate from 23.8% to 15%. On a $1.4M gain, that difference is $124,000 in federal tax saved.
Read the seller financing guide →If you want to stay in real estate, exchanging into a replacement property defers all capital gains and recapture tax — potentially $300,000 to $500,000 on a typical park sale. The tax follows the new asset, not you.
Read the tax implications guide →Every year you've owned the park, you've been deducting depreciation on structures — which reduces your taxable income. When you sell, the IRS recaptures that benefit at up to 25%, which is higher than the long-term capital gains rate many sellers expect to pay. The recapture applies to all depreciation you've ever claimed, including accelerated depreciation from cost segregation studies. It's taxed in the year of sale even in an installment sale arrangement — only the capital gain portion spreads.
This calculator uses simplified federal rates. Your actual tax liability depends on your total income in the sale year, your state's tax treatment, whether your sale qualifies for any exclusions, your entity structure (individual vs. S-corp vs. partnership), and dozens of other factors your CPA will work through with you. Use these numbers to get oriented before that conversation — not as a substitute for it. Anything more than a rough estimate requires a tax professional who knows your full picture.
No broker, no commission. We make an offer based on your park's actual income — and you keep more of what you've built.