Where Did My Money Go? Understanding Seller Closing Costs in Dayton

By Adam Martin Team Lead, Loxley Martin | Top-Rated Dayton & Greene County Realtor

It is the most important piece of paper you will see in the entire selling process, and yet most sellers don't look at it until a few days before closing.

I’m talking about the Settlement Statement (or ALTA). You sell your house for $300,000. You expect a check for $300,000 (minus the mortgage payoff). But when you look at the bottom line, the number is $275,000.

"Adam, where did the other $25,000 go?"

Surprises at the closing table are the worst kind of surprises. While everyone knows about realtor commissions, there are "invisible" fees in Ohio—specifically in Montgomery and Greene Counties—that catch sellers off guard.

Here is the itemized receipt of what it actually costs to sell a home in the Miami Valley, so you know exactly what your "Net Number" will be.

1. The "County" Fee: Conveyance Tax

This is a transfer tax charged by the County Auditor to move the deed from your name to the buyer's name. Most sellers have never heard of it, but it is mandatory. And here is where living in Montgomery County versus Greene County makes a difference.

• Montgomery County (Centerville, Kettering, Dayton): The fee is $4.00 per $1,000 of the sale price.
  
  
• On a $300,000 sale: $1,200.
  
  
• Greene County (Beavercreek, Xenia, Bellbrook): The fee is significantly lower at $2.00 per $1,000 of the sale price.
  
  
• On a $300,000 sale: $600.
  
  

Adam’s Note: If you are comparing two offers—one slightly higher but with different terms—don't forget this "friction cost" comes right off the top.

2. The "Hidden" Cost: Property Tax Proration

This is the one that confuses everyone. "Adam, I pay my taxes every month in my mortgage. Why is there a $2,000 charge for taxes on my closing statement?"

The Reason: In Ohio, property taxes are paid in Arrears (backward). The bill you paid in January 2025 was actually for the first half of 2024. You have lived in your house for all of 2025, but you haven't paid a dime of 2025 taxes yet because the bill hasn't been created.

• The "Short Proration" Credit: In the Dayton and Toledo markets, we typically use the "Short Proration" method. You (the seller) must give the buyer a credit at closing to cover the days you lived in the house during the current tax cycle. You aren't paying the buyer; you are paying the taxes for the time you occupied the home.
  
  

3. Title Fees (The Variable)

Who pays for the Title Insurance?

• The Owner's Policy: This protects the buyer from past defects (like a lien from 10 years ago). In Central Ohio, sellers almost always pay this. In Northeast Ohio, it is split.
  
  
• The Dayton Way: In our region, this is negotiable. Often, the party who selects the title company pays for the insurance. However, in a seller's market, we can sometimes push this cost to the buyer. But be prepared: a title policy roughly costs 0.5% - 1% of the purchase price.
  
  

4. The "Strategy" Costs: Concessions

As I mentioned in previous posts, if you are selling a home in 2025 with high interest rates, you might be offering a Seller Concession to buy down the buyer's rate.

• Typical Cost: 1% - 3% of the sale price. This isn't a "fee"—it is a strategic marketing cost to get your home sold faster.
  
  

The Bottom Line

Typically, you should estimate your Total Closing Costs (excluding mortgage payoff) to be roughly 6% to 8% of the final sale price.

• ~5-6% for Commissions.
  
  
• ~1-2% for Taxes, Conveyance, and Title Fees.
  
  

Don't do the math in your head. Let’s put it on paper.

Want the Exact Number?

I don't deal in estimates. I deal in "Net Sheets." I can generate a Seller Net Sheet that calculates your specific Conveyance Fee (based on your county), your exact Tax Proration (based on the day you want to close), and your estimated final check.

👉 Know your bottom line. Send me a message or DM "NET" and I’ll send you the calculator.

Adam Martin Team Lead, Loxley Martin Your Dayton & Greene County Real Estate Expert

Adam Martin Team Lead, Loxley Martin