Waiting to sell is not free. Mortgage, taxes, insurance, utilities and upkeep keep running every month. Use this calculator to put a number on the cost of waiting, then weigh it against the discount a faster sale would require.
Cost of waiting: what does an unsold house cost you each month?
Every month your house sits unsold you keep paying for it. Add your numbers to see the monthly cost, the total over the time it may take to sell, and how big a discount a faster sale can justify. Nothing is stored or sent.
Estimates only. Part of a mortgage payment reduces your loan balance, so it is not entirely a lost cost; the tool shows the full payment to be conservative about cash out of pocket. This is not financial advice.
What counts as a holding cost
- Mortgage payment. Part of it pays down principal, so it is not entirely lost, but it is cash out of your pocket each month. The tool uses the full payment to show cash flow.
- Property tax and insurance. Entered per year and divided by 12. Vacant homes sometimes need special insurance coverage; check with your insurer.
- Utilities. Heat, water, power and trash, even in an empty house.
- HOA dues. Plus any special assessments you know about.
- Maintenance. Lawn care, snow removal, cleaning, minor repairs and pest control.
Worked example
| Cost | Per month |
|---|---|
| Mortgage payment | $1,800 |
| Property tax ($4,200 / 12) | $350 |
| Insurance ($1,500 / 12) | $125 |
| Utilities | $250 |
| HOA | $0 |
| Maintenance and upkeep | $200 |
| Total | $2,725 |
At about $2,725 a month, a listing that takes four months to close costs $10,900 in holding costs, versus about $2,725 for a one-month cash sale. The faster sale saves about $8,175, roughly 2.7% of a $300,000 listing price. Holding costs alone do not make a cash sale the better choice, but they shrink the gap between a lower cash price and a higher listing price.
How to use the result
- Run your own numbers above.
- Open the net proceeds calculator and compare listing and cash nets, including carrying costs.
- Check the offer scorecard if you already have offers.
- Decide how much speed and certainty are worth to you, in dollars.
Limits of this tool
- It does not include interest on a second loan, lost rent, or taxes on the sale.
- It cannot predict how long your home will take to sell. Ask a local agent for average days on market for homes like yours.
- Do not treat it as financial advice.
Frequently asked questions
How long does a house typically take to sell?
It depends on price, condition, season and market. Ask a local agent for average days on market and add time for closing, which for a financed sale often takes 30 to 60 days after an accepted offer.
Should I stop paying my mortgage while the house is for sale?
No. Missing payments can lead to late fees, credit damage and foreclosure. If you are behind, read our guide on selling to stop a foreclosure and talk to a HUD-approved housing counselor.
Do holding costs matter for inherited or vacant houses?
Yes. Vacant houses still cost money each month, and some insurers limit coverage. See clearing title in an off-market sale and hoarder house guides for related issues.
About this tool: built and maintained by the Cash Home Hub editorial team following our editorial policy. Last reviewed November 2026. It runs entirely in your browser, stores nothing and is for education, not legal, tax or financial advice.