THE BIGGEST LINE ON THE NET SHEET IS THE PRICE CUT NOBODY BUDGETED.

Five lines. One is a blank you negotiate; the rest are set by statute, the title company or the contract.

Start with the line everybody asks about. Brokerage compensation in Colorado is not a rate; it is a blank. The 2026 LC50 contract carries it at section 7.1.1 as a percentage or a dollar amount, and 7.1.1.1 is a second blank for what the seller's side contributes toward a buyer's brokerage firm, a separate line since the MLS practice changes of August 17, 2024 (VERIFIED, mandatory 2026 form). Since August 12, 2026, that number must be specified and conspicuously disclosed in a signed written agreement before a broker performs any licensed activity (C.R.S. 12-10-403(2), amended by HB26-1426, VERIFIED). So the honest answer to what the commission is: whatever you and the brokerage write down, before any work. This site states no standard rate.

The state's own line is small. Colorado charges a documentary fee at the recorder of one cent for each $100 of consideration, or major fraction of it, when the consideration exceeds $500 (VERIFIED, C.R.S. 39-13-102): $58 on a $579,798 sale (VERIFIED median, FRED, July 2026). Property tax is paid the year after it accrues, in two halves by the last day of February and June 15, or in full by April 30 (C.R.S. 39-10-104.5, VERIFIED), so at closing the contract credits the buyer for the months you owned but have not yet paid (PROBABLE as the customary proration). An association adds its own statement fee and a transfer fee that varies by association (PROBABLE; read its fee schedule).

Title, closing, the inspection, and the line an out-of-state seller pays.

The LC50 default at section 15 has the seller furnishing, at the seller's expense, a current title commitment and an owner's title policy in the amount of the purchase price, negotiable in the Contract to Buy and Sell (VERIFIED, 2026 form). Colorado title premiums are filed rates; one Denver-area comparison puts the owner's policy plus closing fees near $1,700 to $2,500 at this price range (PROBABLE, comparetitlecompanies.com and Elko rate tables). Get the quote from the title company you will use; the number is theirs.

Then the inspection. The buyer's inspection objection is where a second negotiation happens, and it lands as a repair, a credit, a price change, or nothing. It is not a fee, and nobody can quote it before the report exists, which is why a net sheet that leaves it blank is more honest than one that fills it in.

One sentence for a seller whose address is outside Colorado: on a sale over $100,000 the title company withholds the lesser of two percent of the sales price or the net proceeds against Colorado income tax, reported on DR 1083 (VERIFIED, C.R.S. 39-22-604.5; tax.colorado.gov DR 1083 page). The long version, exemptions included, lives on this site's out-of-state article, not here.

Two net sheets on the same house. The second one is the cash offer.

Here is the line the closing statement never labels. Realtor.com counted 6,562 Denver metro listings with a price reduction in July 2026 against 12,813 active, roughly one in two (both VERIFIED, FRED PRIREDCOU19740 and ACTLISCOU19740), median 51 days on market (VERIFIED, FRED MEDDAYONMAR19740). A five percent cut on the $579,798 asking price is $28,990 (VERIFIED median), the same size as the hypothetical brokerage line, paid by the seller who launched wrong and found out at day forty. That is why the pillar's READ station exists.

Now the second sheet, because the search that brought you here also asks what a cash offer costs. On the same VERIFIED $579,798 median, a hypothetical cash offer at 85 percent of asking is $492,828; no brokerage line, title and closing might run $1,500 (hypothetical), net $491,328. Against the listed sheet's $548,308 (hypothetical lines on the VERIFIED median), the cash path gives up $56,980 for speed, before either sheet subtracts the loan payoff and prorations, identical on both. Every cash line here is an illustration; the discount is whatever the buyer's offer says. Homesy does not buy houses, so this page has no offer to make you, only a net sheet with the source beside each line.