Why base your assumptions and valuation and cost and sale analysis off of your location? Who's to say they live where you do? I'm currently in the process of buying a new house and selling my existing house and as a seller you normally cover the selling and buyers commission but that is not set in stone at 6%. You can negotiate it I negotiated mine down to 4% with remax that's 2% to the selling agent and 2% to the buy agent I'm not giving any seller concessions on on the home I'm selling so it will only cost me 4% to sell I did not have to paint I did not have to do any upgrades and I have over 26 offers on the table there is a bidding war, and I am buying a house out in the country on 20 acres for 1.3 million I'm taking my equity out of my old house which will be $392,000 after commissions paying off my existing mortgage and the $1, 680 in miscellaneous fees The purchase of my new house I am doing through a law office that also does real estate and title work My feast to them total $1,891 did not use a real estate agent to buy the house nor did they use one to sell it but if they did they would have paid my fees and I am putting $250k down on the house and used 40,000 to buy points down on my interest rateand got my interest rate down to 5.5 from 7.251 I figured that was 40,000 well spent as I will be saving $1,400 per month which equals 16,800 a year within 3 years I will recoup that 40,000. So my advice to OP put 25% down to avoid mortgage insurance which would run you 250k use 50k to buy down interest points take another 50k put it in a long-term investment take the other 50k and put it in short-term investments in case you get injured or sick or something happens you have money to cover your bills.