sellers closing costs new jersey

[Robert Hastings]

my wife and i are considering listing our house in a month or so.  

i am trying to figure out what my i will be able to net off the sale price.

assuming we sell for 250k, what should we be able to net?

here are some numbers to consider...

our mortgage payoff is 155k

our mother in law is our realtor, and she will forfeit her commission, but her broker will have a commission, correct?

our taxes are 7200 a year but we have already paid half the year in taxes....

no liens 

not sure nj transfer tax

average title fees for title agency?

thank you