FREE TOOL
Estimate a seller's net proceeds by entering the sale price, mortgage payoff, commission, and closing costs. See exactly where the money goes before you get to the closing table.
| Deduction | Amount |
|---|---|
| Commission | -$22,000 |
| Mortgage payoff | -$250,000 |
| Title & escrow fees | -$2,000 |
| Transfer taxes | -$0 |
| Repairs & concessions | -$0 |
| Other costs | -$0 |
Estimated net proceeds
$126,000
A net sheet takes the sale price and subtracts everything the seller owes before the check clears: the remaining mortgage balance, commission owed to both agents, and closing costs. What's left is the seller's estimated net proceeds — the number that actually matters when deciding whether a listing price makes sense.
Mortgage payoff is usually the largest deduction and includes the remaining principal plus a few days of accrued interest, since payoff amounts shift daily. Commission typically runs 5-6% of the sale price total, split between the listing and buyer sides. Title and escrow fees cover the title search, title insurance, and the escrow company's closing services, and these vary by provider and state.
Transfer taxes are charged by some states, counties, or cities on the transfer of property, calculated as a percentage of sale price or a flat rate per thousand dollars. Whether the seller or buyer pays is a matter of local custom and can be negotiated either way.
Repairs and concessions come from inspection negotiations — a seller might agree to credit the buyer for repairs instead of doing the work themselves, and that credit comes straight out of proceeds at closing. Other costs can include prorated HOA dues, a home warranty purchased for the buyer, attorney fees in states that require them, or a payoff on a second mortgage or home equity line. None of these show up on the listing price, but all of them show up on the closing statement.
A seller net sheet is an estimate of how much money a seller walks away with after closing, once the sale price is reduced by mortgage payoff, commission, and closing costs. Agents typically prepare one before listing so sellers know roughly what to expect.
The biggest deductions are usually the remaining mortgage balance and the real estate commission. On top of those, sellers typically pay title and escrow fees, prorated property taxes, transfer taxes (where applicable), and sometimes repair credits or concessions negotiated with the buyer.
No. A net sheet is an estimate prepared before or during the listing process to help a seller plan. The closing statement (or settlement statement) is the final, exact accounting produced by the title or escrow company at closing, and it can differ slightly from the net sheet estimate.
It's only as accurate as the numbers entered. Mortgage payoff amounts change daily with interest accrual, commission rates are negotiable, and fees vary by title company and location. Treat the result as a planning estimate, not a guaranteed number.
It depends on local custom and negotiation. In many places the seller pays transfer taxes, in others it's split with the buyer or paid entirely by the buyer. Some states and counties don't charge a transfer tax at all, so this line item can be zero.
Also try the real estate commission calculator, or see more free tools.
While you're running the net sheet, make sure the photos match the price. Enhance your first 5 photos free, no card required.
