Seller Net Sheet Calculator: Estimate a Seller's Proceeds (Free, Printable)

The sale

Sale price

Property (optional, for the printout)

Commissions and brokerage

Listing brokerage commission (% of price)

Buyer's agent, if the seller pays (% of price)

Brokerage transaction fee ($)

Loans and liens

First mortgage payoff ($)

Second loan, HELOC or other lien ($)

Closing costs

Title insurance and escrow or settlement fees ($)

Transfer tax, seller's share (% of price)

Concessions or credits to the buyer ($)

Repairs or inspection credits ($)

HOA dues owed and transfer or document fees ($)

Home warranty for the buyer ($)

Other costs ($: recording, attorney, moving, staging)

Who pays the transfer tax, and how it's figured, depends on the place and the contract: the buyer may pay it or split it, and some places charge per $500 or $1,000 or in tiers. Enter only the seller's share, as a percentage of the price (for example, $1 per $1,000 is 0.1%).

Property tax proration (optional)

Annual property tax ($)

Expected closing date

Taxes paid through

If the taxes are paid through a date before closing, the seller owes the days in between. If they're paid past closing, the buyer usually reimburses the seller for the extra days. Day counts differ by a day or so by local custom.

What goes on a seller net sheet

A net sheet starts with the sale price and subtracts everything that comes out of the seller's side at closing. The usual lines:

Commissions. The listing brokerage's commission, and the buyer's agent's compensation if the seller agrees to pay it. Both are negotiated, so this calculator has no default rate.
Loan payoffs. The first mortgage, plus any second loan, HELOC, or lien such as a judgment or a contractor's lien. Use payoff amounts, not balances (see below).
Title and escrow. Settlement or escrow fees, and the owner's title insurance policy where the seller pays for it. Who pays for what is set by local custom and the contract.
Transfer tax. Many states, counties and cities charge a tax when a deed is recorded; rates differ widely and some places have none. Who pays it, and how it's calculated, depends on the place and the contract, so enter only the seller's share. Ask the title or escrow company for the local rate and custom.
Concessions and repairs. Credits to the buyer toward their closing costs, and repairs or credits agreed after the inspection.
Prorations. Property taxes, and sometimes HOA dues, are split between seller and buyer by the day at closing.
Everything else. HOA transfer and document fees, a home warranty for the buyer, recording fees, an attorney where one is used.

Commissions since the 2024 NAR settlement

Since the practice changes from the National Association of REALTORS® settlement took effect on August 17, 2024, offers of compensation to buyer's agents can't be made on REALTOR®-affiliated MLSs, and buyers sign a written agreement with their own agent before touring homes. A seller can still agree to pay the buyer's agent, or offer the buyer a concession, as part of a deal. That's why this calculator keeps the two apart: put the buyer's agent line in only when it's part of the plan, and use the scenario table to show the seller what each choice does to the net.

Payoff, not balance

The balance on a monthly mortgage statement is lower than what it takes to pay the loan off. Interest builds from the last payment to the payoff date, and some servicers add fees. For a net sheet the seller will rely on, ask the servicer for a payoff statement good through the expected closing date. Until you have one, use the statement balance and label the net sheet an estimate.

An estimate, not the settlement statement

A net sheet is a planning number. The title or escrow company prepares the actual figures for closing, with the exact payoffs, prorations and fees. Round the estimate down rather than up, and redo it when an offer comes in: concessions, the closing date and repair credits all move the number.

Income tax on the gain is normally settled on the seller's tax return, not at closing, so it usually isn't on a net sheet. The exception is withholding: if the seller is a foreign person, federal FIRPTA rules require tax to be withheld from the proceeds at closing, and some states require withholding too. Ask the title or escrow company, and add any withholding under other costs. IRS Publication 523, Selling Your Home, explains the exclusion of up to $250,000 of gain ($500,000 for most married couples filing jointly) for a main home the seller owned and lived in for at least two of the last five years. Sellers with tax questions should ask a tax professional.

Common questions

What is a seller net sheet?

A one-page estimate of what a seller walks away with: the sale price minus commissions, loan payoffs, concessions, closing costs and prorations. Agents use it at the listing appointment and again when comparing offers. It's an estimate; the settlement statement from the title or escrow company has the real figures.

Does the seller still pay the buyer's agent?

Only if the seller agrees to. Since the practice changes from NAR's settlement took effect on August 17, 2024, offers of compensation to buyer's agents can't appear on REALTOR®-affiliated MLSs, and buyers sign a written agreement with their own agent. A seller can still agree to pay the buyer's agent, or give the buyer a concession, as part of the deal. Enter it in the buyer's agent line only if it's part of the plan.

Why is the mortgage payoff higher than the loan balance?

The payoff includes interest from the last payment up to the payoff date, and sometimes fees. The balance on a monthly statement doesn't. For a close estimate, ask the loan servicer for a payoff statement good through the expected closing date.

Are capital gains taxes on a net sheet?

Usually not. Income tax on the gain is normally settled on the seller's tax return, not at closing. The exception is withholding: if the seller is a foreign person, federal FIRPTA rules require tax to be withheld from the proceeds at closing, and some states require withholding too, so ask the title or escrow company. IRS Publication 523 explains the exclusion of up to $250,000 of gain ($500,000 for most married couples filing jointly) for a main home the seller owned and lived in for at least two of the last five years. Sellers with tax questions should ask a tax professional.

Sources

National Association of REALTORS®, settlement practice changes effective August 17, 2024 (nar.realtor).
IRS Publication 523, Selling Your Home (irs.gov).
The arithmetic: commissions and transfer tax are the percentage you enter times the sale price; the proration is the annual tax divided by 365, times the days between the paid-through date and the closing date. Amounts are rounded to the dollar.

Seller Net Sheet Calculator