Estimate your net proceeds
A seller net sheet estimates what you walk away with after a home sale - sale price minus the mortgage payoff, commission, taxes, and closing costs. Use the free calculator below, then read the line-by-line breakdown.
- Sale price
- $400,000
- - Mortgage payoff
- -$250,000
- - Commission (5%)
- -$20,000
- - Taxes / prorations
- -$1,500
- - Title / escrow
- -$2,000
- - Other
- -$1,500
- Net to seller
- $125,000
Estimate only. Your actual proceeds appear on the closing disclosure - confirm with your agent and title company.
The default numbers are illustrative - a $400,000 sale with a $250,000 payoff, a 5% commission, and typical closing costs, netting the seller about $125,000. Replace them with your own and the total updates live. If JavaScript is off, the formula and the example are written out below.
What is a seller net sheet?
A seller net sheet is an itemized estimate of net proceeds from a home sale, prepared by an agent or title company before or during a transaction. It shows the sale price at the top, every deduction line by line, and the estimated net to seller at the bottom. Sellers use it to set expectations before listing, to weigh competing offers, and to sanity-check the closing figures before signing.
What's on a seller net sheet, line by line
Every net sheet has the same core lines. Here is what each one actually means.
| Line | What it is |
|---|---|
| Sale price | The gross amount the buyer is paying for the home. |
| Mortgage payoff | The remaining loan balance plus any per-diem interest owed through closing. Get an exact payoff quote from your lender. |
| Agent commission | The total commission the seller pays, now negotiated and disclosed up front for both the listing side and any buyer-agent compensation offered. |
| Property taxes / prorations | The seller's prorated share of property taxes, HOA dues, and similar carrying costs through the closing date. |
| Title / escrow / settlement fees | Owner's title policy (where paid by seller), escrow or settlement agent fees, recording and courier charges. |
| Other costs | State/local transfer tax, attorney fees where required, home warranty, repair credits or concessions, HOA transfer fee. |
How to read your estimated net
The math is: sale price - payoff - commission - taxes/prorations - title/escrow - other = net to seller. In the shipped example: $400,000 - $250,000 - $20,000 (5% commission) - $1,500 taxes - $2,000 title/escrow - $1,500 other = about $125,000.
If the number looks off, the two biggest drivers are almost always the payoff balance and the commission percentage. Confirm the payoff with your lender in writing - the daily interest matters if closing slips a week.
What moves your net proceeds
- Commission rate. A one-point change on a $400k sale is $4,000.
- Payoff balance. Recent extra principal payments help; a HELOC balance can surprise sellers who forgot about it.
- Local transfer taxes. A few states (and cities) charge meaningful transfer taxes on the seller side.
- Concessions and repairs. Credits you agree to during inspection come straight out of net.
- Prorations. Selling right after paying the tax bill vs right before makes a real dollar difference.
A second example: when equity is tight
Not every sale nets a big check. Say a seller bought at the top of the market and now has less equity: a $320,000 sale price, a $290,000 payoff, a 6% commission ($19,200), $1,200 in taxes and prorations, $1,800 in title and escrow, and $2,500 in other costs including a repair credit. That is $320,000 - $290,000 - $19,200 - $1,200 - $1,800 - $2,500, which nets a little under $5,300. Small changes matter enormously in this range - a half-point off the commission or a $2,000 repair credit can be the difference between walking away with cash and needing to bring money to closing. Run tight scenarios like this through the calculator above before agreeing to any credits or price cuts, so there are no surprises at the table.
Typical cost ranges to expect
- Agent commission. Fully negotiable; commonly falls in a range roughly between 4% and 6% total, split between the listing and buyer sides as agreed in the listing agreement and any offer of compensation.
- Title and escrow/settlement fees. Often $1,000 to $3,000, more on higher-priced homes or in areas with higher title premiums.
- Transfer taxes. Zero in some states, and a meaningful percentage of price in others - check your state and county before you estimate this line.
- Prorated property taxes. Usually a few hundred to a couple thousand dollars depending on when in the tax year you close.
- Concessions and repairs. Highly deal-specific; can range from $0 to several thousand dollars depending on inspection results and negotiation.
Net sheet vs closing disclosure
A net sheet is an estimate. A closing disclosure is the official, final accounting of your sale - itemized down to the dollar - that you receive before closing. The net sheet is what you use to plan; the closing disclosure is what actually settles.
When sellers use a net sheet
- Before listing - to set the seller's expectations against the pricing from a CMA.
- When weighing offers - two similar prices with different concession asks can leave very different amounts of net.
- Near closing - to reconcile against the preliminary closing disclosure from the title/settlement company.
Where these numbers come from
A net sheet is only as good as the transaction file behind it - the payoff quote, the signed listing agreement, the executed offer, and every credit or repair added along the way. Keeping those documents and key dates straight is the job of real estate transaction management software - see the fuller picture in real estate transaction management. If you are also thinking about how to list, see flat-fee MLS, our step-by-step comparative market analysis, and how real estate commission is set. For the final settlement figures, see closing statement.
Frequently asked questions
What is a seller net sheet?
An itemized estimate of what a seller will net from a home sale after deductions - mortgage payoff, agent commission, property taxes and prorations, title and escrow fees, and other costs - subtracted from the sale price.
How do you calculate net proceeds from a home sale?
Start with the sale price, then subtract the mortgage payoff, the agent commission, prorated property taxes, title and escrow fees, and any other costs such as transfer taxes or concessions. What remains is your estimated net.
Is a net sheet the same as a closing disclosure?
No. A net sheet is an early estimate. The closing disclosure is the official, final accounting of what you receive, provided before closing.
What costs come out of a home sale?
Typically the mortgage payoff, agent commission, prorated property taxes, title and escrow or settlement fees, transfer taxes where they apply, and any concessions, repairs, or HOA dues owed at closing.
Is this calculator accurate?
It gives a solid estimate from the figures you enter. Local transfer taxes and prorations vary, so confirm the final numbers with your agent and title or settlement company.