Seller Net Sheet Calculator

What a seller net sheet is

A net sheet estimates what the seller walks away with: the sale price minus everything paid out of it at closing, meaning loan payoffs, agent compensation and the seller's closing costs. Use it at the listing appointment and again when comparing offers, since two offers at the same price can net very different amounts once credits are counted.

What each line means

• Loan payoffs. What it takes to release each lien, from the lender's payoff statement. Interest accrues until the payoff date, so the payoff is usually higher than the balance on the last statement.
• Listing brokerage commission. Whatever the listing agreement says, as a percentage or a flat fee. It's negotiable.
• Buyer-agent compensation. Under the practice changes that took effect in August 2024, buyer-agent pay is set in a written agreement between the buyer and their agent and isn't offered through the MLS. A seller may still agree to pay some or all of it, directly or as a concession. Enter only what the seller agrees to; the default is zero.
• Seller concessions. Credits to the buyer, usually toward their closing costs.
• Title and escrow fees. The seller's share of title insurance and settlement fees. Who pays what varies by area, so get a quote from your title or escrow company.
• Transfer or excise taxes. Charged by some states, counties and cities when property changes hands. Some states have none. Rates and who customarily pays vary; your title company or closing attorney can tell you.
• Everything else. Attorney fees, prorated property taxes, HOA dues and transfer fees, inspection repairs, a home warranty for the buyer, and anything else the seller has agreed to pay.

Why the final numbers will differ

The binding figures come from the settlement statement the closing agent prepares: a Closing Disclosure and/or an ALTA settlement statement, depending on the transaction and your area. Expect some movement because payoffs grow with daily interest, prorations are recalculated for the actual closing date, title and escrow charges are finalized late, and repairs and credits often change after inspection and appraisal.

This sheet also leaves out items that aren't closing costs, such as income tax on the sale or a refund of the seller's escrow balance from their lender. Send tax questions to a tax professional.

Worked example

Made-up numbers, not typical rates or fees for any market. Press Load example to see them in the calculator.

Selling costs, meaning everything except the two payoffs, come to $35,950, or 7.99% of the sale price.

FAQ

Should buyer-agent compensation go on the net sheet?

Only if the seller agrees to pay it or wants to see what it would cost. Printing two versions, one at zero and one at the amount they're considering, shows the range before offers arrive.

Where do I get title, escrow and transfer-tax figures?

From the title company, escrow company or closing attorney handling the sale. Many will prepare a seller estimate from the price, loan details and county. Don't borrow numbers from another market.

What if the net is negative?

Payoffs and costs exceed the price, so the seller would need to bring money to closing. If they can't, selling for less than the payoff requires the lender's approval (a short sale). Loop in your broker early and have the seller talk to their lender.

Is my seller's information stored anywhere?

Only in your own browser. The calculator runs on this page, remembers your last entries on this device, and Reset clears them.