Seller Net Sheet Calculator
- Loan payoff
- Commission
- Closing costs
- Concessions
- Other costs
- Net to you
Selling costs take $35,000 of your $180,000 equity. Ask your title company for an official net sheet before you accept an offer.
How the seller net sheet calculation works
Estimate what a home seller walks away with after the loan payoff, commission, closing costs and buyer credits.
Start with the sale price
Use the offer price, not the list price. Here, $400,000.
Subtract the loan payoff
Everything owed on the property, from the lender's payoff letter: $220,000, leaving $180,000 of equity.
Subtract commission and closing costs
In this example, a 5.5% commission is $22,000 and 1.5% closing costs are $6,000. Commissions are negotiable, so use the rate in your listing agreement.
Subtract credits and other costs
A $5,000 buyer credit and $2,000 of prorations bring total selling costs to $35,000 (8.75% of the price), and net proceeds to $145,000.
Worked example. Selling for $400,000 with a $220,000 payoff, 5.5% commission ($22,000), 1.5% closing costs ($6,000), a $5,000 concession and $2,000 of other costs leaves $145,000 of net proceeds, 36.3% of the sale price.
Seller Net Sheet FAQ
What is a seller net sheet?
An estimate of the cash a seller receives at closing: the sale price minus the loan payoff, commissions, closing costs, credits and prorations. Agents and title companies prepare them before an offer is accepted.
How much does it cost to sell a house?
It depends on the commission you agree, local transfer taxes and what you credit the buyer. In the example, selling costs are $35,000, 8.75% of a $400,000 price. Enter your own commission and your title company's estimate to see your figure.
How much will I make selling my house?
Take the sale price, subtract your loan payoff to get equity, then subtract selling costs. A $400,000 sale with a $220,000 payoff leaves $180,000 of equity; after $35,000 of selling costs you keep $145,000. If the result is negative, you would bring cash to closing.
How do I calculate seller closing costs?
Ask your title or escrow company for a quote, or enter an estimate as a percentage of the price. At 1.5%, a $400,000 sale has $6,000 of closing costs. Transfer tax rates are set by each state and sometimes the city or county, so check the local rate.
Are real estate commissions negotiable?
Yes. NAR's consumer guide says compensation is negotiable and not set by law. Since 17 Aug 2024, offers to pay the buyer's agent can no longer be made on the MLS, so enter the total your listing agreement and the purchase contract actually set.
What closing costs does the seller pay?
Typically title insurance for the buyer in many states, escrow or attorney fees, recording fees, transfer taxes and prorated property tax. Who pays what is set by local custom and the contract.
Do I pay tax on the proceeds from a home sale?
Net proceeds are not the same as taxable gain. IRS Publication 523 figures gain from the amount realized (sale price minus selling expenses such as commissions) less your adjusted basis. If you owned and lived in the home as your main home for at least 2 of the last 5 years, you may exclude up to $250,000 of gain, or $500,000 if married filing jointly.
How accurate is a seller net sheet?
It is an estimate. The final figures come from the closing disclosure or settlement statement, so ask your title or escrow company for an official net sheet.
Sources: IRS Publication 523, Selling Your Home · NAR: consumer guide to written buyer agreements · NAR: practice changes took effect 17 Aug 2024