Seller Net Sheet Calculator

How to use this calculator

Read the full guide: Seller net proceeds guide

How it works

Enter your expected sale price, mortgage payoff, agent commission percent, seller credits to the buyer, repair credits, and estimated closing costs. The calculator subtracts each line from price to show estimated net proceeds and charts how each deduction affects what you keep.

Worked example

Example: Sale price $425,000, payoff $268,000, commission 5.5% ($23,375), seller credit $8,000, repairs $3,500, closing $4,200. Estimated net about $117,925 before prorations or wire fees. Dropping price $10,000 with the same costs reduces net by roughly $10,000 plus any extra commission on the lower price.

Your payoff is not your balance

The single most expensive assumption sellers make is using their last statement balance as the payoff. A payoff quote is a different number. It includes interest accrued to the actual closing date, because mortgage interest is paid in arrears and accrues daily, plus recording and reconveyance fees and in rare cases a prepayment charge.

More importantly, a payoff has to clear every lien on the property. A home equity line you opened years ago and stopped using still has to be closed at settlement, and so do unpaid HOA assessments, contractor liens, and tax liens. Sellers who discover a forgotten $45,000 HELOC during escrow do not get to keep that money.

Request a written payoff statement from your servicer when you decide to list, and ask for a per-day interest figure so you can adjust if closing slips. Enter the full figure, including any second lien, in the payoff field above.

Where the rest of the money goes

Commission is the largest deduction and the most negotiable. In the example above, 5.5 percent of $425,000 is $23,375, which is more than most sellers spend on anything else in the transaction. Since the 2024 changes to how buyer-agent compensation is handled, the structure is genuinely open to negotiation, and what you agree to in the listing agreement is what you pay.

After commission come the fees that vary enormously by state. Transfer taxes can be nothing in some states and several thousand dollars in others. Title insurance custom differs: in some markets the seller pays the buyer's owner's policy, in others the buyer does. Attorney involvement is required in a number of eastern states and optional elsewhere. Our state-by-state guide is a better input than any national average.

Prorated property tax is the line most people guess wrong. You owe tax for the portion of the year you owned the home, settled at closing. Depending on whether your state bills in advance or in arrears, this can be a credit to you or a debit, and in a high-tax county it can swing several thousand dollars.

Credits: the deduction that appears after you agree on price

The $8,000 seller credit and $3,500 repair allowance in the example did not exist when the house was listed. Credits get negotiated after inspection, which means your net is not settled when you accept an offer. Planning for zero credits is how sellers end up disappointed.

There is a useful asymmetry here. A buyer who asks for $10,000 off the price saves roughly $65 a month at current rates. The same $10,000 applied as a seller-paid rate buydown or toward their closing costs can be worth far more to them in immediate monthly terms, which means the same money can buy you a better outcome if you steer how it is used. Loan programs cap how much a seller can contribute, so your buyer's lender has to confirm the structure works.

Decide your concession ceiling before you list. Knowing you are willing to fund up to $10,000 turns the post-inspection negotiation into an arithmetic problem rather than an argument.

What this estimate still will not tell you

This is a planning net sheet, not a settlement statement. Your title company or closing attorney produces the official version, and the final numbers arrive on the closing disclosure shortly before you sign. Expect small differences from prorations, wire fees, courier charges, and the exact closing date.

Taxes are deliberately absent. Many sellers of a primary residence owe no federal capital gains tax thanks to the ownership and use exclusion, but investment properties, second homes, large gains, and state rules all change that answer. This is worth a conversation with a tax professional rather than a calculator.

When you have offers in hand, carry these figures into the offer comparison tool, and if you are buying next, run the net proceeds through the affordability calculator at today's rates rather than the rate on your current loan.

One more timing item belongs on the sheet before you spend the number. Recording is not instant. A wire often follows recording, and a Friday closing can mean the money arrives the next week. If you are buying the next house with these proceeds, do not schedule that closing for the same afternoon. HOA resale packages, estoppel letters, and unpaid assessments can also appear in the last week and come out of the same wire. Ask the title company which of those your association charges before you treat the calculator's net as spendable.

What this calculator does not include

• Does not replace a settlement statement or title company net sheet.
• Transfer taxes and state fees vary; you must enter realistic closing assumptions.
• Capital gains tax and 1031 exchange rules are not calculated.
• HOA dues, special assessments, and liens must be added manually if applicable.
• Buyer credits are capped by loan program rules in real contracts.

Frequently asked questions

Who pays buyer agent commission?

Custom varies by market and contract. Model commission the way your listing agreement and offer specify.

Should I include staging and moving costs?

This tool focuses on transaction net. Add moving and prep costs separately in your personal budget.

When do I get net proceeds?

Typically after recording, via wire or check per settlement agent practice. Timing is not modeled here.

Can I compare two sale prices?

Yes. Change price and watch net and the deduction chart update. Save scenarios on your device if offered.

Does this include paying off a HELOC?

Add any second lien payoff into the payoff line or an extra deduction field if available.

Educational tool only. Not a Loan Estimate, appraisal, tax advice, or legal opinion. Numbers are illustrative unless you enter your own verified inputs.