Seller net sheet calculator

Estimate what your seller walks away with. Enter the price and every cost you know; leave the rest empty. The math is shown line by line so you can walk the seller through it.

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:

• Loan payoffs: the mortgage payoff from the lender's payoff statement (not just the balance on the last statement, which leaves out interest to the closing date), plus any second mortgage, HELOC or lien.
• Commission: whatever the seller agreed to pay, as a percent or a flat fee. Commissions are negotiable, and who pays the buyer's agent is set by the agreements in each deal.
• Closing costs: transfer or excise tax, title and escrow or settlement fees, attorney fees and recording costs. These vary a lot by state, county and even city, so use numbers from your title company or attorney.
• Prorations: property tax or HOA dues the seller owes up to the closing date. Depending on where you are, taxes may be paid in arrears or in advance, so the proration can be a cost or a credit.
• Concessions: closing cost credits to the buyer, repair credits and anything else agreed in the contract.

Why the price scenario table helps

Sellers tend to think in list price, but decide on net. Showing the net at a few prices around the offer makes it easier to talk about a counter or a price change in the numbers that matter to them.

An estimate based on the numbers you enter, not a settlement statement. Confirm the payoff with the lender and the closing costs with the title company, escrow officer or attorney before giving the seller a final figure. Not legal or tax advice; capital gains and other taxes are not included.

Step-by-step guide with a worked example: How to estimate a seller's net proceeds.