Seller's Net Sheet Calculator
See exactly what you'll walk away with from your home sale. The same line-by-line document your listing agent prepares for the listing presentation — run it yourself before you sign.
What is a seller's net sheet?
A seller's net sheet is a one-page financial breakdown showing exactly what a home seller walks away with after all costs are paid: commissions, closing costs, transfer tax, title insurance, repair credits, seller concessions, and mortgage payoff. Listing agents prepare one for every listing presentation as part of their due diligence — but you should run your own first.
What goes on a seller's net sheet?
- Sale price — what the buyer agrees to pay.
- Total commissions — listing-side + buyer-side. Post-NAR settlement (August 2024), buyer-side commission is no longer required to be advertised on the MLS, so this is more negotiable than it used to be.
- Seller closing costs — title, escrow, attorney (where applicable), document preparation. Typically 0.5–1.5% of sale price.
- Transfer tax — state and local realty transfer tax. Varies by state from 0% to 4%.
- Owner's title insurance — usually paid by seller in most US markets (negotiable).
- Repair credits + concessions — what you've agreed to credit the buyer based on inspection findings or to help with their closing costs.
- Mortgage payoff — the amount your lender requires to release the lien on the property (principal + accrued interest + per-diem to closing).
Net sheet vs HUD-1 / Closing Disclosure
The seller's net sheet is an estimate prepared before listing or during contract negotiations. The Closing Disclosure (or HUD-1 for cash transactions) is the authoritative document signed at closing — it includes the actual final numbers from the title company. A good net sheet should land within a few hundred dollars of the final Closing Disclosure if all inputs are accurate.
Related calculators
- Real Estate Commission Calculator — compare how much you save by negotiating commission down by 0.5%.
- Home Sale Proceeds (after-tax) — adds Section 121 capital gains exclusion modeling for primary residences.
- Closing Cost Calculator — buyer-side closing costs by state.
Disclaimer: Estimates only. Your actual net depends on the final sale price, payoff statement (which includes accrued interest to closing day, prepayment penalties if any, and per-diem interest), title company quotes, and any negotiated concessions. This is not financial or legal advice — your closing statement is authoritative.