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Seller net
sheet.

Start with the sale price, take off the mortgage payoff, then every cost of the sale. What is left is what the seller walks away with.

Your numbers

What the lender is owed at closing, liens too.

The rate in the listing agreement.

Only if the seller agreed to pay it.

Credits to the buyer at closing.

From your title company’s quote.

Type your state and county rate, as a share of the price.

The seller’s share to closing day.

Repairs, HOA fees, anything else.

Your answer

Estimate

Fill in your numbers

The answer opens here as you type. No email needed.

  • Sale price, still needed
  • Listing commission, still needed
Email me this

This is an estimate worked from the numbers you typed. It is not financial or legal advice.

Email me the net sheet

  • The seller’s net and every line behind it
  • A clean sheet to print for the listing appointment
  • A link to save with the file
Jobs or deals a month
Spending on leads a month

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Reading the answer.

Net to the seller

The figure the seller asks about first. Show it next to the list price at the listing appointment.

Total costs

Everything between the price and the net except the payoff. It moves with the price, so run it at two prices.

A negative net

The seller brings money to closing. Better to find that at the kitchen table than at the title company.

The math.

A sample seller sells at $500,000 with a $300,000 payoff. The commissions, concessions and fees are sample numbers, not typical ones.

The formula

Costs
price × listing rate + price × buyer rate + concessions + title + price × transfer rate + tax proration + other
Net to the seller
price − payoff − costs

This is an estimate worked from the numbers you typed. It is not financial or legal advice.

The sample numbers

Sale price
$500,000
Mortgage payoff
$300,000
Listing commission
2.5%
Buyer agent commission
2.5%
Seller concessions
$5,000
Title and closing fees
$2,500
Transfer tax rate
0.2%
Property tax proration
$1,800
Other costs
$500

What they come to

Net to the seller
$164,200
At closing
The seller receives funds
Total costs
$35,800
Commissions
$25,000
Transfer tax
$1,000

The sources.

NAR says offers of compensation to a buyer’s broker can no longer be shown on an MLS, while seller concessions can still be, and those can help with buyer broker fees.

NAR, Compensation, Commission and Concessions, August 2024

Your questions

Does this know my state’s transfer tax?

Not yet. Rates differ by state and county, so type yours as a share of the price. A state table comes once it is read from the statutes.

Should the buyer agent line be filled in?

Only if the seller agreed to pay it. Compensation is negotiated, and a seller may pay it, offer a concession instead, or neither.

Is this a closing statement?

No. It is an estimate for the conversation. The title or escrow company issues the real figures.

What goes in the payoff?

Every loan and lien that clears at closing. Ask the lender for a payoff quote, since the balance on a statement is not the payoff.

More tools.

Real estate commission calculator

Take the sale price times your side’s rate, less any referral. Your broker takes a split up to what is left of your cap. Fees come out last.

Open the tool

Agent income goal calculator

Divide your income goal by what one deal nets you and round up. Divide the deals by your lead to close rate, then by 12, to get leads a month.

Open the tool

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  • Seller asking for a home value5:52am
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