Free tools / Seller net sheet calculator
Seller Net Sheet Calculator
Selling your home? See what you'll actually walk away with after the mortgage is paid off, the agents are paid, and the closing costs come out — and what sale price you'd need to hit your number. Free, no signup.
The sale
Total for both agents — it's negotiable
What you owe on the home
Ask your lender for a payoff quote — it runs a bit higher than the statement balance
0 if you only have one mortgage
Closing costs
Florida's documentary stamps are 0.70% — check your state's rate
Owner's title policy + closing agent; who pays varies by county
Your share of this year's taxes, owed through closing day
Anything you agreed to fix or pay toward the buyer's costs
HOA paperwork, recording, courier — the small stuff
Estimated net proceeds
$136,700
Your check at closing, after the loan is paid off and every cost below comes out.
The math
- Sale price
- $450,000
- Loan payoff
- −$280,000
- Commission (5.5%)
- −$24,750
- Transfer tax (0.7%)
- −$3,150
- Title & settlement
- −$2,500
- Prorated taxes
- −$2,400
- Other fees
- −$500
- Net proceeds
- $136,700
Selling costs total $33,300 — about 7.4% of the sale price — leaving you $136,700 of your $170,000 equity.
Work it backwards
Need a certain amount for your next move? See what sale price gets you there.
sell ≥ $464,179
How to use the seller net sheet calculator, step by step
- 1
Enter your expected sale price
What you think the home will sell for — your agent's pricing recommendation, or what similar homes nearby have sold for recently. You can change it later to see how each offer nets out.
- 2
Get your mortgage payoff amount
Call your lender or check their app for a "payoff quote." This is a little higher than the balance on your statement, because interest keeps adding up daily until the loan is actually paid. If you've also borrowed against the house with a HELOC — a home equity line of credit, which works like a credit card secured by your home — that balance gets paid off from the sale too, so enter it in the second field.
- 3
Set the agent commission
The total percentage going to both agents — yours and the buyer's. It's the biggest selling cost and it's negotiable; 5–6% total is common, but confirm what your listing agreement says.
- 4
Fill in the closing costs
Transfer tax is a percentage set by your state (Florida charges 0.70% in documentary stamps). Title and settlement fees cover the title insurance policy and the closing agent. Prorated property taxes are your share of this year's tax bill, counted up to closing day. When in doubt, the defaults are reasonable — your agent or title company can give you exact local figures.
- 5
Add anything you've promised the buyer
Repairs from the inspection, help with the buyer's closing costs, a credit for the old roof — whatever you agreed to in negotiation comes out of your side at closing.
- 6
Read your net — or work it backwards
The big green number is your estimated check at closing, with every deduction itemized below it. And if you need a specific amount for your next home, use the "work it backwards" box: enter the number you need, and it shows the sale price that gets you there.
What is a seller net sheet?
When you sell a house, the sale price is not what you take home. The mortgage gets paid off first, both agents get paid, the state takes a transfer tax, the title company takes its fees, and the buyer takes whatever credits you agreed to. A seller net sheet is the one-page math that starts with the sale price, subtracts all of it, and shows the number that actually lands in your account.
Agents prepare one before listing so the seller prices the home with open eyes, and again with every offer — because a $440,000 offer with $10,000 in credits nets less than a $435,000 clean one. If you know your payoff and your local costs, you can build the same sheet yourself in the calculator above.
Net proceeds = sale price − loan payoff − commissions − taxes & fees − buyer credits
Selling costs usually total 6–9% of the sale price, before the mortgage payoff.
An example, start to finish
Say your home should sell for $450,000, and you still owe $280,000 on the mortgage. Paying off the loan leaves $170,000 — that's your equity, but it's not your check yet.
Now the costs of selling. The agents' commission at 5.5% is $24,750. Florida's transfer tax (0.70%) takes $3,150. Title insurance and the closing agent run about $2,500. Your share of the year's property taxes, counted through closing day, is $2,400. Small fees — HOA paperwork, recording — add about $500. All together: $33,300 in selling costs, about 7.4% of the sale price.
Subtract that from your $170,000 of equity and you walk away with $136,700. Those are the default numbers in the calculator — swap in your own, and pay special attention to the payoff quote, since it's the number people most often get wrong.
The costs that catch sellers off guard
- The payoff is higher than your statement balance — interest accrues every day until the loan is actually paid, and some loans add a small recording or processing fee. Always request an official payoff quote instead of using the balance from your last statement.
- Property taxes you haven't been billed for yet — in Florida and many other states, property taxes are paid at the end of the year, in arrears. Sell in July and you owe the buyer roughly half a year of taxes at closing, even though no bill has arrived.
- Negotiated credits add up quietly — $4,000 for the inspection items here, $6,000 toward the buyer's closing costs there. Each one comes straight out of your net, which is why re-running the sheet with every counteroffer matters.
- "6% covers everything" — it doesn't — commission is the biggest line, but transfer taxes, title, prorations, and fees typically add another 1.5–3% on top. Budget 6–9% all-in and you won't be surprised.
Selling in Florida?
Two Florida-specific numbers to check. First, the state's transfer tax — called documentary stamps — is $0.70 per $100 of the sale price (0.70%, the calculator's default), paid by the seller by custom. Second, who pays for the owner's title insurance policy varies by county: in most of Florida the seller pays, but in Miami-Dade and Broward the buyer customarily pays. If you're selling in those two counties, you can drop most of the title fee from your sheet.
Agents: your next listing is already on the map.
Net sheets win listing appointments — WhoseTitle fills them. Draw any neighborhood and get every owner inside it, with tenure and likelihood-to-sell signals, free from public county records.
Seller net sheet FAQs
What is a seller net sheet?
A seller net sheet is an itemized estimate of what a home seller will actually receive at closing: the sale price minus the mortgage payoff, agent commissions, transfer taxes, title and settlement fees, prorated property taxes, and any credits to the buyer. Agents and title companies prepare them before listing and again with each offer, so the seller always knows what a given price really means in their pocket.
How accurate is a seller net sheet?
It's an estimate, usually within a few hundred dollars if the inputs are right. The two numbers that move it most are the mortgage payoff (request an official payoff quote — interest accrues daily, so it runs higher than your statement balance) and local closing costs, which vary by state and even by county. The final, to-the-penny version is the settlement statement you sign at closing.
What closing costs do sellers typically pay?
Agent commissions (the largest item, typically 5–6% total, negotiable), transfer or documentary stamp taxes, the owner's title insurance policy in many areas, settlement or attorney fees, prorated property taxes through closing day, any repairs or credits agreed during negotiation, and small items like HOA paperwork and recording fees. All together, plan on roughly 6–9% of the sale price before the mortgage payoff.
Do I get my escrow account back when I sell?
Yes — but separately. The money your lender holds in escrow for taxes and insurance isn't part of the closing math; the lender refunds it to you a few weeks after the loan is paid off. You may also get a refund for prepaid homeowner's insurance from your insurer. Neither shows up in the net sheet, so they're a pleasant surprise rather than a planning number.
What if I owe more than the house is worth?
If the sale price won't cover the payoff plus selling costs, the net sheet goes negative — you'd have to bring money to closing. Options include negotiating with the lender for a short sale (selling for less than the balance with the lender's approval), renting the home out until the balance drops, or waiting. Knowing that number before you list is exactly what a net sheet is for.
Who pays for title insurance in Florida?
It varies by county — a genuine Florida quirk. In most of the state, the seller customarily pays for the owner's title policy. In Miami-Dade and Broward counties, the buyer customarily pays. It's negotiable everywhere, so the contract controls; adjust the title fee in the calculator to match your county's custom.