Seller Net Sheet

Seller Net Sheet Calculator

What actually hits your account at closing: every deduction from sale price to net proceeds, itemized in the open.

Sale price

Mortgage payoff

The payoff is your balance plus per-diem interest to the closing date (interest accrues in arrears), plus any prepayment penalty.

Loan balance mortgage(s) + any liens

Loan rate for per-diem interest

days

Prepayment penalty 0 if none

Agent commission

One total, or split into a listing side and a buyer-agent side. Since the 2024 NAR settlement the buyer side is negotiable; switch it off to model offering nothing.

Total commission you pay

Seller-paid closing costs

Title, escrow/settlement, transfer or excise tax, recording and any attorney fees. Leave a line at 0 to skip it.

Title & escrow / settlement

Transfer / excise tax % of price or $

Recording & misc fees

Attorney / other closing

Credits to the buyer

Seller-paid concessions, repair credits and any other buyer credits reduce your proceeds dollar-for-dollar.

Concessions closing-cost help

Repair credits

Other buyer credits

Prorations & closing date

Daily method through the day before closing. Property tax paid in arrears is a debit to you; prepaid taxes and HOA dues come back as a credit. HOA dues are split only for the billing period that contains the closing date (the month, quarter or year you pick).

Closing date month / day / year

day

Annual property tax 0 to skip proration

HOA dues 0 if none

Credits to you escrow refunds etc. (0 if none)

Tax proration uses the daily method through the day before closing. HOA dues are assumed prepaid, so the buyer reimburses you for their days of the current billing period only (a calendar month, quarter or year); earlier periods are already settled. Your contract and settlement agent control the exact convention.

Estimated net proceeds

Agent commission—

Mortgage payoff—

Closing costs—

Credits to buyer—

Property-tax proration—

HOA proration—

Credits to you—

Net proceeds—

Gross → net waterfall

Every dollar from sale price down to what hits your account, in the order it comes out.

Step	Amount	Running

After-tax walk-away

Proceeds aren't profit. This applies the §121 exclusion, long-term cap-gains, and, for a rental, §1250 depreciation recapture (25%) and NIIT (3.8%), to show what you keep vs. owe.

Original purchase price

Capital improvements

Long-term cap-gains rate

NIIT (3.8%)

Compare offers side by side

Net-to-seller for each offer, using all the deductions above. A lower price with fewer concessions can beat a higher one that asks for credits; the winner is highlighted.

Offer	Price	Concessions	Buyer credit	Net to you
A	$	$	$	—
B	$	$	$	—
C	$	$	$	—

What if the sale price is different?

Same deductions, recomputed at nearby prices (commission scales with price). Your current price is highlighted.

Sale price	Net proceeds

Next step

Weigh selling against keeping it as a rental in the cash flow calculator, or defer the gain with a 1031 exchange. Browse all the calculators.

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Common questions

What is a seller net sheet?

The line-by-line estimate of what a sale leaves you after everything that comes out at closing: the mortgage payoff, agent commission, your share of closing costs, anything you credit the buyer, and your share of the year’s property taxes. This page shows each deduction explicitly so nothing hides in a lump sum.

Can I split the agent commission into two sides?

Yes. Enter one total, or split it into a listing side and a buyer-agent side, each as a percent of price or a flat dollar amount. Since the 2024 NAR settlement the buyer-agent side is negotiable, so you can switch it off entirely to see your net if you offer the buyer's agent nothing.

How is the tax proration computed?

By the daily method: the annual tax divided by the actual days in the year, times the days you owned (January 1 through the day before closing by default). It reuses the exact same engine as our tax proration calculator. When taxes are paid in arrears you credit the buyer your share (a debit to you); when they're prepaid, the buyer reimburses you for the days after closing (a credit); the toggle flips the sign.

Why can my payoff differ from my balance?

The payoff quote includes per-diem interest through the closing date (mortgage interest is paid in arrears), plus any prepayment penalty or small fees. Enter your loan rate and the days to payoff and this sheet adds the daily interest on top of the balance, the way a servicer's payoff statement does.

What will I actually keep after taxes?

The after-tax walk-away applies the §121 primary-residence exclusion ($250k single / $500k married filing jointly), long-term capital-gains rates (0/15/20%), and for a rental the unrecaptured §1250 depreciation recapture at 25% plus the 3.8% NIIT. It shows what you keep versus what you owe. Proceeds are not profit; this is the estimate that turns one into the other.

Can I compare two or three offers?

Yes. Enter each offer's price, concessions and buyer credits and the calculator nets each one to the seller. A lower headline price with fewer concessions often beats a higher price that asks for big credits; the comparison shows which offer actually walks you away with more.

What is a typical cost to sell?

Commission, closing costs and buyer credits together usually run about 8–10% of the sale price. The sheet shows your effective cost-to-sell percentage against that benchmark so you can see whether your deal is lean or heavy.