Free calculator · Updated
Seller Net Sheet Calculator
What the seller walks away with at closing: commission, title, transfer tax, prorations and payoff, line by line.
The sale
Commission and title
Taxes and other costs
Estimated net to seller
$308,000
51.3% of the sale price, after $42,000 in selling costs and the $250,000 payoff.
- Net to seller51%
- Mortgage payoff42%
- Commission6%
- Title and taxes1%
- Other costs<1%
Line by line
Estimate only. The settlement statement from the title, escrow or closing attorney is the final number; payoff interest, tax timing and repair credits often move it.
How the calculator works
- Enter the expected sale price and the payoff from the lender’s statement.
- Enter the commission, title and transfer tax rates from the agreements and your title company.
- Add other closing costs, prorations and any concessions; the net updates line by line.
The sheet starts with the sale price and subtracts every cost the seller pays at closing in the order a settlement statement does, then the loan payoff. Every rate is editable, so you can adjust the price or a concession live in front of a client.
Assumptions to check
- Commission, title and transfer tax are percentages of the sale price.
- The starting values are examples, not national averages: replace them with the deal’s numbers.
- Capital gains tax, moving costs and any second lien not in the payoff are not included.
Seller closing costs vary by state
The two lines that swing most by location are transfer tax and who pays for title insurance. Some states charge no deed or transfer tax at all; others charge a state rate and let counties and cities add their own. Title-insurance custom flips by state and even by county. Escrow states settle through an escrow company while attorney states use a closing attorney, which changes the “other closing costs” line too.
That’s why every rate here is editable rather than hard-coded: a local title or escrow officer can quote the actual figures in minutes, and the net sheet then reflects your market instead of a national average. Need the tax split? Use the property tax proration calculator.
Transfer tax examples
Rates from the state and city tax agencies, to show how much the line varies. Who pays can depend on law, local custom and the contract, so confirm with the title company.
| Where | Deed or transfer tax |
|---|---|
| Florida | 70¢ per $100 of the price (0.70%). Miami-Dade: 60¢ per $100, plus a 45¢ surtax that does not apply to single-family homes. |
| New York State | $2 per $500 (0.4%), paid by the seller; 0.65% on New York City homes sold for $3 million or more. |
| New York City (on top) | 1% up to $500,000 and 1.425% above, for 1–3 family homes, condos and co-ops. |
| California | Counties may charge $0.55 per $500 (0.11%); some cities add their own tax on top. |
| Texas | No transfer tax on a home sale; the state constitution has barred new ones since 2016. |
Frequently asked questions
What is a seller net sheet?
A seller net sheet is a one-page estimate of what a home seller walks away with at closing after every cost and the mortgage payoff are deducted. Agents share it at listing presentations and when comparing offers, so the seller sees the result of each price and concession before signing.
What costs are deducted from the sale price?
Typically: (1) commission, meaning the listing fee plus any buyer-broker compensation the seller agrees to pay, (2) the owner’s title insurance policy where the seller customarily pays it, (3) transfer or deed taxes, (4) other closing costs such as escrow or attorney fees, recording, HOA transfer fees and a home warranty, (5) the seller’s share of property taxes and HOA dues through closing, and (6) negotiated seller concessions. The mortgage payoff comes out last.
Did commissions change after the NAR settlement?
The structure changed, but there is no universal new rate. Offers of buyer-broker compensation cannot be communicated through an MLS; sellers may still authorize compensation off-MLS, and all broker compensation remains negotiable. This calculator's commission field is only an editable planning input: replace it with the amounts in the actual listing, buyer and purchase agreements for the transaction.
Who pays for title insurance, the buyer or the seller?
Local custom and the purchase contract decide. In some areas the seller customarily buys the owner’s policy, in others the buyer does, and practice can differ from county to county. Ask the title or escrow officer for the local custom and a quote, and enter 0 if the buyer pays.
How much is the transfer tax?
It depends on the state, county and sometimes the city, and some states have none. Rates are usually set per $100, $500 or $1,000 of the price, and high-value sales can pay more in some places. Ask the title company or the county recorder for the rate, convert it to a percentage of the price, and enter it in the transfer tax field.
Does this include capital gains tax?
No. Capital gains tax is settled on your tax return, not at closing. If the home was your main home for at least 2 of the 5 years before the sale, you may exclude up to $250,000 of gain ($500,000 for most married couples filing jointly), per IRS Publication 523. Talk to a tax professional if you expect a larger gain.
Why is the final settlement statement different from the net sheet?
The payoff statement adds interest to the exact closing day, tax and HOA prorations use the actual bills, and repair credits or fees often change during the inspection period. Update the net sheet with each new figure, and treat the closing statement from the title, escrow or attorney as final.
Sources
- Florida Department of Revenue: Documentary Stamp Tax
- New York State: Real estate transfer tax
- NYC Department of Finance: Real Property Transfer Tax
- California Revenue and Taxation Code §11911
- Texas Constitution, Article VIII, §29
- NAR: What the NAR settlement means for home buyers and sellers
- IRS Publication 523: Selling Your HomeThe $250,000 / $500,000 home sale exclusion and the 2-of-5-years test.
- CFPB: Closing Disclosure explainer
Links checked .
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Estimates for planning and illustration only. Not financial, tax, legal or appraisal advice: confirm figures with the lender, title or escrow company, or other professional handling the transaction.