Seller Net Sheet Calculator
Estimate what the seller walks away with at closing — commission, title, transfer tax, prorations, and payoff, line by line. Free, instant, and no email required to see the numbers.
Estimated net proceeds at closing
Estimate only. Final number from the escrow / title company at closing may vary based on per-state tax timing, lender payoff statement precision, and any last-minute repair credits negotiated during inspection.
How a seller net sheet works
A net sheet starts with the expected sale price and subtracts every cost the seller pays at closing, in the order a settlement statement would: the remaining mortgage payoff, the total commission (listing side plus any buyer-broker compensation the seller agrees to cover), title insurance, transfer tax / doc stamps, other closing costs (escrow or attorney, recording, HOA transfer, home warranty), prorated taxes and HOA dues through the closing date, and any negotiated seller concessions. What's left is the seller's estimated net proceeds — the single number every seller actually cares about at a listing presentation.
Enter the numbers above and the sheet recalculates instantly, line by line, so you can adjust price or commission live in front of a client.
Seller closing costs vary by state
The two inputs that swing hardest by location are transfer tax and who pays for title insurance. Transfer tax ranges from zero (Texas) to well over 2% in some city-plus-state combinations (New York City), with most states somewhere in between — and some counties and cities layer their own tax on top of the state rate. Title-insurance custom also flips by state and even by county: the seller pays for the owner's policy in much of the country, the buyer pays in others, and some metros split it. Escrow states settle through an escrow company while attorney states require a closing attorney, which changes the "other closing costs" line too.
That's why every percentage on this sheet is editable rather than hard-coded: set the transfer-tax and title fields to your county's actual figures (a local title or escrow officer can quote them in minutes), and the net sheet reflects your market instead of a national average.
FAQ
What is a seller net sheet?+
A seller net sheet is a one-page estimate of what a home seller will walk away with at closing after all costs are deducted. It's the standard document realtors share at listing presentations and before signing offers — and the most common reason for surprise-and-disappointment closings is a seller net sheet that wasn't accurate.
What costs are typically deducted from the sale price?+
Six categories: (1) total commission (buyer + seller agent, usually 5-6% combined), (2) title insurance (seller-paid in most states, ~0.4-0.7% of sale price), (3) transfer tax / doc stamps (varies wildly: FL 0.7%, NY 0.4%, TX 0%, CA up to 1.5%), (4) other closing costs (escrow, attorney, recording, HOA transfer, home warranty), (5) prorated taxes + HOA (seller pays through closing date), and (6) any negotiated seller concessions (closing-cost help to the buyer).
Are commission costs going to 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 'Total commission %' field is only an editable planning input—replace it with the amounts in the actual listing, buyer, and purchase agreements for the transaction.
Why is title insurance the seller's cost in most states?+
It's an old industry convention. In most states (CA, NY, TX, FL) the seller pays for the owner's title insurance policy because the seller is the one warranting that the title is clean. A few states (LA, NM) have the buyer pay. Some metros have local customs that override the state default — check with a local title officer.
What's a 'transfer tax' and why does it vary so much?+
Transfer tax (also called documentary stamp tax, deed transfer tax, conveyance tax) is what the state or county charges to record the deed. Texas: zero. New York City: combined state + city = up to 2.625%. California: city varies — San Francisco up to 3% on $25M+ properties. Always model based on your specific county.
Does this include capital gains tax?+
No. Capital gains tax is calculated at year-end on your tax return, not at closing. If the home was your primary residence for 2 of the last 5 years, you can exclude up to $250K ($500K married filing jointly) of gains — the rest is taxed at long-term cap gains rates. Talk to your CPA before listing if you expect to exceed the exclusion.
Want to test scenarios?
Run the related numbers before the listing appointment — every tool below is free and instant:
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Sources
- ALTA Title Insurance Premium Rate Manuals
- NAR — What the settlement means for buyers and sellers
- IRS Publication 523 — Selling Your Home
Data verified 2026-07-12. Calculator is for illustrative comparison only and is not financial advice.