Seller Net Sheet: How Much Will You Actually Walk Away With?
Calculate your seller net proceeds — what you take home after paying off your mortgage, agent commissions, closing costs, and other fees. Includes a full cost breakdown.
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What a Seller Net Sheet Is
A seller net sheet (also called a seller's estimated net proceeds statement) is a calculation showing how much money you'll actually receive after selling your home. It starts with the sale price and subtracts every cost associated with the sale.
Real estate agents typically provide a net sheet early in the listing process — but you can calculate it yourself to verify accuracy or explore different sale price scenarios.
The Complete Seller Net Sheet Formula
Net Proceeds = Sale Price − Mortgage Payoff − Agent Commissions − Closing Costs − Other Deductions
Line-by-Line Breakdown
Sale Price (starting point): Your contract sale price.
Minus: Mortgage Payoff Current loan balance plus interest accrued through the closing date. Call your lender for the exact payoff amount (not just your balance — interest accrues daily). Payoff = Balance + Accrued Daily Interest × Days Until Closing.
Minus: Agent Commission (5–6% of sale price) Total commission is typically split between listing agent and buyer's agent. In 2024–2025, following the NAR settlement, buyer's agent compensation is increasingly negotiated separately — but most sellers still pay both sides.
Minus: Transfer Taxes Varies significantly by state: none in Texas and several other states; up to 2%+ in states like Delaware and D.C. (split seller/buyer).
Minus: Title Insurance (Owner's Policy) The owner's title insurance policy paid by the seller protects the buyer. Typical cost: 0.5–1% of sale price (varies by state and title company).
Minus: Settlement/Escrow Fee Attorney or escrow company fee for handling the closing: $500–$1,500.
Minus: Prorated Property Taxes Seller owes taxes for the portion of the year they owned the property. In arrears-tax states, this is a debit; in states where taxes are paid in advance, it may be a credit.
Minus: HOA-Related Fees (if applicable) HOA transfer fee ($100–$500), resale certificate fee ($100–$500), prorated HOA dues.
Minus: Home Warranty (if offered to buyer) Optional: $300–$600 one-year warranty.
Minus: Repair Credits or Concessions Any credits negotiated with the buyer after inspection.
Sample Seller Net Sheet
Effective take-home as % of sale price: 30.7% — with a large mortgage outstanding, this is typical.
Factors That Reduce Net Proceeds Most
Agent commissions are the largest single cost for most sellers: 5–6% of sale price. On a $475,000 home, that's $23,750–$28,500 — more than transfer taxes, title, and escrow combined.
Mortgage payoff is the biggest reduction for recently purchased or heavily leveraged homes. If you've only owned for 1–2 years, you may have little equity — calculate net proceeds carefully before deciding to sell.
Capital gains taxes: Not on this sheet — but if you've owned and lived in the property for less than 2 of the last 5 years, capital gains on profit above $250K (single) / $500K (married) may apply. Consult a tax professional.
Related Guides
- Closing Cost Calculator: What Buyers and Sellers Pay at ClosingEstimate closing costs for buyers and sellers. Covers loan fees, title costs, prepaid items, transfer taxes, and agent commissions — with typical cost ranges by state and transaction type.
- How to Use the ADU Financing CalculatorLearn how to use the ADU Financing Calculator, check its formula and interpret the result.
- BRRRR Calculator: How to Analyze a Buy, Rehab, Rent, Refinance, Repeat DealCalculate BRRRR deal returns: how much capital you can recycle after refinancing, what ARV you need, and whether the deal meets your return thresholds.
- Cap Rate Calculator: What Capitalization Rate Means for InvestorsCalculate cap rate for any rental property. Understand what cap rate means, how it compares to other return metrics, what cap rates look like by market and property type, and its limitations.
- Rental Property Cash Flow: How to Calculate Monthly Net Cash FlowCalculate monthly and annual cash flow for any rental property. Covers gross rent, all expense categories, debt service, and what positive cash flow benchmarks look like by property type.
Frequently Asked Questions
- How do I calculate my net proceeds from a home sale?
- Start with sale price. Subtract: mortgage payoff balance, agent commissions (5–6%), transfer taxes, title insurance (owner's policy), escrow/settlement fee, prorated property taxes, and any buyer concessions. The result is your estimated net proceeds.
- What percentage of a home sale does the seller keep?
- After agent commissions (5–6%) and other closing costs (1–3%), sellers keep roughly 91–94% of the sale price before mortgage payoff. Actual take-home depends heavily on remaining mortgage balance — a seller with 30% equity might net 23–26% of the sale price after all costs.
- Does the seller pay the buyer's agent commission?
- Traditionally yes — the listing agreement specifies total commission, which the seller pays and is split between listing and buyer's agents. After the 2024 NAR settlement, buyer-broker agreements changed how buyer's agent compensation is disclosed, but sellers still commonly offer compensation to attract buyers with agents.
- What is a mortgage payoff amount and how is it different from my balance?
- Your loan balance is what's owed as of today. The payoff amount includes the balance plus interest that will accrue between today and the closing date (interest accrues daily). Always request an official payoff quote from your lender specifying the closing date — don't rely on your monthly statement balance.
- What closing costs does the seller pay?
- Sellers typically pay: agent commissions (largest cost), owner's title insurance policy, prorated property taxes, transfer taxes (varies by state), settlement/escrow fees, HOA transfer fees if applicable, and any credits negotiated with the buyer. Buyer costs (loan fees, appraisal, buyer's title insurance in some states) are separate.
Last updated 7/28/2026