Seller Net Sheet Calculator – Home Sale Net Proceeds

A seller net sheet calculator that estimates how much you actually pocket from a home sale. Enter the sale price, agent commission, title and escrow costs, transfer tax, any repair credits or concessions, your mortgage payoff, and other fees. It itemizes every selling cost, totals them, subtracts your loan balance, and shows your net proceeds plus your net as a share of the sale price. Runs locally in your browser.

🔒 Pure browser calculation — nothing is uploaded.

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Of sale price. Varies by state/county; 0 if none.
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Title, escrow, attorney, recording, HOA transfer fees.
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Remaining loan balance plus accrued interest at closing.
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Home warranty, staging, moving, anything not above.

Your estimated net proceeds

Sale price—
− Agent commission—
− Other closing costs—
− Transfer tax—
− Repair credits / concessions—
− Other fees—
Total selling costs—
− Mortgage payoff—
Net proceeds to seller—
Net as % of sale price—

These figures are estimates. Title fees, transfer tax, prorated property taxes, and your exact payoff aren't final until the official closing disclosure or settlement statement is issued.

How a seller net sheet works

A seller net sheet answers the only question that matters when you sell a home: after everyone takes their cut and the bank is paid off, how much do you actually keep? It starts from the sale price and subtracts every cost of selling, then subtracts your remaining loan, to land on your net proceeds: net proceeds = sale price − total selling costs − mortgage payoff. This calculator itemizes each line so you can see exactly where the money goes instead of guessing from the headline price.

The largest line is almost always the agent commission, traditionally around 5–6% of the price and split between the listing and buyer's agents. After that come other closing costs — title insurance, escrow or settlement fees, an attorney where required, recording and HOA transfer fees — plus transfer tax, a government charge on the sale that's a percentage of the price in many states and zero in others. Repair credits and seller concessions reduce your proceeds dollar for dollar even though they're paid to the buyer rather than a vendor, and the other-fees field catches everything else, from a home warranty to staging.

Subtracting your mortgage payoff comes last. The payoff is what it takes to clear the loan on closing day — principal plus accrued interest — and it's usually a touch higher than the balance on your statement, so request an official payoff figure from your lender. The net-as-a-percentage-of-sale figure is a quick reality check: it shows how much of the sale price you keep once costs and the loan are out, which is why agents and title companies prepare net sheets before you list or accept an offer. Every number here is an estimate until the closing disclosure makes it final.

Selling an investment property instead of a primary home? Model the deal economics with the fix and flip profit calculator, check a rental's return with the cap rate calculator, and browse every tool in the real estate investment calculators hub.

Frequently Asked Questions

A seller net sheet is an itemized estimate of how much money a home seller will actually walk away with at closing. It starts with the sale price, lists every cost of selling — agent commission, title and escrow fees, transfer tax, repair credits, your mortgage payoff, and miscellaneous fees — and subtracts them to reveal your net proceeds. Real estate agents and title companies prepare one before you list or accept an offer so there are no surprises on closing day.

Take the sale price and subtract every selling cost plus your loan payoff. The formula is net proceeds = sale price − total selling costs − mortgage payoff, where selling costs are the agent commission, other closing costs, transfer tax, repair credits, and other fees added together. For example, a $400,000 sale with $24,000 commission, $3,000 closing costs, and a $200,000 mortgage payoff nets roughly $173,000. This calculator does the full breakdown live as you type.

Agent commission has traditionally run about 5–6% of the sale price, split between the listing agent and the buyer's agent. It's the single largest selling cost on most net sheets. Since the 2024 NAR settlement, commissions are more openly negotiable and how the buyer's-agent share is paid varies by deal, so confirm the exact percentage in your listing agreement. Change the commission percentage in the calculator to see how sensitive your net is to that one number.

Beyond commission, sellers typically pay title insurance (the owner's policy in many areas), escrow or settlement fees, an attorney fee in states that require one, recording fees, and any HOA transfer or document fees. These vary widely by state and even by county. Group them in the "other closing costs" field. As a rough rule, seller closing costs outside of commission often total 1–3% of the sale price.

Transfer tax (also called a deed tax, conveyance tax, or documentary stamp tax) is a government charge on transferring property from seller to buyer, usually calculated as a percentage of the sale price. Who pays it — seller, buyer, or split — depends on state and local custom. Some states have none at all; others charge well over 1%. Enter your local rate as a percentage and the calculator applies it to the sale price.

Repair credits and concessions are money you agree to give the buyer at closing — often after a home inspection — instead of doing repairs yourself, or to help cover the buyer's closing costs. They reduce your net proceeds dollar for dollar even though they aren't a "fee" you pay to a vendor. Put any negotiated credits or concessions in the repair credits field so your net sheet reflects the real deal terms.

Your mortgage payoff is the exact amount needed to clear the loan on the day of closing — your remaining principal plus accrued interest up to that date, and sometimes a small payoff or recording fee. It's usually a little higher than the principal balance shown on your monthly statement. Request an official payoff statement from your lender for the precise figure; the number you enter here is subtracted in full from your proceeds.

Listing agents prepare a seller net sheet to set realistic expectations before you list and to model different offer scenarios, so you understand your bottom line — not just the headline price. Title and escrow companies produce a more precise version once a contract is signed, drawing on actual fee quotes and an official payoff. The net sheet keeps everyone aligned on what the seller actually receives so there are no shocks at the settlement table.

An estimate. A net sheet is only as accurate as the numbers you feed it, and several costs — title fees, transfer tax, prorated property taxes, and your exact payoff — aren't final until closing. Use this tool to ballpark your proceeds, compare offers, and decide on a list price. For binding figures, rely on the official closing disclosure or settlement statement (the "ALTA" statement) your title company or attorney issues before closing.

No. This calculator is pure client-side JavaScript — your sale price, payoff, and cost figures are never uploaded, logged, or stored. It keeps working offline once the page has loaded.