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Seller net sheet calculator

Enter the sale price and the seller's costs. You get an itemized estimate of what the seller walks away with at closing – print it or save it as a PDF.

What goes on a seller net sheet

  1. 1. Mortgage payoff

    Every loan and lien paid off at closing – from the lender's payoff statement, with interest to the payoff date.

  2. 2. Brokerage compensation

    The listing commission and any buyer's broker compensation the seller agreed to pay – negotiable, written in the listing agreement and the offer.

  3. 3. Concessions and credits

    Closing costs the seller pays for the buyer, repair credits, a home warranty.

  4. 4. Title, escrow and taxes

    The seller's share of title insurance and escrow or attorney fees, recording, and transfer tax where the seller pays it.

  5. 5. Prorations

    Property tax and HOA dues split at closing – a charge if unpaid, a credit if the seller paid ahead.

Making the estimate closer to reality

  • Use the actual payoff statement, not the balance on the last mortgage statement.
  • Check who pays the owner's title policy and transfer tax in that county – custom differs by state.
  • Add HOA estoppel or resale certificate fees where the property has an association.
  • Re-run it when the closing date moves – prorations and payoff interest change.

Questions sellers ask

How do I calculate net proceeds from selling a house?

Start with the sale price and subtract the mortgage payoff, brokerage commissions, seller concessions, title and escrow fees, transfer tax, the seller's share of property taxes and HOA dues, and any repair credits. The settlement statement at closing shows the final figure.

How is property tax prorated for the seller?

Under federal tax law the seller's share is the part of the tax year ending the day before the sale (26 U.S.C. 164(d)); the purchase contract decides the money at closing and may prorate through the closing date.

Is the commission always 6%?

No. Commissions are negotiable: the listing commission is set in the listing agreement, and any compensation the seller pays the buyer's broker is agreed in writing as well.

Related guides and tools

With the price and commission on the deal, ClosingCode prepares the commission disbursement authorization (CDA) for title as a PDF draft for the broker to sign.

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Property tax split: 26 U.S.C. 164(d) and IRS Publication 530 (read October 25, 2026). All other amounts are your own inputs.

An estimate, not tax, legal or financial advice. ClosingCode is software; it is not a title company, lender or tax preparer. This guide is not a substitute for the advice or services of an attorney.