Seller Net Sheet Calculator
Estimate your net proceeds from a home sale. See exactly what you'll pocket after commissions, closing costs, mortgage payoff, and taxes. Compare multiple offers side-by-side.
Sale Details
Mortgage
Closing Costs
Additional Costs
Estimated Net Proceeds
$123,700
30.9% of sale price
Where Your Money Goes
Total Commission
$20,000
Total Closing
$3,800
Total Deductions
$276,300
You Keep
30.9%
Stage to Sell for More — Increase Your Net Proceeds
Staged homes sell for 1-3% more. On a $400K home, that's $4,000-$12,000 added to your net proceeds. Virtual staging starts at $0.10/photo.
What Is a Seller Net Sheet?
A seller net sheet is a detailed estimate of how much money you'll walk away with after selling your home. It subtracts all selling costs from the sale price to show your true bottom line. Here's a breakdown of the typical costs involved:
Largest Deductions
- Agent commissions (4-6% of sale price)
- Remaining mortgage balance payoff
- Transfer taxes (varies by state/county)
- Title insurance (seller's policy)
- Repairs or buyer credits
Smaller (But Add Up)
- Escrow/settlement fees ($500-$2,000)
- Recording fees ($50-$500)
- Prorated property taxes
- Home warranty ($300-$600)
- HOA transfer fees, if applicable
Capital Gains Tax Exemption
Most homeowners do not owe capital gains tax when selling their primary residence, thanks to the IRS Section 121 exclusion. To qualify, you must have owned and lived in the home for at least 2 of the past 5 years.
Single Filer Exclusion
$250,000
in tax-free profit
Married Filing Jointly
$500,000
in tax-free profit
If your profit exceeds these thresholds, the excess is taxed at the long-term capital gains rate (0%, 15%, or 20% depending on income). Consult a tax professional for your specific situation.
Typical Seller Closing Costs
Average ranges for the most common seller expenses:
| Cost Item | Typical Range | On $400K Sale |
|---|---|---|
| Agent Commissions | 4-6% | $16,000-$24,000 |
| Title Insurance | 0.5-1% | $2,000-$4,000 |
| Escrow Fees | 0.25-0.5% | $1,000-$2,000 |
| Transfer Tax | Varies by state | $0-$8,000 |
| Recording Fee | $50-$500 | $50-$500 |
| Prorated Taxes | Varies | $500-$5,000 |
| Home Warranty | $300-$600 | $300-$600 |
| Repairs / Credits | 0-3% | $0-$12,000 |
| Total Seller Costs | 6-10% | $24,000-$40,000 |
Tips to Maximize Your Net Proceeds
Negotiate Commission
Agent commissions are always negotiable. Even a 0.5% reduction on a $400K sale saves $2,000 in net proceeds.
Shop Title & Escrow
Get quotes from at least 3 title companies. Prices vary significantly and can save you $500-$1,500.
Stage to Sell Higher
Virtual staging at $0.10/photo can increase your sale price by 1-3%, adding thousands to your net proceeds.
Time Your Taxes
Close early in the year to minimize prorated property tax. Timing can save hundreds at the closing table.
Frequently Asked Questions
What is a seller net sheet?
A seller net sheet is a document that estimates how much money a home seller will receive (net proceeds) after all costs of selling are deducted from the sale price. It includes agent commissions, closing costs, mortgage payoff, taxes, and any credits or repairs. Real estate agents typically prepare a net sheet when listing a property or presenting offers.
What costs are deducted from the sale price?
The main deductions include: agent commissions (typically 4-6% total), remaining mortgage balance payoff, title insurance, escrow fees, transfer taxes (varies by state), recording fees, prorated property taxes, any agreed-upon repairs or credits, home warranty, and other miscellaneous costs. Our calculator itemizes each one so you can see exactly where your money goes.
How much are typical seller closing costs?
Seller closing costs typically range from 6-10% of the sale price. The largest expense is usually agent commissions (4-6% combined). Other closing costs like title insurance, escrow, transfer taxes, and recording fees add 1-3%. Additional costs like repairs, home warranty, and prorated taxes can add 1-2% more.
What is the reverse mode in the seller net sheet calculator?
Reverse mode lets you work backward from your desired net proceeds to find out what sale price you need. Enter the amount you want to walk away with, and the calculator factors in all your costs (commissions, closing costs, mortgage, etc.) to determine the minimum sale price required to achieve that net amount.
Do I have to pay capital gains tax when selling my home?
Most homeowners are exempt from capital gains tax on home sale profits. Single filers can exclude up to $250,000 in profit, and married couples filing jointly can exclude up to $500,000 — as long as you owned and lived in the home for at least 2 of the last 5 years. Profits exceeding these thresholds are taxed at capital gains rates.