Free tool
Seller Net Sheet Calculator
Estimate what a seller actually walks away with at closing — sale price minus commission, closing costs, and mortgage payoff. Free, no sign-up. Built by CMAGPT, the AI comp research tool for agents.
Estimated net proceeds
Sells 3% under
$436,500
$405,944
Sells at price
$450,000
$418,500
Sells 3% over
$463,500
$431,054
Estimates only. Actual costs vary by state, brokerage agreement, and loan payoff — verify with your title or escrow company.
The net sheet is the last page of the conversation. The price is the first.
CMAGPT builds the whole listing appointment: scored comparables, market-calibrated adjustments, three pricing scenarios — each with this exact net sheet attached — in under two minutes.
What is a seller net sheet?
A seller net sheet is an itemized estimate of what a home seller walks away with after a sale closes. It starts with the expected sale price and subtracts everything the seller pays at closing: agent commission, title and escrow fees, transfer taxes, prorations, the remaining mortgage payoff, and any repair credits or concessions to the buyer. The number left over — the “net” — is what actually lands in the seller’s pocket.
Agents use net sheets at listing appointments because sellers don’t think in list prices — they think in proceeds. Showing the net at different price points turns an abstract pricing debate into a concrete decision.
How the numbers are calculated
- Commission — defaults to 5.5% of the sale price covering both listing and buyer sides. Commission is fully negotiable; adjust it to match your agreement.
- Closing costs — defaults to 1.5% for title, escrow, transfer taxes, and prorations. Sellers in high transfer-tax states (NY, PA, WA, DE) should budget higher.
- Mortgage payoff — the remaining balance on all liens. Request an official payoff quote from the lender; it runs slightly higher than the statement balance because of accrued interest.
- Repairs & concessions — pre-listing repairs plus any credits negotiated after inspection.
Seller net sheet FAQ
Who prepares the seller net sheet?
Usually the listing agent at the listing appointment, and the title or escrow company again before closing with exact figures. This calculator gives you the agent-side estimate in seconds.
Are seller net sheets accurate?
They’re estimates — typically within 1–2% of the final settlement statement when the inputs are honest. The biggest swing factors are the actual sale price versus list price and negotiated concessions.
Does the seller pay closing costs?
Sellers typically pay the agent commission, transfer taxes, title-related fees, and prorated property taxes. Buyers pay their own loan and inspection costs. The split varies by state and by negotiation.
What’s the difference between a net sheet and a CMA?
A CMA (comparative market analysis) determines what the home is worth using comparable sales; a net sheet determines what the seller keeps at a given price. You need the CMA first — the net sheet is only as good as the price you feed it. Learn how a CMA works.