Buyer net sheet calculator
Cash to close for any home in the US: down payment, lender fees, title, recording, the transfer and mortgage taxes buyers pay in that county, and prepaids. Free, with no account. Figures are estimates; lender fees vary, so compare with the Loan Estimate.
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What a buyer net sheet is
A buyer net sheet answers the buyer's version of the seller's question: how much cash do I need to bring? It starts from the price and the loan, adds every closing cost and prepaid item, and subtracts what the buyer has already paid or will be credited.
Agents run one before writing an offer, when a buyer is choosing between a larger down payment and a seller credit, or when comparing a conventional loan with FHA or VA.
What goes on it
- Down payment: the price minus the loan amount.
- Lender fees: origination, discount points, appraisal, credit report, underwriting, flood certification and tax service.
- Title and settlement: the lender's title policy and endorsements, the settlement or escrow fee, and in some places the owner's policy, a survey or an attorney.
- Recording: the deed and the new mortgage.
- Taxes the buyer pays by custom: some states and counties put part or all of the transfer tax on the buyer, and a few tax the new mortgage. Florida's mortgage taxes, New York's mansion tax and Pennsylvania's split transfer tax are common examples.
- Prepaids and escrow reserves: interest to the end of the month, a year of homeowner's insurance, and a few months of tax and insurance reserves.
- Credits: earnest money already paid, seller credits, and the seller's share of property taxes where taxes are paid in arrears.
A worked example
A $400,000 single-family home in Hillsborough County (Tampa), Florida, with 20% down on a conventional loan at 6.5%, closing November 20, 2026. Property tax is estimated at 1% of the price.
| Line | Buyer |
|---|---|
| Down payment (20%) | $80,000.00 |
| Loan origination (1%) | $3,200.00 |
| Appraisal, credit report, underwriting, flood cert, tax service | $1,710.00 |
| Lender's title policy and endorsements | $200.00 |
| Settlement / closing fee | $550.00 |
| Survey | $400.00 |
| Documentary stamp tax on the note (0.35%) | $1,120.00 |
| Intangible tax on the mortgage (0.2%) | $640.00 |
| Deed and mortgage recording | $148.50 |
| Home inspection and termite inspection | $550.00 |
| Prepaid interest | $626.85 |
| Homeowner's insurance (12 months) | $1,600.00 |
| Escrow reserves: insurance (2 mo) and property tax (3 mo) | $1,266.67 |
| Property tax credit from the seller | −$3,550.68 |
| Estimated cash to close | $88,461.34 |
The Florida-specific lines are the two taxes on the new mortgage, which the buyer pays by custom. A buyer in Texas would see neither; a buyer in Philadelphia would see a share of the city and state transfer taxes instead.
Seller side too
Switch the calculator to Seller net sheet to see the other half of the same deal: the seller's commission, payoffs, transfer taxes and prorations. For state-by-state buyer costs, see buyer closing costs by state; the full-page calculator is at /try-it.html.
Buyer net sheet questions
What is a buyer net sheet?
A buyer net sheet (also called a buyer estimate or buyer cost sheet) estimates the cash a buyer needs at closing: the down payment plus lender fees, title and settlement charges, recording fees, any taxes the buyer pays, and prepaid interest, insurance and escrow reserves, minus the earnest money already paid and any credits from the seller.
How do you calculate cash to close?
Start with the purchase price minus the loan amount (that is the down payment). Add the buyer's closing costs and prepaids. Subtract the earnest money deposit, seller credits, and any property tax credit the seller owes the buyer for the part of the year they owned the home. The result is the cash to close.
Does the buyer pay transfer tax?
It depends on the state and sometimes the county. Sellers pay in many states, but buyers commonly pay or split it in others: in Pennsylvania the realty transfer tax is commonly split, New York buyers pay the mansion tax on homes of $1 million or more, and in Florida the buyer usually pays the taxes on the new mortgage. The calculator applies each county's customs automatically.
Is a buyer net sheet the same as a Loan Estimate?
No. The lender's Loan Estimate is the official disclosure for the loan, issued after an application. A buyer net sheet is an early estimate an agent can run before an offer, so the buyer knows roughly how much cash to bring. Lender fees vary, so compare with the Loan Estimate when it arrives.
Is this buyer calculator free?
Yes. It is free with no account. A free account saves sheets and downloads the PDF; Professional ($10 a month) adds your logo and Agency ($30 a month) adds emailing sheets from NetSheet.org.
Does it handle FHA, VA and cash purchases?
Yes. Choose the loan type and down payment, or cash. The calculator adjusts the loan amount and lender charges; enter mortgage insurance or discount points in the extra fields if they apply.
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