Free seller net sheet template
A seller net sheet you can fill in yourself: an Excel spreadsheet with the formulas built in, the same file for Google Sheets, and a blank printable PDF. No email or sign-up to download.
What's in the template
The spreadsheet follows the order of a real settlement statement, so the seller sees the same lines again at closing:
- Sale price and commission (enter the rate; the amount is calculated).
- Loan payoffs: first mortgage, second mortgage and HELOC.
- Title and escrow: owner's title policy (where the seller pays it), other title charges, and the seller's share of the settlement or escrow fee.
- Transfer tax: enter the rate as a percent and any county or city tax as an amount.
- Recording and HOA: release of mortgage, HOA estoppel or transfer fees, HOA dues owed.
- Property tax proration: worked out from the annual bill, the closing date and whether this year's tax is already paid.
- Credits and extras: seller credits to the buyer, repairs, home warranty and anything else, plus any credits back to the seller.
- Estimated net to seller at the bottom.
Yellow cells are inputs; everything else is calculated. The PDF has the same lines with blanks, for a listing appointment on paper.
How to fill it in
- Start with the price. Use the list price at the listing appointment, or the offer price when an offer comes in.
- Enter the commission rate as it appears in the listing agreement, plus any flat brokerage fee.
- Get real payoffs. Ask the seller for a recent mortgage statement, or order a payoff from the lender; a payoff includes interest to the closing date, so it is higher than the balance.
- Look up the local lines. The transfer tax rate, who pays the owner's title policy, and the typical escrow fee depend on the state and county. Your title company can give you its figures, or check your state's page.
- Add the tax bill and closing date so the proration works, then the HOA, credits and repairs from the contract.
- Save a copy per offer. Comparing two offers side by side often shows that the higher price does not net the most.
Using it in Google Sheets
There's no separate Google Sheets copy to request. Download the .xlsx file, then in Google Sheets choose File → Import → Upload and pick the file. The formulas and formatting come across. Make a copy for each listing.
A filled-in example
A $400,000 home in Hillsborough County (Tampa), Florida, with a 5% commission, a $250,000 mortgage, $6,000 a year in property taxes not yet paid, $50 a month HOA dues, a $3,000 seller credit and a November 20, 2026 closing.
| Line | Amount |
|---|---|
| Sale price | $400,000.00 |
| Commission (5%) | −$20,000.00 |
| First mortgage payoff | −$250,000.00 |
| Owner's title insurance | −$2,075.00 |
| Title search, lien search, deed preparation | −$500.00 |
| Settlement / escrow fee (seller share) | −$550.00 |
| Transfer tax: Florida documentary stamps (0.70%) | −$2,800.00 |
| Recording (release of mortgage) | −$18.50 |
| HOA estoppel certificate | −$299.00 |
| Property tax proration, Jan 1 to Nov 20 ($6,000 a year) | −$5,326.03 |
| HOA dues proration (refund to seller) | +$16.67 |
| Seller credit to buyer | −$3,000.00 |
| Wire and courier | −$50.00 |
| Estimated net to seller | $115,398.14 |
Skip the spreadsheet
The hardest lines to get right in a template are the ones that change by place: the transfer tax (state, county and sometimes city), who customarily pays it, and whether the seller or buyer pays the owner's title policy. NetSheet.org's free calculator fills those in from the property's address for every state and county, works out the prorations from the closing date, and makes the PDF for you.
For the theory behind each line, read what is a seller net sheet.
Template questions
Is the seller net sheet template really free?
Yes. Both files download directly from this page, with no email address or account.
How do I use the template in Google Sheets?
Download the .xlsx file, open Google Sheets, and choose File, then Import, then Upload, and pick the file. The formulas carry over. (You can also drag the file into Google Drive and open it with Google Sheets.)
What does the Excel template calculate?
Enter the sale price, commission rate, loan payoffs, title and escrow fees, the transfer tax rate, recording and HOA fees, the annual property tax bill and the closing date. It works out the commission, the transfer tax, the property tax proration and the estimated net to the seller.
Where do I find the transfer tax rate for my county?
From the county recorder or your title company, or look up your state on NetSheet.org's net sheets by state pages. The free calculator fills the state, county and city taxes in for you, including who customarily pays them.
Does the template handle taxes paid in advance?
Yes. Mark whether this year's property tax is already paid. If it is not (taxes paid in arrears), the seller owes the buyer for the days they owned the home this year. If it is, the buyer reimburses the seller for the rest of the year.
Can I put my logo on it?
Yes. It is your file, so add your logo and contact details in Excel or Google Sheets. If you would rather not maintain a spreadsheet, NetSheet.org's Professional plan ($10 a month) puts your logo on every PDF the calculator makes.
Skip the spreadsheet.
County transfer taxes, title customs and prorations filled in automatically. Free.