Delaware seller net sheet calculator
What a Delaware seller walks away with after commission, payoffs, title, and transfer taxes. Rates and closing customs below are verified for Delaware; the calculator applies them for you, down to the county.
- State transfer tax
- 4% total
- Owner's title policy
- Buyer pays
- Seller costs on $400,000
- About $28,735
Delaware transfer tax
Delaware charges the realty transfer tax (state 2.5% + county/municipal 1.5%) of 4% total, customarily split 50/50 between buyer and seller. Other statewide rates apply in some cases: Realty transfer tax - seller share (first-time buyer sale); Realty transfer tax - buyer share with first-time buyer exemption.
| Tax | Level | Rate | Customarily paid by |
|---|---|---|---|
| Realty transfer tax (state 2.5% + county/municipal 1.5%)Applies: not first-time buyers | State | 4% total | Split 50/50 |
| Realty transfer tax - seller share (first-time buyer sale)Applies: first-time buyers | State | 2% (seller half) | Seller |
| Realty transfer tax - buyer share with first-time buyer exemptionApplies: first-time buyersState reduces the buyer's share by 0.5% on the first $400,000 (max $2,000). In unincorporated New Castle, Kent and Sussex the buyer's half of the county tax is also waived (not applied: engine cannot detect unincorporated areas). | State | 1.5% on the first $400,000, 2% above | Buyer |
| Sale price | Seller pays | Buyer pays | Total |
|---|---|---|---|
| $250,000 | $5,000 | $5,000 | $10,000 |
| $500,000 | $10,000 | $10,000 | $20,000 |
| $1,000,000 | $20,000 | $20,000 | $40,000 |
Example Delaware seller net sheet
A $400,000 sale with a 5% commission and a $250,000 mortgage payoff. Seller closing costs come to about $28,735, or 7.2% of the price.
| Line | Seller |
|---|---|
| Sale price | $400,000 |
| First mortgage payoff | −$250,000 |
| Real estate commission (5%) | −$20,000 |
| Realty transfer tax (state 2.5% + county/municipal 1.5%) | −$8,000 |
| Settlement / closing fee | −$250 |
| Seller's attorney fee | −$400 |
| Release / satisfaction recording | −$40 |
| Wire / courier / payoff processing | −$45 |
| Estimated net before property tax prorations | $121,265 |
Run it with your own numbers. Choose the county to add local taxes, and enter the closing date to prorate property taxes.
Who pays what in Delaware
Buyer pays the owner's policy. Closings are usually handled by an attorney, and an attorney is customarily required at closing. The settlement or escrow fee is paid by each side for its own closing.
Attorney closings. Transfer tax split equally unless the contract says otherwise.
Property tax prorations
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 0.6% of value per year. County taxes billed Jul for the Jul-Jun fiscal year (school taxes due Sep 30); seller is credited for prepaid months.
Sources
Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email [email protected].
Delaware net sheet questions
Does Delaware have a real estate transfer tax?
Delaware charges the realty transfer tax (state 2.5% + county/municipal 1.5%) of 4% total, customarily split 50/50 between buyer and seller. Other statewide rates apply in some cases: Realty transfer tax - seller share (first-time buyer sale); Realty transfer tax - buyer share with first-time buyer exemption.
How much is the transfer tax on a $500,000 home in Delaware?
With no county or city chosen, the transfer tax on a $500,000 sale is about $20,000 ($10,000 seller, $10,000 buyer by custom).
How much are seller closing costs in Delaware?
On a $400,000 sale with a 5% commission, estimated seller costs in Delaware come to about $28,735 (7.2% of the price), including $20,000 of commission. Without commission, closing costs are about $8,735. Local taxes, the payoff, and property tax prorations change the final number.
Who pays for title insurance in Delaware?
Buyer pays the owner's policy.
Who handles the closing in Delaware?
Closings are usually handled by an attorney, and an attorney is customarily required at closing.
How are property taxes prorated when selling a home in Delaware?
Property taxes are paid in advance on a tax year starting in July. The typical effective rate is about 0.6% of value per year. County taxes billed Jul for the Jul-Jun fiscal year (school taxes due Sep 30); seller is credited for prepaid months.
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