Texas seller net sheet and closing costs

These local rules can move the net by a lot.

• Texas has no transfer tax on home sales. After commission, a seller's biggest costs are the owner's title policy, the seller's share of escrow and the property tax split.
• The Texas Department of Insurance sets title insurance prices. So the owner's policy costs the same at every title company. The seller usually pays for it.
• Property taxes are billed in October and due by January 31 of the next year. At closing the seller credits the buyer for taxes from January 1 through closing. The TREC contract uses this year's taxes if they are known. If not, buyer and seller settle up when the real bill comes out.
• Texas property taxes are among the highest in the country, near 1.8% of value a year. So the tax split is often the third largest line on a Texas seller net sheet.
• A buyer can often reuse the seller's survey with a T-47 affidavit. That saves the cost of a new survey when nothing on the lot has changed.

A Texas buyer pays about $5,209 in closing costs on a $275,000 home with 20% down. Cash to close is about $61,476. See Texas buyer closing costs and cash to close for the lender fees and prepaids.

In Texas, the seller usually pays the agent commission, their own loan payoff and the owner's title policy. The buyer usually pays the lender fees and the lender's title policy. Each side pays its own settlement or escrow fee.

The seller usually pays for the owner's title policy in Texas. Seller customarily pays the owner's policy (TREC contract paragraph 6). In Texas, the state sets title insurance rates. So the owner's policy costs the same at every title company. A title company usually handles the closing.

No transfer tax. Title premiums are promulgated by the Texas Department of Insurance. Seller usually pays the owner's policy; escrow fee split (each pays own); buyer often pays the survey unless the seller supplies an existing one.

NetSheet.org is not tied to any title company. The net sheet works with any title or escrow company. See how it compares with title company net sheet tools.

Each side pays the taxes for the days it owns the home. Property taxes in Texas are paid in arrears, after the period they cover. So the seller usually credits the buyer for unpaid days up to closing. Taxes run about 1.8% of the home's value per year. Calendar year, billed in October and due Jan 31 of the following year; the seller credits the buyer for Jan 1 through closing.

• tdi.texas.gov

Checked 2026-09-29. A net sheet is an estimate. It is not a closing statement or tax advice. The title or escrow company gives the final figures. See a rate that looks wrong? Email [email protected].