Seller net sheet calculator
Free, with no account. Enter the property and the sale price to see what the seller walks away with. Transfer taxes, title customs and prorations fill in for the property's county as you type. Figures are estimates; confirm final numbers with the title or escrow company.
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- Save net sheets and reopen them when the offer changes
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How the seller net sheet is calculated
A seller net sheet starts with the contract price and takes away everything the seller pays at closing. The calculator uses the same formula a title or escrow officer uses on the settlement statement:
Net to seller = sale price − commission − loan payoffs − title and escrow fees − transfer taxes ± property tax and HOA prorations − credits to the buyer
Commission is a percentage of the price. Payoffs are the balances on the seller's first mortgage, second mortgage or HELOC on the closing date. Title and escrow fees are the owner's title policy (when the seller pays it), settlement, search and recording charges. Transfer taxes are set by the state and, in many places, the county and city. Prorations settle the property taxes and HOA dues for the part of the period each side owns the home. Credits are what the seller agrees to give the buyer, such as closing cost help or a repair credit.
What the calculator fills in for you
- Transfer taxes by state, county and city. Every state and DC, down to the county, plus city taxes where a city charges its own. Each tax gets its own line with the rate it uses.
- Title and closing customs. Owner's title insurance, settlement and recording fees, and who customarily pays each one in that county.
- Prorations. Property taxes and HOA dues split at the closing date, using the way that state bills its taxes.
- Payoffs. First mortgage, second mortgage and HELOC balances.
- Credits, repairs and other fees. Seller concessions, repair credits and any fee you add yourself.
You can change any line. Type over a figure when you have a quote from the title company or a split that differs from local custom.
Worked example: a $450,000 sale in Hillsborough County, Florida
A Tampa-area home sells for $450,000 and closes on July 1, 2026. The seller owes $250,000 on the mortgage, pays a 5% commission and gives the buyer a $5,000 credit toward closing costs. Florida's documentary stamp tax on the deed is $0.70 per $100, paid by the seller under the usual Florida contract, and in Hillsborough County the seller customarily pays for the owner's title policy. Property taxes for the year are estimated at $4,500 and have not been paid, so the seller owes January 1 through closing.
| Sale price | $450,000 |
| Commission (5%) | $22,500 |
| First mortgage payoff | $250,000 |
| Documentary stamp tax on the deed ($0.70 per $100) | $3,150 |
| Owner's title insurance policy | $2,325 |
| Settlement, title search, lien search and deed preparation | $1,050 |
| Recording and payoff processing | $69 |
| Property tax proration (January 1 to closing) | $2,244 |
| Seller credit to the buyer | $5,000 |
| Estimated net to seller | $163,663 |
Figures are rounded to the dollar. The same sale in another state can net thousands more or less, mostly because of transfer taxes and who pays for title. Start this example in the calculator with the county and price filled in, then add the payoff, commission and credit.
Seller net sheet or buyer net sheet?
A seller net sheet answers "what will I walk away with?" and belongs at the listing appointment and with every offer. A buyer net sheet answers "how much cash do I bring to closing?": the down payment, the lender's fees, title, recording, mortgage taxes and prepaid items, less the earnest money already paid. Switch the sheet at the top of the calculator, or use the buyer net sheet calculator. For a longer walk through every line, read what a seller net sheet is and how to make one.
Seller net sheets by state
Each state page lists its transfer tax, who usually pays for title, typical seller closing costs and its counties:
Seller net sheet calculator questions
Is the seller net sheet calculator free?
Yes. The calculator on this page is free and needs no account. A free account adds saved net sheets and PDF download. The paid plans are for branding and sending: Professional ($10 a month) puts your logo and design on the PDF, and Agency ($30 a month) emails net sheets to clients and keeps their replies in one inbox.
Does it include transfer taxes for my county and city?
Yes. Pick the state and county, or type the address and the county is found for you. State, county and city transfer taxes fill in, along with title insurance, recording fees and who customarily pays each one in that county. City taxes apply where a city charges its own, such as Chicago, Los Angeles and New York City.
Who pays the transfer tax, the buyer or the seller?
It depends on the state, and sometimes on the county or the contract. The calculator puts each tax on the side that customarily pays it in that county and says so on the line. If your contract splits it differently, change the amount on the sheet.
Can I change a number the calculator filled in?
Yes. Every line on the sheet, including each tax, title fee and proration, can be typed over. Use it when a local fee, a quote from the title company or a negotiated split gives you a better number.
Can I make a buyer net sheet here too?
Yes. Switch the sheet at the top of the calculator to the buyer sheet to estimate cash to close: down payment, loan costs, title, recording, mortgage taxes and prepaid items, less earnest money. The buyer net sheet calculator explains each line.
Can I send the net sheet to my client as a PDF?
From this page you can email yourself or a client one PDF copy without an account. With a free account you can save sheets and download PDFs. Your logo and PDF design are part of the Professional plan, and sending from NetSheet.org with client replies is part of the Agency plan.
How accurate is the estimate?
It is an estimate for planning, not a closing statement. The tax, title and recording rules are kept for every state and DC, with county and city rules where they differ, and each one records its source and the date it was checked. The final figures come from the title or escrow company handling the sale.
What is not included?
The sheet covers the costs paid at closing. It does not estimate income tax or capital gains tax on the sale, moving costs, or utility bills settled outside of closing. Ask a tax professional about taxes on the gain.
Send a copy by email
We'll email this net sheet as a branded PDF. The free calculator sends one; create a free account for more.