NetSheet.org

Seller net sheet calculator

Free, no account needed. Pick the state and enter the price to see what you walk away with. Add the address and we fill in the county, taxes and the Zillow price.

Property and sale

How do I estimate what I'll net from selling my house?

Take the sale price and subtract everything you pay at closing. What is left is your net. 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 what the seller still owes on a 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), plus settlement, search and recording charges. The state sets transfer taxes, and in many places the county and city add their own. Prorations split the property taxes and HOA dues by how long each side owns the home in that period. Credits are what the seller agrees to give the buyer, such as closing cost help or a repair credit.

What does the net sheet calculator fill in for me?

It fills in the taxes, title costs and prorations for your county. You add the payoffs and credits.

  • Transfer taxes by state, county and city. It covers every state and DC, down to the county. It adds city taxes where a city charges its own. Each tax gets its own line with its rate.
  • Title and closing customs. Owner's title insurance, settlement and recording fees, and who usually 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 title company quote, or a split that differs from local custom.

How much will I net selling a $450,000 house in Hillsborough County, Florida?

In this example the seller nets about $163,663. 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. The seller pays it under the usual Florida contract. In Hillsborough County the seller also usually 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. That is 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.

What is the difference between a seller net sheet and a buyer net sheet?

A seller net sheet answers "what will I walk away with?" A buyer net sheet answers "how much cash do I bring to closing?" Agents bring a seller net sheet to the listing appointment and update it with every offer. The buyer sheet adds 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.

Is there a seller net sheet for my state?

Yes. Every state and DC has its own page. Each one lists its transfer tax, who usually pays for title, typical seller closing costs and its counties:

See every state, county and city.

Seller net sheet calculator questions

Is the seller net sheet calculator free?

Yes. The calculator on this page is free and needs no account, and so are the PDF download and emailing the net sheet. A free account saves your net sheets and emails them to clients. The paid plans are for branding and the inbox. Professional ($10 a month) puts your logo and design on the PDF. Agency ($30 a month) keeps client 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 we find the county for you. State, county and city transfer taxes fill in. So do title insurance, recording fees and who usually 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 usually 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. You can type over every line on the sheet, including each tax, title fee and proration. Do it when a local fee, a title company quote 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. It estimates 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?

Yes, for free. Press Download the PDF free, with no email or account. Or type your email and we send you this net sheet as a PDF. That also keeps it in a free account under your email, which saves your sheets and emails them to clients, also free. Your logo and PDF design are part of the Professional plan. An inbox that keeps client replies in NetSheet.org is part of the Agency plan.

How accurate is the estimate?

It is an estimate for planning, not a closing statement. We keep the tax, title and recording rules for every state and DC, with county and city rules where they differ. Each rule 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?

Income tax, capital gains tax, moving costs and utility bills are not included. The sheet covers only the costs paid at closing. It does not estimate taxes on the sale, or bills settled outside of closing. Ask a tax professional about taxes on the gain.