Seller net sheet explained

When you sell your home, the final sale price is only part of the story. The seller net sheet is the document that breaks down how much you will actually take home after all costs are paid. Understanding it helps you set realistic expectations and avoid surprises at closing.

What Is a Seller Net Sheet?

A seller net sheet is an estimate of your proceeds from the sale of your property. It shows:

• The expected sale price

• All deductions (such as commissions, closing costs, and outstanding loans)

• The estimated net amount you will receive

It’s usually prepared by your listing agent or escrow/title company and updated as the transaction moves forward.

Why It Matters

Your net sheet helps you:

• Decide on a listing price that still meets your financial goals

• See how different offers affect your bottom line

• Plan for your next purchase or other financial needs

Key Components of a Seller Net Sheet

1. Sale Price – The agreed-upon price with the buyer.

2. Loan Payoff(s) – Any outstanding mortgage balances or home equity loans.

3. Real Estate Commissions – Typically split between the listing and buyer’s agents, often 5–6% of the sale price.

4. Closing Costs – Can include escrow fees, title insurance, transfer taxes, and recording fees.

5. Prorated Expenses – Items like property taxes or HOA dues you’ve prepaid or owe up to the closing date.

6. Repairs or Credits – Agreed-upon repairs or credits to the buyer.

7. Miscellaneous Fees – Courier charges, document prep fees, or wire fees.

Example Breakdown

Sale Price: $400,000Mortgage Payoff: -$250,000Commissions (6%): -$24,000Closing Costs: -$3,500Prorated Taxes/HOA: -$1,200Net Proceeds: $121,300

This is your approximate take-home amount before income taxes (if applicable).

Common Misconceptions

• It’s not final – Numbers can change until closing day.

• Not all fees are negotiable – Some are set by law or contract.

• You might owe money at closing – If the sale price doesn’t cover your loan and fees, you may need to bring funds.

Pro Tips for Sellers

• Request a net sheet before you list and after you accept an offer.

• Ask your agent for multiple scenarios (different sale prices or offer terms).

• Review lender payoff statements early to avoid delays.

• Keep funds for moving and other post-closing expenses separate from your net proceeds.