Seller Net Sheet Calculator
See what a seller keeps at closing. Enter the price and the payoff, pick the state, and the calculator fills in commissions, title, transfer tax and the property tax proration. Then it compares three prices side by side, so the seller sees what a negotiation costs in dollars.
Free, no account. We email you the net sheet as a PDF and delete your inputs once it's sent.
Estimates only, not a guarantee; confirm with your title company. Not legal or tax advice. Check your state rules and your broker.
How to use it
Enter the sale price. At a listing appointment, use the price from the CMA. For an offer, use the offer price.
Pick the state. It sets the transfer tax, whether property taxes are paid in advance or in arrears, and whether the seller usually buys the owner's title policy.
Add the payoff. Use the lender's payoff figure if you have it; it includes interest through the payoff date.
Set the commissions to what's in the listing agreement. Both are negotiable, and the seller decides whether to offer anything to a buyer's agent.
Enter the annual property tax and the closing date. The proration is calculated to the day.
Confirm your email and open the PDF.
What the net sheet includes
- Payoffs you enter.
- Listing and buyer's agent commissions as a percent of price.
- Settlement fee, owner's title policy (Florida's promulgated rate, or 0.45% of price with a $500 minimum elsewhere until you have a quote), recording and HOA estoppel.
- Transfer tax at the state's default rate. County and city surcharges are not included.
- Property tax proration: a credit to the buyer where taxes are paid in arrears, a credit to the seller where they are paid in advance.
- Repairs and credits to the buyer.
Where the defaults come from
The commission fields start at 3% and 2.5% so the math runs. They are examples, not a market average or a recommendation. Since August 17, 2024, a seller chooses whether to offer compensation to a buyer's agent at all. Settlement ($750) and recording ($100) are AVEX starting values. Replace every default with the title or escrow company's numbers.
Questions agents ask
A one-page estimate of what the seller receives at closing: the sale price minus mortgage payoffs, commissions, title and closing costs, transfer taxes, prorated property taxes and any credits to the buyer.
It's as accurate as the payoff figures and fees you put in. The final numbers come from the settlement statement the title or escrow company prepares. Treat it as an estimate and confirm the final figures with them.
It depends on the state and sometimes the county. In Florida the seller customarily pays doc stamps on the deed. In New York the seller pays the state transfer tax and the buyer pays the mansion tax. Check local custom with your title company.
No. Since August 17, 2024, offering compensation to a buyer's agent is the seller's choice and is negotiated case by case. Set that line to 0% if the seller isn't offering it.
No. Tax on the gain depends on the seller's basis, how long they lived there and their tax situation. Send them to a CPA.
The free PDF carries an AVEX RE footer. In AVEX, the same sheet carries your name, photo, brokerage and license number, links to the seller's contact and downloads as a PDF any time.
Hand the seller a branded net sheet.
AVEX RE's Seller Net Sheet uses this same math, adds your agent card, links the sheet to the seller's contact and downloads as a PDF. $99 a month or $799 a year, month to month.
Start for $99