A seller net sheet estimates the proceeds you take from selling your home: the sales price plus seller credits, minus mortgage and lien payoffs, real estate commissions, title and escrow charges, taxes, and other expenses. This calculator produces a fully itemized statement so every line is traceable to its input.
Whether you call it a net sheet, a seller closing cost estimate, or an estimated net proceeds statement, the result here is a preliminary estimate, not a quote and not a settlement statement. Final figures are determined at closing.
Enter three prices to compare. Percentage-based charges such as commissions recalculate automatically for each price; every dollar-based line has its own cell per scenario so you can adjust each one independently. Start from the compare row below, or load your Single Estimate values into all three columns.
Commission percentages auto-calculate from each price. Enter dollar items per scenario.
| Item | Option A | Option B | Option C |
|---|---|---|---|
| Sales price | - | - | - |
| - | - | - | |
| - | - | - | |
| First mortgage payoff | |||
| Second mortgage payoff | |||
| HELOC payoff | |||
| Other liens and judgments | |||
| Estimated per-diem interest through closing | |||
| Additional payoff-related fees | |||
| Owner's title insurance premium (seller paid) | |||
| Applicable endorsements | |||
| Escrow / settlement fee | |||
| Document preparation fee (where permitted) | |||
| Recording fees allocated to seller | |||
| Wire and courier fees | |||
| Transfer / documentary taxes (where applicable) | |||
| Other transaction-specific title charges | |||
| Property tax proration | |||
| HOA dues proration | |||
| HOA transfer fee | |||
| HOA resale / disclosure package fee | |||
| Special assessments | |||
| Seller concessions | |||
| Buyer closing-cost credits | |||
| Repair allowances | |||
| Home warranty | |||
| Seller-paid transaction coordination fee | |||
| Other miscellaneous expenses | |||
| Commission percentage inputs (shared) Listing and buyer broker percentages below apply to all three prices. | | ||
PRELIMINARY ESTIMATE, NOT A QUOTE. This calculator is a planning tool. Payoff amounts, title insurance premiums, escrow fees, taxes, and prorations must be confirmed by your lender, agents, and title company before closing. 1st Option Title does not guarantee closing costs, and no estimate here should be presented as a final figure.
The bottom line of any net sheet is the same formula: start with the estimated sales price, add credits that belong to you, and subtract every amount that comes out of your proceeds. The rest of this page breaks down each bucket so you can see exactly where the money goes.
A detailed walkthrough of every line on a seller net sheet and how the numbers are calculated.
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A seller net sheet is a preliminary worksheet that estimates the net proceeds a seller takes from a home sale. It starts with the sales price, adds any seller credits, and subtracts mortgage payoffs, real estate commissions, title and escrow charges, taxes, prorations, and other expenses. It is an estimate, not a quote and not a settlement statement.
Which costs a seller pays depends on the purchase contract, which is negotiable. Sellers commonly pay the listing and buyer broker commissions, the owner's title insurance policy when the contract assigns it to them, and any liens, judgments, and payoff amounts required to clear title. Property tax prorations and HOA prorations are also typically adjusted at closing. Ask 1st Option Title for the exact items that apply to your contract.
In Arizona, the purchase contract and its addenda usually decide who pays title insurance, escrow fees, and recording charges. Sellers commonly pay the buyer broker or listing commission as negotiated, the owner's title policy when the contract requires it, and any liens or judgments that must be satisfied to deliver clear title. Prorations for property taxes and HOA dues are adjusted at closing. Confirm the specific terms with your agent and with 1st Option Title.
Commissions are paid from the closing proceeds when the contract says so, which is why the net sheet subtracts them from the sales price. The listing and buyer broker compensation amounts are fully negotiable, and either side can be zero. Confirm the agreed amounts in writing before you rely on a net sheet.
A credit to the seller increases proceeds, for example a property tax proration where the seller has already paid taxes for days after closing, or an HOA dues credit paid in advance. A credit to the buyer, such as a seller concession or repair allowance, reduces the seller’s proceeds. This calculator treats each item according to the Credit to seller selection on that line.
A net sheet is only as accurate as the numbers entered into it. Payoff amounts change daily as per-diem interest accrues, title and escrow charges depend on the actual quote, and prorations depend on the closing date. Treat the result as a planning estimate and get firm figures from your lender, agent, and title company before closing.
Yes. Switch to Compare Three Prices mode and enter up to three sale prices. Percentage-based charges, such as commissions, recalculate automatically for each price, and every dollar-based line has its own cell per scenario so you can adjust each one independently.