Seller Net Sheet Calculator
Estimate your net proceeds after selling your home: agent commission, mortgage payoff, closing costs, repair credits, and other costs. Free seller net sheet.
Reviewed for accuracy by Marcus Webb and the Blueprint Dynamics editorial team (last updated July 2026). Our calculators use primary-source formulas and are cross-checked against IRS publications, Fannie Mae guidelines, and Federal Reserve data. Learn more about our methodology.
Estimate your proceeds after selling your home
Estimated Net Proceeds
$154,500
What costs does a home seller pay at closing?
A seller's net sheet is the document showing what a seller will receive after all costs are deducted from the sale price. Total seller closing costs typically run 8–10% of the sale price. On a $450,000 sale, that's $36,000–$45,000 in total costs before netting proceeds — which is often surprising to sellers who assume the sale price is close to what they'll receive. Understanding each component helps you negotiate strategically and set accurate expectations.
Real estate commission — the largest seller cost
Historically, sellers paid a 5–6% commission split between the listing agent and the buyer's agent. Following the 2024 NAR settlement (taking effect in August 2024), buyer's agent commission is no longer mandated through the MLS — sellers can choose whether and how much to offer buyer's agents, and buyers may negotiate compensation directly with their agents. In practice, many sellers continue offering 2–2.5% to buyer's agents to attract represented buyers, while listing agents charge 2–3%. Commission is now more openly negotiable than before — especially for higher-priced homes where the absolute dollar amount of commission is larger.
Other closing costs for sellers
Title insurance (owner's policy): $500–$2,000 depending on sale price and state. In some states, buyers pay; in others, sellers pay; in many it's negotiable. Escrow/settlement fee: $500–$2,500 for the escrow or title company handling the transaction. Transfer taxes and recording fees: vary widely by state and county — California charges 0.11% of sale price as state transfer tax plus local taxes. New York City imposes a Mansion Tax on sales above $1 million (additional 1–3.9%). No transfer tax in some states (Texas, Florida). Prorated property taxes: you pay taxes through your closing date. HOA transfer fee and prorated dues if applicable. Mortgage payoff: your outstanding balance plus per-diem interest through the closing date.
Repair credits and negotiated concessions
After the home inspection, buyers frequently request repairs or credits for discovered issues. A seller credit is cash flowing from your proceeds to the buyer at closing in lieu of making repairs — the buyer uses it to address issues post-closing. Credits are negotiable and often come down to who wants the deal more. In a seller's market, sellers can decline inspection requests entirely. In a buyer's market, $5,000–$20,000 in credits is common on homes with deferred maintenance. Proactively pricing in a realistic credit assumption on your net sheet — especially for older homes — avoids unpleasant surprises after going under contract.