How this works
Net proceeds are the sale price minus everything that comes out of it at closing: loan payoffs, commissions, the seller’s share of transfer taxes, concessions, title and settlement fees, recording and HOA fees, repairs, a home warranty and anything else you add. The effective cost percentage leaves out the loan payoffs, since those are the seller’s own debt rather than a cost of selling.
Property taxes are prorated on a calendar year: the seller owns the home through the day before closing and is charged that share of the year’s taxes. Some places bill in arrears or on a fiscal year, so adjust if yours does. Transfer tax defaults come from our state research, and where a state uses tiers, the calculator applies them to your price.
The second column recomputes everything at a higher price, 2% by default, to show what competing offers can mean: the extra money to the seller after costs, and the extra gross commission. On deadline day, an offer round is how you find that number.
Questions
What is a seller net sheet?
A seller net sheet estimates what a homeowner walks away with after the sale: the sale price minus loan payoffs, commissions, transfer taxes, title and settlement fees, prorated property taxes and any concessions or repairs.
How accurate is this estimate?
It is an estimate to plan with. Transfer tax defaults come from our state research and can be off where counties or cities add their own taxes. Your title company’s settlement statement is the final word.
Why is there a column for competing offers?
Because the price is the biggest lever. The second column shows how much more the seller nets, after the extra commission and taxes, if competing offers push the price up by the percentage you choose.