Seller Net Sheet Calculator

1. The price, or two of them

2. The lines that move with the price

Enter these as percentages of the sale price. They are recalculated separately for each price column.

Two fields, not one, because they are two separate agreements: what the seller agreed to pay the listing brokerage, and what if anything the seller is offering toward the buyer's side. Enter each as a percent of the price, digits only. This page has no default rate, suggests none, and prints no example figure here: commission is negotiable and is whatever the agreements in your file say. If a figure is a flat dollar amount rather than a percent, put it under “Other seller-paid cost” in the dollar-lines box below instead.

A credit toward the buyer's closing costs written as a share of the price. A flat-dollar credit goes in the dollar-lines box below.

As a percent of the price. Nothing here looks this up, and nothing assumes a rate: who pays it, how much it is and whether it exists at all are set by state law and often by the county. A recent settlement statement for the same county, or the closing agent, is where the figure is usually found. To convert a per-unit rate, divide it by the unit: $1 per $500 of price is 0.2%, and $3 per $1,000 is 0.3%. Where a state exempts a first bracket of the price, the true figure is lower than a flat percentage of the whole price. Iowa is the one state with a page of its own here, and the Iowa seller net sheet calculator works that state's bracket out from the statute instead of asking for a rate.

3. The lines that are a dollar figure

These stay the same whichever price you look at. Leave any of them empty; an empty field is nothing, not a zero you have confirmed.

Cost of sale

The seller's share of a tax, dues or rent period that straddles the closing date. Whether it is a charge to the seller or a credit depends on the period, the closing date and whether the bill has been settled, so the property tax proration calculator works out the share and the direction. Enter a credit to the seller as a negative number here.

Use this instead of the rate above where the tax is a flat fee, or where you already know the dollar figure for this price.

Loans to pay off

A payoff is typically more than the remaining principal, because it usually carries interest to the payoff date and may carry a fee, and a quote is generally good only through a stated date. The lender's written quote is the figure that settles; a statement balance stands in for it until one is in hand.

The sheet is worked out entirely in your browser: what you enter in the tool is not sent anywhere and is not saved, so it keeps working with no connection. The page reports an anonymous count that the tool was used, and nothing you entered goes with it. The optional email form further down is separate: the address you give it is stored and used to send the toolkit and occasional updates, as the consent box there says.

4. The net sheet

Enter a price to build the sheet.

How the sheet is worked out

• Cost of sale first, then the payoff, then the net. The percentage lines are taken on the price in that column, the dollar lines are added as entered, and the two together are the cost of sale. The loans come off after that, because a payoff is not a cost of selling: it is the seller's own debt being settled out of the proceeds, and keeping it on its own line is what lets the cost-of-sale percentage mean anything.
• Every line is rounded to the cent, and the net is the remainder. The net is the price less the lines as they are printed, so the column adds up exactly as shown. Rounding each line independently and then rounding the total separately can leave the two a cent apart, printing a sheet whose own figures contradict each other.
• An empty field is nothing, not zero. Nothing is pre-filled and no line is estimated for you. A line you left empty simply does not appear on the sheet, so what prints is what you actually verified.
• A negative net is shown as a negative net. Where the costs and the payoff come to more than the price, the page reports what the seller would have to bring to closing rather than stopping at zero.
• Cost of sale is also shown as a percent of the price. It is that column's cost of sale divided by that column's price. Between two prices it moves whenever any dollar line is non-zero, because those dollars do not shrink when the price does; with only percentage lines entered it is the same figure in both columns.

Why a net sheet is built twice

The reason to run two prices is not that the net is lower at the lower price, which is arithmetic nobody needs a page for. It is that the lines behave differently from one another, so the shape of the sheet changes and not just its bottom line.

With no percentage line entered at all, the net falls by exactly the difference between the two prices. Every rate entered moves it away from that, which is the quantity the second column exists to show.

What this page does not do

• It does not look up a rate, a fee or a premium. Not the transfer tax, not the title premium, not the recording fee, not the escrow fee. Each is set by state law, by county, or by the company closing the file, depending on where the property is, so every one of them is a number you supply.
• It does not estimate a commission. No default, no suggestion, no typical figure, and no example figure beside the field. What the seller pays, and to whom, is in the agreements in your file.
• It does not calculate tax on the sale. Capital gain, basis, depreciation recapture, the exclusion on a main home, withholding on a non-resident seller: none of it is here. Net proceeds at closing and what a seller keeps afterwards are different figures, and the second one is a conversation with a tax professional.
• It does not decide who pays what. That is the purchase agreement, read alongside whatever is customary where the property is. The page adds up the lines you assign to the seller.