DoorlarkHow to fill it in so the number holds up
- Payoff: use the lender's payoff letter, not the balance on the statement. Payoffs include interest through the closing date and can run higher than the statement balance.
- Listing commission: whatever the listing agreement says. Enter it as a percentage of the sale price.
- Buyer-agent compensation: leave it at 0 unless the seller has agreed to pay it, either as a percentage or as a concession in the offer. If it comes as a dollar credit, put it in concessions instead so you don't count it twice.
- Title, escrow and transfer taxes: these vary by state, county and even by who pays what in your contract. Call your title or escrow company for a quote rather than guessing. Some areas have no transfer tax and some charge both a state and a city tax.
- Prorated taxes: if the seller hasn't paid this year's property taxes yet, they'll owe their share through closing. Your title company can calculate it.
Worked example (the default numbers)
| Sale price | $450,000 |
| Mortgage payoff | −$210,000 |
| 2.5% listing commission | −$11,250 |
| Title, escrow and settlement fees | −$3,000 |
| Estimated cash to seller | $225,750 |
These are example inputs, not typical costs for any market.
Using a net sheet in a listing appointment
- Run three prices, not one. Show the seller the net at your suggested list price, 3% under it and 5% under it. It moves the conversation from "my house is worth more" to "what do I walk away with," which is the number they actually care about.
- Show the payoff line first. Sellers who refinanced or took out a HELOC are often surprised. Better at the kitchen table than at the closing table.
- Rerun it with every offer. A higher price with a $10,000 credit and a seller-paid buyer fee can net less than a lower clean offer. Put both offers in two tabs and compare the bottom line.
Want a version for a FSBO seller who asks what they'd save without an agent? The FSBO prompts include a net-proceeds table prompt that lays out both cases honestly.
Related free tools and guides
- Commission Split Calculator: your take-home on one deal after referral fee, brokerage split, cap and fees.
- FSBO prompts: door-knock opener, letter and a net-proceeds comparison.
- Expired listing prompts: a letter and a call opener for sellers whose listing didn't sell.
FAQ
What is a seller net sheet?
An estimate of how much cash a seller will receive at closing: the sale price minus the mortgage payoff, commissions, concessions, title and escrow fees, transfer taxes, prorated taxes and other costs. The final numbers come from the settlement statement at closing.
How accurate is this calculator?
As accurate as the numbers you enter. The math is simple subtraction. The parts that vary are payoff amounts, title and escrow fees and transfer taxes, so get those from the lender and the title or escrow company.
Should the seller pay the buyer's agent?
That's a negotiation between the parties, and the rules on how it's offered changed after the 2024 NAR settlement. Enter it only if the seller has agreed to pay it. Follow your brokerage's guidance and your state's rules on how it's documented.
Why does the payoff differ from my mortgage statement?
A payoff letter includes interest that builds up until the loan is paid off, plus any fees. It's usually a bit higher than the principal balance on your statement.
Does Doorlark save my numbers?
No. The calculator runs in your browser and nothing is sent to us.
By Doorlark Editorial Team. For planning only, not legal, tax or financial advice.