Seller Net Sheet Calculator

Where the money goes

The largest line is normally real estate commission, which is negotiable and — following the 2024 industry settlement — is now negotiated separately with the buyer side rather than assumed. After that come title and escrow fees, recording and transfer fees, prorated property taxes, any seller-paid concessions, repair items negotiated after inspection, HOA transfer and status fees, and an optional home warranty. Adjust each field to your situation; the itemized list updates as you go.

Concessions are a pricing decision

A buyer asking for a concession is not necessarily asking you to net less. Sellers who understand this often accept a strong offer with a concession attached over a slightly higher offer without one, because the concession can be structured toward the buyer rate buydown and make the deal far more likely to close. What matters is your net, not the headline price.

Pricing right beats trimming line items

You can negotiate a few hundred dollars off title fees. You cannot recover what you lose by overpricing and chasing the market down. Homes that launch above the market typically sit, take reductions, and ultimately sell for less than comparable homes priced correctly on day one — while carrying months of extra mortgage payments. I track live market data so we set the number correctly the first time.

Common questions

How much are seller closing costs in Colorado?

Excluding commission, sellers commonly see title and escrow, recording, prorated taxes and HOA fees. Commission is the largest single variable and is negotiable. This calculator itemizes all of it.

Who pays the buyer agent commission now?

Since the 2024 settlement, buyer agent compensation is negotiated separately and can be paid by the buyer, the seller, or shared. It is a negotiating point on every deal.

What is a seller net sheet?

An itemized estimate of your proceeds — sale price minus all selling costs minus your mortgage payoff. It is the number that actually matters when comparing offers.

More calculators

• Mortgage Payment (PITI) — See your true monthly payment, not just principal and interest
• Rate Buydown & Points — Permanent points and 1-0, 1-1, 2-1, 3-2-1 temporary buydowns
• Affordability & DTI — What price you qualify for, and what you should actually spend
• Rent vs. Buy — Break-even year and net position over time
• Refinance Break-Even — Monthly savings, break-even month, and lifetime interest
• Investment Property ROI — Cash flow, cap rate, DSCR and total return with leverage

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Educational estimate only — not a loan approval, appraisal, or tax advice. Michael Rush is a licensed REALTOR® with Keller Williams Realty DTC, not a lender, CPA, or attorney. Equal Housing Opportunity.