Estimates for planning only, not a settlement statement. Transfer taxes, title practices, and customary costs vary by state and contract; commissions are fully negotiable and set by your listing agreement.
Why agents lead with a net sheet
Sellers anchor on price; closings pay out net. The gap between the two, payoff, commission, transfer taxes, title work, credits, routinely runs 8–12% of the sale price, and a seller who first learns that at the closing table blames the agent. Walking a seller through a net sheet at the listing appointment (and re-running it with every offer) is the cheapest trust-builder in the business.
The line items, in plain English
- Mortgage payoff: the balance plus interest through closing day, request the payoff letter early; it's not the number on last month's statement.
- Commission: whatever your listing agreement says, it's negotiable, and how buyer-side compensation is handled is negotiated too.
- Transfer taxes: state and county levies on the deed transfer; who pays is local custom and contract.
- Title / attorney / settlement: title-state vs. attorney-state changes the shape, not the existence, of this cost.
- Credits and repairs: the inspection negotiation, in dollar form.
FAQ
What is a seller net sheet?
An itemized estimate of what you walk away with at closing: price minus payoff, commissions, taxes, and costs. Agents run one before listing and with each offer.
Is commission a fixed percentage?
No. Commissions are fully negotiable, vary by market and service level, and there is no standard rate, enter whatever you've agreed to.
Are these numbers exact?
They're planning estimates. Your title or escrow company produces the exact settlement statement before closing.
More free tools: Mortgage payment calculator · Commission split calculator · Related: Expired listing scripts
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