Enter your expected sale price, remaining mortgage balance, agent commission, and estimated closing costs to calculate your net proceeds — the amount you'll actually take home at closing.
Sale Details
$
$
Your current loan balance. Leave blank or enter 0 if property is owned free and clear.
Selling Costs
%
Total commission paid to both agents. Typically 5–6% of sale price.
Closing costs input method
$
Includes title, escrow, transfer taxes, attorney fees. Typically $3,000–$10,000.
%
Percentage of sale price. Typically 1–3% depending on state and local taxes.
Net Proceeds Breakdown
Sale price—
Agent commission—
Seller closing costs—
Mortgage payoff—
Total deductions—
Estimated net proceeds—
Net Proceeds
—
Total Deductions
—
Commission
—
This is an estimate. Actual proceeds may vary based on prorations, liens, HOA balances, repair credits, and local closing requirements. Consult your escrow officer for a precise net sheet.
About the Seller Net Sheet Calculator
When you sell a home, the sale price is just the starting point. Agent commissions, closing costs, and your outstanding mortgage all come out before you see a dollar. A seller net sheet shows you the real number — what you actually walk away with. This calculator gives you that estimate instantly so you can plan your move, compare offers, or evaluate whether now is the right time to sell.
Net Proceeds Formula
Commission = Sale Price × Commission Rate
Total Deductions = Commission + Closing Costs + Mortgage Payoff
Net Proceeds = Sale Price − Total Deductions
What Comes Out of Your Sale Proceeds
Agent commission (5–6%) — Typically split between listing agent and buyer's agent. With recent NAR settlement changes, buyer agent compensation may be negotiated separately in some markets.
Seller closing costs (1–3%) — Title insurance, escrow or attorney fees, transfer taxes, recording fees, prorated property taxes and HOA dues.
Mortgage payoff — Your full remaining loan balance, including accrued interest to the closing date and any prepayment penalties.
Other possible deductions — Home warranty, repair credits negotiated with buyer, outstanding liens, back taxes.
When Net Proceeds Are Negative
If your total deductions exceed the sale price, you have negative equity and would need to bring cash to the closing table. Options in this situation include a short sale (selling below the loan balance with lender approval), paying down the mortgage before listing, or waiting for appreciation to rebuild equity. A short sale typically requires a hardship letter and lender approval, and can affect your credit.
Using This Calculator to Compare Offers
Run the calculator with each offer price to see estimated net proceeds side by side. A $450,000 offer with a $10,000 repair credit nets the same as a clean $440,000 offer — but only if your closing costs are equal. Adjusting commission rate also lets you compare full-service listings against flat-fee or discount broker options.
This calculator provides estimates only. Actual closing proceeds depend on prorations, liens, local transfer taxes, and other adjustments. Work with your real estate agent or escrow officer for a formal net sheet. Not financial or legal advice.
Frequently Asked Questions
How do I calculate net proceeds from selling a house?
Net Proceeds = Sale Price − Commission − Seller Closing Costs − Mortgage Payoff. For example: $450,000 sale price, 6% commission ($27,000), $5,000 closing costs, $280,000 mortgage payoff → Net Proceeds = $450,000 − $27,000 − $5,000 − $280,000 = $138,000. This is the estimated cash you walk away with at closing, before taxes.
What costs come out of a home sale?
The main seller costs are: (1) Real estate commission — typically 5–6% of the sale price, split between buyer's and seller's agents; (2) Seller closing costs — including title fees, transfer taxes, escrow/attorney fees, and prorations, typically 1–3% of sale price; (3) Mortgage payoff — your remaining loan balance plus any prepayment penalties or accrued interest. Other possible deductions include home warranties, repair credits, and HOA fees owed.
What is a seller net sheet?
A seller net sheet (or seller's estimated net sheet) is a document prepared by a real estate agent or escrow company that estimates the seller's total proceeds from a home sale. It lists the sale price, all anticipated deductions, and the estimated cash the seller receives at closing. It is typically prepared when listing a property and again when reviewing offers to compare scenarios.
Does mortgage payoff reduce my seller proceeds?
Yes. Your remaining mortgage balance must be paid off at closing from the sale proceeds before you receive anything. If your payoff balance plus selling costs exceed the sale price, you would need to bring cash to close — this is known as a short sale situation or being 'underwater' on your mortgage. This calculator shows a warning when net proceeds go negative.
Can seller net proceeds be negative?
Yes. If your mortgage payoff, commission, and closing costs exceed the sale price, net proceeds will be negative — meaning you owe money at closing rather than receiving it. This can happen when a property is sold for less than the outstanding loan balance or when a seller is highly leveraged. A short sale (selling for less than the mortgage balance with lender approval) is one resolution.
What is a typical seller closing cost percentage?
Seller closing costs typically range from 1% to 3% of the sale price, separate from agent commission. Common items include title insurance, escrow or attorney fees, transfer taxes, recording fees, and prorated property taxes. Some markets and states have higher transfer taxes that can significantly increase seller closing costs. Always check local norms and get an estimate from your escrow officer or attorney.
Can I use this calculator to compare multiple offers?
Yes. Run the calculator once for each offer price to compare estimated net proceeds. A higher offer with more contingencies or seller concessions may result in lower net proceeds than a slightly lower clean offer. You can also adjust the commission rate if you are comparing full-service agent listings with flat-fee or discount broker options.
