Definition
A seller net sheet is an itemized estimate of how much money you will actually walk away with after a sale. It starts with the sale price, then subtracts your mortgage payoff, any second loans or HELOCs, liens and judgments, prorated property taxes, HOA dues, title and escrow fees, transfer taxes where they apply, agent commissions if you list, seller concessions, and repair credits. Adding up these deductions often changes which offer is truly best: a higher price with commissions, repairs, and months of carrying costs can net less than a lower cash offer with no fees. A useful net sheet uses real figures where possible, such as a written payoff statement from your lender and the county's actual tax amounts, and labels everything else as an estimate. Title companies and escrow officers can prepare one, and you should compare net sheets side by side whenever you have more than one option.
Real seller example
Paula Sanders had two paths: list for a higher price or accept a lower cash offer. She built a net sheet for each. The listing sheet subtracted agent commissions, about $9,000 in repairs the inspection was likely to require, seller concessions, and three months of mortgage, taxes, and utilities while it sat on the market. The cash sheet subtracted only the payoff, prorated taxes, and standard title costs. These were her own example figures, but the side-by-side view showed the two outcomes were much closer than the headline prices suggested, and the cash sale came with a firm closing date.
Frequently asked questions
Sale price minus mortgage payoff, liens, prorated taxes, title and escrow fees, transfer taxes, commissions, concessions, and repair credits.
Title companies, escrow officers, and agents can prepare one, or you can build your own with a calculator.
It's only as accurate as its inputs. Use a written payoff statement and real tax figures where possible.
Because fees, repairs, and carrying costs can make a higher offer net less money.
Only where your state or county charges them, and who pays varies by location and contract.
No agent commissions and no repair requirements. Your settlement statement shows every line at closing.