How a seller net sheet works
The sale price is the headline, but it is not your money — it is the pool everything else gets paid from. At closing, the title or escrow company pays off your mortgage and any second lien first, then the agents, then the fees and taxes, then any credits you promised the buyer, and wires you whatever is left. A net sheet simply runs that waterfall in advance. Two lines deserve special attention: thecommission, because it is the largest cost and — since the 2024 NAR settlement — explicitly negotiated on both sides of the deal rather than assumed; and the payoff, because your exact payoff quote from the lender includes interest through the closing date and is usually a bit higher than your last statement balance.
The net proceeds formula
Net proceeds = Sale price − Selling costs − Loan payoffs
Selling costs = Commissions + Title/escrow fees + Transfer tax + Concessions + Repairs & prep + Prorated property tax
Commissions, title fees, and transfer taxes are entered as a percent of the sale price; concessions, repairs, and prorations are dollar amounts. If the result is negative, the sale doesn't cover what you owe — you would need to bring cash to closing or negotiate with your lender.
Worked example
Say you sell for $450,000 with $210,000 left on the mortgage, agree to a 2.5% listing commission plus a 2.5% seller-paid buyer's-agent fee, and give the buyer $3,000 in concessions after $4,000 of pre-sale prep. Here is the net sheet:
| Step | Amount |
|---|---|
| Sale pricethe contract price, before anything comes out | $450,000 |
| − Agent commissions2.5% listing + 2.5% seller-paid buyer's agent — both negotiated, not fixed | −$22,500 |
| − Title, escrow & attorney fees1% of the price in this example | −$4,500 |
| − Transfer taxes0.5% of the price — set by your state, county, or city | −$2,250 |
| − Concessions, repairs & prorated tax$3,000 buyer credit + $4,000 pre-sale prep + $1,200 property tax | −$8,200 |
| − Mortgage payoffthe remaining loan balance, wired to your lender at closing | −$210,000 |
| = Net proceedsselling costs alone were $37,450 — 8.32% of the sale price | $202,550 |
Computed with this calculator's default settings — open the tool above and you'll see the same numbers, then swap in your own price, payoff, and negotiated rates.
Commissions after the NAR settlement — and the tax question
For decades, listings quoted a combined commission that the seller paid and the two agents split. The 2024 NAR settlement ended that default: offers of buyer's-agent compensation can no longer ride along on the MLS, and each side now negotiates its own agent's fee. Rates you'll hear quoted commonly run from around 1% to 3% per side, but there is no standard — discount brokers, flat-fee listings, and full-service agents all price differently, and every listing agreement is negotiable. That is why this calculator takes listing and buyer's-agent percentages as two separate, editable inputs instead of assuming any rate.
One thing a net sheet deliberately leaves out: income tax. Yourtaxable gain is the sale price minus selling costs minus what you paid for the home and put into improvements — a different number from your net proceeds. If the home was your primary residence for two of the last five years, Section 121 generally lets you exclude up to $250,000 of gain ($500,000 married filing jointly) from tax entirely. For gain beyond the exclusion, or for a property that doesn't qualify, estimate the bill with ourcapital gains calculator.
Planning both sides of a move? Estimate the buyer-side bill on your next place with theclosing cost calculator, and size the payment on the next loan with themortgage calculator— your net proceeds here are usually the down payment there.
Frequently asked questions
How much will I make selling my house?
Start from the sale price and subtract two buckets: selling costs and loan payoffs. Selling costs include agent commissions, title, escrow and attorney fees, transfer taxes, any credits you promised the buyer, pre-sale repairs, and your prorated share of property tax — together these commonly land in the mid-to-high single digits as a percent of the price, though every line varies by market and negotiation. Then subtract what you still owe on your mortgage and any HELOC or second lien. What remains is your net proceeds — the number this calculator itemizes line by line.
What does it cost to sell a house?
The biggest line is usually agent commission, which is fully negotiable — there is no standard rate. Beyond commission, sellers typically pay title, escrow, and attorney fees (often quoted around 1% or so of the price, varying by state), transfer and recording taxes that range from zero to several percent depending on location, plus any buyer concessions, pre-sale repairs and staging, and prorated property tax. Because every one of these varies, this calculator makes each line editable rather than assuming a fixed total.
Who pays the buyer's agent commission now?
Since the 2024 NAR settlement, buyer's-agent compensation can no longer be advertised through the MLS and is explicitly negotiated in each deal. Buyers now sign agreements with their own agents spelling out the fee, and whether the seller covers it is a negotiating point in the offer — the seller may pay all of it, part of it, or none. Many sellers still offer to cover it to widen the buyer pool, but it is a choice, not a rule. Enter only the share you actually agree to pay, and set it to zero if you pay none.
What are seller concessions?
Seller concessions are credits the seller gives the buyer at closing, usually negotiated after the inspection or to help the buyer afford the deal. Common forms include a credit toward the buyer's closing costs, money in lieu of repairs the inspection turned up, or funds to buy down the buyer's mortgage rate. Concessions don't change the sale price on paper, but they come straight out of your proceeds dollar for dollar — which is why this calculator lists them as their own line on the net sheet rather than burying them in the price.
Is the profit from selling my home taxed?
Often not. Under Section 121 of the tax code, if the home was your main residence and you owned and lived in it for at least two of the five years before the sale, you can generally exclude up to $250,000 of gain from income — up to $500,000 for a married couple filing jointly. Gain above the exclusion, or gain on a home that does not qualify (a rental, a flip, a second home), is a capital gain. Note the tax is on your gain (price minus what you paid and improved), not on your net proceeds. This is education, not tax advice — see IRS Topic 701 or a tax professional.
Sources
- Consumer Financial Protection Bureau — Owning a Home hub (buying and selling guides)
- IRS Topic No. 701 — Sale of Your Home (Section 121 exclusion)
The official figures this page quotes are drawn from the primary sources above — check them (or a qualified professional) before relying on a result.
Disclaimer: This calculator is foreducation and illustration only. Actual proceeds depend on your negotiated commission, your lender's exact payoff quote, local transfer-tax rules, and the final closing statement your title or escrow company prepares. Nothing here is real estate, financial, legal, or tax advice — confirm your numbers with your agent, lender, and a tax professional before making decisions.