How much do I actually keep when I sell my house?

Your net is the sale price minus everything that comes off the top: the loan payoff, commission, escrow and title fees, county transfer tax, prorated property taxes, and any repairs or credits negotiated after the inspection. The figure that matters is what reaches your account, not the headline sale price. This calculator adds up the numbers you enter for your own property.

What is a seller net sheet?

A seller net sheet is an itemised estimate of what a seller walks away with after a sale. It lists the sale price, subtracts each cost of selling and the remaining mortgage balance, and shows the estimated proceeds. It is an estimate prepared before or during a sale, not a final settlement statement — the binding figures come from escrow at closing.

Is real estate commission negotiable?

Yes. Commission is negotiable by law and in practice, which is why this calculator does not prefill a rate. Enter the rate you have agreed or are considering, and ask what it covers and how it is split between the two sides of the transaction.

Seller Net Sheet — What You'd Actually Walk Away With | John Abril

Sale price is the headline. What lands in your account is the number that decides whether selling is worth doing, and it is a different figure. Fill in what you know — the estimate updates as you type.

Nothing here is prefilled on purpose. Commission is negotiable by law, and escrow, title and transfer costs vary by provider and county — so this adds up the numbers you enter rather than assuming a rate on your behalf. Not sure on a line? Leave it blank and it counts as zero.

The sale

Expected sale price What you think it will sell for. Not sure? Get a value first.

What you still owe

First mortgage payoff Not last month's statement balance — the payoff includes interest through closing. Escrow orders the exact figure.

Second mortgage or HELOC Anything else secured against the home. It has to clear at closing too.

Commission

Total commission rate Negotiable, always — by law and in practice. Enter the rate you have agreed or are weighing up, and ask what it covers and how it splits between the two sides.

Closing costs

Escrow fee The neutral third party holding the money and paperwork. Varies by provider.

Title insurance Protects against an ownership claim surfacing later. Who pays which policy is customary by county and negotiable.

County / city transfer tax Charged on the transfer itself. Some cities add their own on top of the county's — escrow or your agent can confirm yours.

Prorated property taxes Your share for the part of the tax year you owned the home.

HOA transfer & document fees Only if you are in an association. Leave blank if not.

Natural hazard report, warranty, recording, courier The small stuff. Individually minor, collectively worth a line.

After the inspection

Repairs or credits to the buyer Whatever gets negotiated once the buyer's inspector has been through. This is the line that moves most between opening escrow and closing.

Anything else Concessions, a rent-back, a lien payoff — whatever else is coming off.

Your estimate

Enter an expected sale price to see what you would walk away with.

Have John check these numbers 📞 Call (909) 635-5813

Questions people ask

Why is nothing filled in for me?

Because the honest values differ per deal and per county, and a prefilled number quietly becomes an expectation. Commission in particular is negotiable by law — printing a rate here would suggest there is a standard one. Escrow, title and transfer costs vary by provider and by what is customary where you are. Ask John or your escrow officer for the figures on your property and enter those; the arithmetic is the easy part.

Is this the number I will actually receive?

No. It is an estimate built from what you entered, useful for deciding whether selling makes sense. The binding figures come from escrow on the settlement statement at closing, and they move — most often on the repair or credit line after the buyer's inspection.

Do I owe tax on what is left?

Often no, but it depends on facts specific to you. Federal law lets many homeowners exclude a large amount of gain on a primary residence if they owned and lived in it for at least two of the last five years. Exceptions exist, and rental or inherited property follows different rules. This is the one part of selling worth talking to a tax professional about before you sign anything. See what selling actually costs for more.

What if the number is smaller than I hoped?

Then it is worth knowing now rather than three weeks into escrow. Sometimes the answer is to wait, and sometimes it is to borrow against the equity rather than sell it — that comparison is here. If you are buying next, check what the next payment looks like before committing either way.

This calculator is an educational estimate built entirely from figures you enter. It is not a quote, an appraisal, a guarantee of sale price or proceeds, or legal, tax, or financial advice. Costs vary by property, city, county and provider and change over time. Commission and fees are negotiable. Your binding numbers come from your escrow settlement statement at closing. Nothing you type here is sent anywhere or stored — the maths runs in your browser. For a net sheet prepared on your actual property, talk to John at 909.635.5813.