Seller Net Sheet Calculator
Estimate home-sale cash proceeds after selling costs and mortgage payoff.
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About the Seller Net Sheet Calculator
A seller net sheet estimates how much cash a home seller may receive at closing. This calculator starts with the sale price, subtracts agent commission, seller closing costs, transfer tax, repairs or staging, and the outstanding mortgage payoff, then reports estimated net proceeds. It also shows an effective cost to sell, which is the selling-cost portion as a percentage of sale price, excluding mortgage payoff.
The page is intentionally a proceeds worksheet, not a tax return. It does not calculate capital gains tax because it does not ask for purchase price, adjusted cost basis, ownership period, residence period, filing status, depreciation, or prior home-sale exclusion history. IRS Publication 523 explains that qualifying homeowners may exclude part of eligible gain, but that tax analysis requires facts that are not collected here.
How to Use the Calculator
- Enter the expected sale price.
- Enter the mortgage payoff or other lien payoff that must be cleared at closing.
- Enter the agent commission percentage.
- Enter seller closing costs as a percentage of sale price.
- Add repairs, staging, credits, or concessions as a flat dollar amount.
- Enter any local transfer tax rate that applies to the seller.
Reading the Breakdown
Estimated net proceeds is sale price minus all listed deductions. Total deductions includes both selling costs and mortgage payoff. Effective cost to sell includes commission, closing costs, transfer tax, repairs, and staging, but excludes mortgage payoff because the mortgage is an existing debt rather than a transaction fee.
With the default $400,000 sale price, $250,000 mortgage payoff, 6% commission, 2% closing-cost estimate, $5,000 repairs, and 0.5% transfer tax, the calculator estimates $111,000 in net proceeds. Selling costs total $39,000 before the mortgage payoff, so the effective cost to sell is 9.8% of the sale price.
Common Items to Confirm Locally
Seller costs vary by contract, market, state, county, and title or escrow practice. Confirm whether your situation includes owner title insurance, escrow fees, attorney fees, recording fees, transfer taxes, home warranty credits, buyer closing-cost credits, HOA transfer fees, unpaid property taxes, lien releases, repair credits, staging, photography, or moving costs. Add anything that reduces cash proceeds to the closest field before relying on the estimate.
Tax Note
Capital gains tax is not calculated on this page. For a primary residence, review the IRS home-sale exclusion rules in Publication 523 and confirm whether you meet the ownership, residence, look-back, and reporting requirements. Business use, rental use, depreciation, partial exclusions, inherited basis, and prior exclusions can change the answer. Treat this calculator as a closing cash worksheet and handle tax separately.