Understanding Your Seller Net Sheet: What You'll Really Take Home When You Sell Your Home

When you start thinking about selling your home, one of the first questions that comes up is: “How much will I actually walk away with?”

That’s where the Seller Net Sheet comes in. It’s one of the most important tools in the home selling process, yet many sellers don’t understand how to read it. In this post, we’ll break down exactly what a Net Sheet is, what it includes, and how to estimate what you’ll take home when you sell.

What Is a Seller Net Sheet?

A Seller Net Sheet is a simple breakdown that shows you, in plain numbers, how much money you’ll put in your pocket after selling your home.

It includes:

• The expected sale price

• The costs and fees associated with selling

• Your current mortgage payoff amount

• And the net proceeds (your profit after everything is paid)

Think of it as your “bottom line” snapshot. What you’ll actually net (or "get") after the sale closes.

Why It’s So Important

The listing price and the sale price might sound exciting, but those aren’t the numbers that hit your bank account.

Your net proceeds are what truly matter because they determine:

• How much cash you can use toward your next home purchase

• Whether you’ll have funds left over after paying off your mortgage

• And how to price strategically from the start

What’s Included on a Seller Net Sheet

Let’s walk through the main parts so you know exactly what each one means.

1. Sale Price

This is your projected sale amount based on your current market value.
You can get an instant estimate right now using my free home valuation tool:
👉 Find out what your home could sell for

2. Mortgage Payoff

If you still owe money on your current loan, that balance will be paid off at closing.
This number usually includes a few days of accrued interest, so it’s slightly higher than your most recent statement.

3. Real Estate Commissions

This covers the fees paid to the listing and possibly buyer’s agents too. It’s typically a percentage of the sale price and is deducted directly from your proceeds.

4. Title and Escrow Fees

These are the costs for the title company or attorney to handle the closing, transfer ownership, and issue title insurance. They’re standard and vary slightly by county and state.

5. Taxes and Government Fees

You’ll see items like:

• Doc stamps or transfer taxes: A state or county tax charged when you transfer ownership of a property. It’s based on the home’s sale price and is paid at closing.

• Recording fees: These are small fees paid to the county to officially record the sale and update public records. They cover the cost of recording the deed and ensuring the new ownership is legally recognized.

• Property tax prorations (if you’ve already paid ahead for part of the year, you might get a credit back)

6. Repairs or Credits

If you’ve agreed to make repairs or provide a credit to the buyer during negotiations, that amount will show up here.

7. Seller Concessions (if applicable)

Sometimes sellers agree to cover part of the buyer’s closing costs to sweeten the deal. That amount reduces your net proceeds.

8. Estimated Closing Costs Total

All the line items above are totaled here so you can clearly see your total costs of selling.

9. Your Net Proceeds

This is the magic number, the amount left over after all costs and your mortgage payoff are subtracted from your sale price.

This is the money that actually goes into your bank account after closing!

Example Net Sheet Breakdown

What Makes Net Sheets Even More Useful

I will give you three versions of your net sheet that match our listing strategy to give us a clear understanding of what you can realistically walk away with under various conditions:

1. Best Case Scenario (top dollar, multiple offers)

2. Expected Scenario (current market average)

3. Conservative Scenario (lower price or more concessions)

This helps you plan for different outcomes and budget for your next move confidently.

Final Thoughts

Your Seller Net Sheet is one of the most powerful financial tools in your selling journey.
It takes the guesswork out of what you’ll really earn from your home sale and helps you plan your next move with confidence.