Estimates for planning only — not a settlement statement. Transfer taxes, title practices, and customary costs vary by state and contract; commissions are fully negotiable and set by your listing agreement.
Why agents lead with a net sheet
Sellers anchor on price; closings pay out net. The gap between the two — payoff, commission, transfer taxes, title work, credits — routinely runs 8–12% of the sale price, and a seller who first learns that at the closing table blames the agent. Walking a seller through a net sheet at the listing appointment (and re-running it with every offer) is the cheapest trust-builder in the business.
The line items, in plain English
- Mortgage payoff: the balance plus interest through closing day — request the payoff letter early; it's not the number on last month's statement.
- Commission: whatever your listing agreement says — it's negotiable, and how buyer-side compensation is handled is negotiated too.
- Transfer taxes: state and county levies on the deed transfer; who pays is local custom and contract.
- Title / attorney / settlement: title-state vs. attorney-state changes the shape, not the existence, of this cost.
- Credits and repairs: the inspection negotiation, in dollar form.
FAQ
What is a seller net sheet?
An itemized estimate of what you walk away with at closing: price minus payoff, commissions, taxes, and costs. Agents run one before listing and with each offer.
Is commission a fixed percentage?
No. Commissions are fully negotiable, vary by market and service level, and there is no standard rate — enter whatever you've agreed to.
Are these numbers exact?
They're planning estimates. Your title or escrow company produces the exact settlement statement before closing.
More free tools: Mortgage payment calculator · Commission split calculator · Related: Expired listing scripts
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