A seller's net sheet is a real estate document or spreadsheet that estimates how much you may earn in a home sale.
A properly formatted net sheet calculates your estimated net proceeds by deducting common fees the seller pays — real estate agent commissions and seller closing costs — from a projected sales price.
For example, if you list your home at $350,000, a net sheet might include:
- 6% commission: $21,000
- Estimated closing costs (2%): $7,000
- Repairs or concessions: $5,000
- That would leave you with about $317,000 in net proceeds.
This guide breaks down how a net sheet works and includes a free template to help you estimate your proceeds.
Your best next step is to find a local real estate agent for the most accurate net sheet. A seasoned pro knows how much your home may sell for and your potential fees. Answer a few simple questions to connect to a top-rated local agent today!
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Real Estate Witch is part of the Clever Real Estate family, the nation’s leading real estate education platform. Our mission is to give home buyers, sellers, and investors clear, unbiased advice that helps them save money and make smarter decisions.
This article was written and reviewed by Steve Nicastro, Managing Editor at Clever Real Estate. Steve brings a unique perspective as both a journalist and a real estate professional.
While working as a full-time agent, Steve sold 19 homes totaling $6 million in transaction volume. He has completed dozens of seller net sheets, and comparative market analysis reports for his clients and potential customers.
Before writing for Real Estate Witch and working as a real estate agent, Steve spent over 6 years on NerdWallet’s content team as a writer. His work has been published at USA Today, The Associated Press, and US News, among other publications.
What is a seller's net sheet?
A seller’s net sheet is a detailed spreadsheet created by a real estate agent, broker, or title company. It provides an estimate of what you could earn from a home sale.
The net sheet provides the final estimated net proceeds by subtracting all the closing costs from a range of sale prices or the home's estimated fair market value, determined by a realtor.
Common home sale expenses included in a net sheet are realtor commission, seller-paid closing costs (title insurance, escrow fees, attorney fees), and other potential costs (seller concessions, mortgage payoff, etc).
What a seller's net sheet isn't
A seller's net sheet is not legally required in a home sale. It is a courtesy provided by real estate professionals, such as agents, to help sellers better understand their potential net gains.
The figures on an estimated seller's net sheet are considered speculative, as they don't reflect actual sales figures and should be taken as rough projections. Your final sale price and home sale expenses can deviate significantly due to the unpredictable nature of real estate transactions.
Do I need a seller's net sheet?
A net sheet is a useful tool for most home sellers – especially those who plan to use their home sale proceeds to fund another home purchase.
It gives you a clear estimate of what you’ll pocket after expenses, so you can budget and plan ahead with confidence.
Example: Say you need $200,000 for a down payment. You own a home worth $500,000 and still owe $250,000 on the mortgage. A net sheet factors in commissions and closing costs to show whether your sale will cover the down payment and leave extra cash for moving or other expenses.
Seller's net sheet example
| Item | $600,000 | $575,000 | $550,000 |
|---|---|---|---|
| Pre-listing repairs | $2,000 | $2,000 | $2,000 |
| Tax service fee | $65 | $65 | $65 |
| Deed prep (attorney) | $495 | $495 | $495 |
| Owner’s title insurance | $811 | $811 | $811 |
| Buyer closing costs (if requested) | $5,000 | $5,000 | $5,000 |
| Estimated seller closing costs | $12,026 | $11,934 | $11,841 |
| Realtor commission (5.57%) | $33,420 | $32,028 | $30,635 |
| Estimated net proceeds | $554,554 | $531,038 | $507,524 |
*This is an estimated net sheet provided as a courtesy. Actual net to seller may be more or less at closing. Final numbers will be determined by the closing attorney.
Here's an example of a copy of a real net sheet I've used in South Carolina for my sellers and prospective clients, during my time working as a full-time agent. Here's what this net sheet includes.
Sale price
A net sheet shows a range of potential sale prices based on the results of a CMA report.
For example, if your home has an estimated fair value of $550,000, a realtor might provide a sale price range between $525,000 and $600,000 to show potential outcomes.
Pre-listing repairs
This column shows what the seller might spend to repair or replace items in the home before listing. The $2,000 figure assumes only minor repairs and improvements—like painting, flooring, and cosmetic repairs—need to be made.
Closing costs
The net sheet includes common seller closing costs, including deed stamps, owner's title insurance, HOA fees, and prorated taxes. However, closing costs vary by market, so check with a realtor or broker for more accurate information.
Seller concessions
Buyer-requested concessions may include closing costs and a home warranty, negotiated as part of the sales contract.
While it's not common for sellers to pay these closing costs in a seller's market, some agents still include these in a net sheet to be conservative.
Real estate commission
This fee covers both the buyer's and seller's agents. Sellers are responsible for covering both agents' fees in most markets. Currently, real estate commission averages 5.70% of the home's sale price.
Other costs
A seller's net sheet may include transfer tax, recording fees, homeowners' insurance, and other miscellaneous costs.
Estimated seller's net proceeds
Net proceeds is what the seller might walk away with in the sale at various sale prices, not including mortgage payoff or post-closing expenses like moving costs.
Want the most accurate net sheet for your home? Every market is different, and costs can vary from one sale to the next. A local real estate agent can create a personalized net sheet that reflects your home’s true market value, local fees, and potential concessions, so you know what you’ll actually take home.
When should I request a seller's net sheet?
Sellers can benefit from a net sheet before and after listing a home for sale.
Before listing your home for sale
A seller’s net sheet shows you what you might earn at various sale prices. This tool effectively outlines your base-case, worst-case, and best-case financial scenarios, providing a perspective on different pricing strategies and their potential impacts on your net proceeds.
Real estate agents usually provide a free net sheet during an initial interview with a seller. The agent completes a comparative market analysis (CMA) to determine your home's estimated fair value and then deducts the estimated seller's closing costs from a range of potential sale prices.
A net sheet can also help you plan for pre-listing costs and determine whether or not it makes sense to make repairs or home improvements before selling your home.
» LEARN: The most important repairs to make before selling
When comparing offers
Net sheets are useful when your home is listed and buyer offers start coming in. Your agent can put together separate net sheets for each offer, to see which one is truly the best offer.
Each net sheet will take into account the buyer’s offer price along with any seller-paid expenses they request, such as closing costs or a home warranty. This detailed analysis helps you understand the financial implications of each offer.
Real estate brokers or title companies may also provide a net sheet after your home is listed for sale.
Before closing
Request one final seller’s net sheet before closing. Your agent may have negotiated new terms and conditions that could significantly impact your bottom line, so it’s smart to take stock one last time before the sale is finalized.
What items usually aren't included?
Mortgage or loan payoff
A seller's net sheet often doesn't include any mortgages or liens to be repaid at closing, unless you provide the estimated figure to your realtor. It's hard to determine a precise number without a closing date.
Moving expenses
Estimating your moving costs is difficult until you receive a quote from a moving company. Moving costs range from $880 to $2,500 or more.[1]
Capital gains tax
You may or may not owe this tax on your home sale, as there are ways you can avoid paying capital gains tax when selling. It depends mainly on your profit, how long you’ve lived in the home, and how you file your taxes. Realtors aren't tax professionals, so most agents avoid adding this potential cost to a net sheet.
FAQs
What is a seller's net sheet and who uses it?
A seller's net sheet is a real estate document estimating a home seller's potential net proceeds. It deducts realtor commission and closing costs from a targeted sale price. It's often used by homeowners before and after listing a home for sale.
What costs does a net sheet include?
Net sheets vary by market, but often include common seller closing costs, like deed stamps, owner's title insurance, HOA fees, and prorated taxes. Net sheets often do not include mortgage or loan payoff and capital gains tax.
How do you read a seller's net sheet?
View our net sheet example to see a real net sheet created by a real estate agent.
Related links
How Much Does it Cost to Sell a House? Our guide breaks down the typical expenses of selling a home, the nationwide average cost to sell, and tips on how to save money on your sale.
How to Find a Realtor. Learn how to connect with a local real estate professional for a free net sheet and home value consultation.
How to Choose a Realtor. Our guide breaks down how to interview agents and compare your options to find the best fit for you. We also discuss common realtor red flags to watch out for.
What is a CMA in Real Estate? Learn more about this home valuation method, why it's a more accurate way to value your home compared to online home estimators, and how to get a free CMA.