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 (realtor commissions and closing costs) from a targeted sales price.
Our guide provides a complete breakdown of the seller’s net sheet. It includes a free net sheet template and calculator to help you estimate your potential home sale proceeds.
However, we highly recommend you 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.
What is a seller’s net sheet?
A seller’s net sheet is a spreadsheet created by a real estate agent, broker, or title company. It provides an estimate of what you could earn in 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 a legal document or required in a home sale. It’s simply a courtesy document provided by a real estate professional.
An estimated seller net sheet is just that – an estimate. It doesn’t provide actual sales figures.
Your final sale price and expenses could be off by thousands of dollars, as real estate transactions are often unpredictable.
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 provides a reasonable estimate of what you may earn in the sale and can help you budget and manage your finances ahead of your big sale.
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 – like if you price your home below fair value for a faster sale, at fair value, or a sky-high price.
Real estate agents usually provide a free net sheet during an initial interview with a seller. The agent completes a comparable 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 listing.
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 factors in the buyer’s offer price and any requested seller-paid expenses (like closing costs or a home warranty).
Real estate brokers or title companies may also provide a net sheet after your home is listed for sale.
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.
Net sheet example
Here’s an example of a real net sheet I’ve used in South Carolina for my sellers and prospective clients.
To get more accurate numbers for your own home, you can make a copy of the spreadsheet and plug in a range of estimated sale prices. Change closing costs and fees to reflect what’s normal for your market.
Here’s what this net sheet includes.
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 – $600,000 to show you potential outcomes.
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 need to be made – like painting, flooring, and cosmetic repairs.
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.
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.
A seller’s net sheet may also 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.
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.
It’s also difficult to estimate your moving costs until you receive a quote from a moving company. Moving costs range from $879 to $2,406 or more, according to HomeAdvisor.
Capital gains tax
You may or may not owe tax on your home sale. It depends mainly on your profit, how long you’ve lived in the home, and how you file your taxes. Realtors are not tax professionals, so most agents avoid adding this potential cost to a net sheet.
Seller’s net sheet calculator
Here’s a seller’s net sheet calculator. Use this calculator to see how much profit you might earn in your home sale. It includes the cost of realtor fees, common closing costs, and other potential costs.
Not sure what your home is worth? Use a free online home value estimator or contact a local realtor for a CMA report.
If you know your outstanding mortgage balance, simply subtract it from the figure above to determine your estimated net proceeds.
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?
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 the best ways 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.