A seller net sheet is a simple, forward-looking estimate that shows a home seller approximately how much money they will walk away with at closing after all costs are paid.
It is not a final settlement statement, but it is one of the most helpful planning tools for sellers because it answers the question everyone really wants to know: “What will I actually net from this sale?”
What a Seller Net Sheet Includes
A seller net sheet starts with the expected sale price and then subtracts the costs associated with selling the property. Common line items include:
1. Mortgage Payoff
Any existing loan balance that must be paid off at closing, including accrued interest through the closing date.
2. Real Estate Commissions
The total commission paid by the seller, typically covering both the listing agent and the buyer’s agent.
3. Property Taxes
In Cook County and many other areas, property taxes are paid in arrears. Sellers usually provide a tax credit to the buyer at closing for the portion of the year they owned the home.
4. Attorney & Closing Fees
Legal fees, title charges, and other seller-side closing costs required to complete the transaction.
5. HOA Fees (if applicable)
Prorated monthly assessments, paid-through fees, move-out fees, or required HOA documents for condos and townhomes.
6. Repairs or Credits
Any negotiated repair credits or concessions agreed to during the inspection period.
What the Net Sheet Tells You
Once all estimated expenses are deducted, the net sheet shows your estimated net proceeds, the amount you can expect to receive after closing.
This number helps sellers:
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Plan their next purchase
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Understand cash needed to close or bring to closing (if any)
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Compare different pricing strategies
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Evaluate offers beyond just the headline price
A higher offer does not always mean a higher net, which is why reviewing the net sheet is so important when comparing contracts.
Important to Know
A seller net sheet is an estimate, not a guarantee. Final numbers can change slightly due to:
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Adjustments to property taxes
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Final loan payoff figures
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Prorations based on the actual closing date
Your attorney provides the final settlement statement before closing.
Why I Create Net Sheets Early
I prepare seller net sheets before listing and again when offers are received so there are no surprises. Understanding your true bottom line upfront allows you to make confident, informed decisions throughout the sale.
If you’re thinking about selling and want a clear picture of what your home could net in today’s market, a net sheet is the best place to start.
