Seller net sheet calculator

See what a seller walks away with after commissions, closing costs, taxes and the loan payoff. Each state’s transfer tax is built in, and it’s free, with nothing to sign up for.

Updated September 30, 2026Runs in your browser. Nothing you type is saved.

State Closing date

Sale price

$

Mortgage payoff

$

Commissions

Listing agent

Buyer’s agent

Estimated net to seller $208,808

46%keeps

Sale price$450,000
Commissions−$24,750
- Listing agent commission (3%)est.−$13,500
- Buyer’s agent compensation (2.5%)est.−$11,250
Loans and liens−$210,000
- Mortgage payoff−$210,000
Title and closing−$2,275
- Owner’s title insuranceest.−$1,575
- Settlement or escrow feeest.−$600
- Recording and release feesest.−$100
Taxes−$4,167
- Property taxes (prorated)est.−$4,167
Net to seller$208,808

An estimate, not a closing statement. The title or escrow company and your lender provide the final figures, and the loan payoff comes from the lender's payoff statement. Commissions are negotiable.

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How the estimate works

Net to seller = sale price − commissions − loan payoffs − title and closing costs − taxes − credits and other costs

For example, a $450,000 sale with a $210,000 mortgage payoff, using the national estimates below, nets about $208,808: 46% of the price. Choose a state and the calculator applies its transfer tax and customs.

Commissions

The listing agent’s commission, and any pay the seller offers the buyer’s agent. Since August 2024 the two are agreed separately and both are negotiable, so enter what’s in the listing agreement. The calculator starts at 3% and 2.5% only as placeholders.

Loan payoffs

The balance on every loan secured by the home, plus interest up to the payoff date. The lender’s payoff statement has the exact figure.

Title insurance

The owner’s title policy protects the buyer against old claims on the home. Local custom decides who pays for it. Where a state sets the premium itself, the calculator uses the state’s rate; elsewhere it starts from an estimate you can replace with your title company’s quote.

Settlement, attorney and recording fees

The title or escrow company’s fee for running the closing, a closing attorney in states that use one, and the fees to record the deed and release the old mortgage.

Transfer taxes

Many states tax the sale itself. The rate, and who usually pays, depend on the state; the calculator applies both, and you can change either. Some counties and cities add a tax of their own. Add those under Other costs.

Property tax proration

Property taxes are split by the days each owner held the home. Where taxes are paid after the year ends, the seller pays the buyer for their days; where they’re paid ahead, the buyer pays the seller back. The calculator assumes a calendar tax year.

Credits, repairs and other costs

Money the seller gives the buyer toward closing costs or repairs, a home warranty, HOA dues and fees, a second loan, and anything else you add.

Transfer taxes and title, by state

Each state’s rate and the usual custom for who pays it. Some counties and cities add taxes of their own, and customs vary locally, so check with the title company for the property.

State	Transfer tax	Usually paid by	Owner’s title usually paid by
Alabama	0.1% of the price	Varies	Varies
Alaska	None	—	Seller
Arizona	A flat $2	Varies	Seller
Arkansas	0.33% of the price	Split	Varies
California	0.11% of the price	Seller	Varies
Colorado	0.01% of the price	Buyer	Seller
Connecticut	1% to 2.5%, by price	Seller	Buyer
Delaware	4% of the price	Split	Buyer
District of Columbia	1.1% to 1.45%, by price	Seller	Buyer
Florida	0.7% of the price	Seller	Varies
Georgia	0.1% of the price	Seller	Buyer
Hawaii	0.1% to 1%, by price	Seller	Split
Idaho	None	—	Seller
Illinois	0.1% of the price, plus the typical 0.05% county tax	Seller	Seller
Indiana	None	—	Seller
Iowa	0.16% of the price	Seller	Buyer
Kansas	None	—	Seller
Kentucky	0.1% of the price	Seller	Buyer
Louisiana	None	—	Buyer
Maine	0.44% to 1.2%, by price	Split	Buyer
Maryland	0.5% of the price, plus a typical 1% county transfer tax	Split	Buyer
Massachusetts	0.456% of the price	Seller	Buyer
Michigan	0.86% of the price	Seller	Seller
Minnesota	0.33% of the price	Seller	Buyer
Mississippi	None	—	Seller
Missouri	None	—	Seller
Montana	None	—	Seller
Nebraska	0.332% of the price	Seller	Varies
Nevada	0.39% of the price	Seller	Varies
New Hampshire	1.5% of the price	Split	Buyer
New Jersey	0.58% to 1.21%, by price, plus the graduated percent fee over $1 million	Seller	Buyer
New Mexico	None	—	Seller
New York	0.4% of the price	Seller	Buyer
North Carolina	0.2% of the price	Seller	Buyer
North Dakota	None	—	Varies
Ohio	0.4% of the price	Seller	Varies
Oklahoma	0.15% of the price	Seller	Varies
Oregon	None	—	Seller
Pennsylvania	1% of the price, plus a typical 1% local tax	Split	Buyer
Rhode Island	0.75% to 1.5%, by price	Seller	Buyer
South Carolina	0.37% of the price	Seller	Buyer
South Dakota	0.1% of the price	Seller	Seller
Tennessee	0.37% of the price	Buyer	Varies
Texas	None	—	Seller
Utah	None	—	Seller
Vermont	0.5% to 1.47%, by price	Buyer	Buyer
Virginia	0.1% of the price	Seller	Buyer
Washington	1.1% to 3%, by price, plus a typical 0.5% local tax	Seller	Seller
West Virginia	0.33% of the price	Seller	Buyer
Wisconsin	0.3% of the price	Seller	Seller
Wyoming	None	—	Seller

Sources, checked September 30, 2026

Alabama: revenue.alabama.gov, codes.findlaw.com, alpja.org, revenue.alabama.gov, mobilecopropertytax.com
Alaska: dnr.alaska.gov, muni.org
Arizona: azleg.gov, azleg.gov, azleg.gov, azleg.gov
Arkansas: dfa.arkansas.gov, codes.findlaw.com, codes.findlaw.com, codes.findlaw.com, dfa.arkansas.gov, codes.findlaw.com
California: codes.findlaw.com, codes.findlaw.com, lavote.gov, finance.lacity.gov, sf.gov, codes.findlaw.com, codes.findlaw.com, finance.lacity.gov, sf.gov, auditor.alamedacountyca.gov
Colorado: codes.findlaw.com, codes.findlaw.com, dre.colorado.gov, dre.colorado.gov
Connecticut: cga.ct.gov, cga.ct.gov, cga.ct.gov, cga.ct.gov, cga.ct.gov, cga.ct.gov, cga.ct.gov, cga.ct.gov
Delaware: delcode.delaware.gov, delcode.delaware.gov, sussexcountyde.gov
District of Columbia: code.dccouncil.gov, code.dccouncil.gov, otr.cfo.dc.gov, otr.cfo.dc.gov, code.dccouncil.gov, code.dccouncil.gov
Florida: leg.state.fl.us, leg.state.fl.us, leg.state.fl.us, leg.state.fl.us, floridarevenue.com, flrules.org, flrules.org, leg.state.fl.us, leg.state.fl.us, leg.state.fl.us, leg.state.fl.us, leg.state.fl.us, www2.myfloridalicense.com, rates.fntg.com, leg.state.fl.us, leg.state.fl.us, leg.state.fl.us, floridarevenue.com
Georgia: dor.georgia.gov, dor.georgia.gov, courtlistener.com, dor.georgia.gov
Hawaii: files.hawaii.gov, files.hawaii.gov, data.capitol.hawaii.gov, civilbeat.digitaldemocracy.org, realpropertyhonolulu.com
Idaho: legislature.idaho.gov, legislature.idaho.gov, doi.idaho.gov
Illinois: ilga.gov, ilga.gov, ilga.gov, chicago.gov, chicago.gov, ilga.gov, ilga.gov, cookcountytreasurer.com, atgf.com, atgf.com, cbsnews.com, news.wttw.com
Indiana: iga.in.gov, in.gov, in.gov, atgf.com
Iowa: legis.iowa.gov, legis.iowa.gov, legis.iowa.gov, legis.iowa.gov, revenue.iowa.gov, opportunityiowa.gov, opportunityiowa.gov
Kansas: ksrevisor.gov, ksrevisor.gov
Kentucky: apps.legislature.ky.gov, apps.legislature.ky.gov
Louisiana: legis.la.gov, orleanscivilclerk.com, legis.la.gov, heartland.org
Maine: mainelegislature.org, maine.gov, mainelegislature.org, mainelegislature.org
Maryland: mgaleg.maryland.gov, mgaleg.maryland.gov, dls.maryland.gov, montgomerycountymd.gov, mgaleg.maryland.gov, mgaleg.maryland.gov, mgaleg.maryland.gov, mgaleg.maryland.gov, mgaleg.maryland.gov, dls.maryland.gov, assets.montgomerycountymd.gov, mgaleg.maryland.gov, mgaleg.maryland.gov, montgomerycountymd.gov
Massachusetts: malegislature.gov, malegislature.gov, capecod.gov, capecod.gov, nantucketlandbank.org, malegislature.gov, malegislature.gov, malegislature.gov, mvlandbank.com
Michigan: legislature.mi.gov, legislature.mi.gov, legislature.mi.gov, legislature.mi.gov, legislature.mi.gov, legislature.mi.gov, vanburencountymi.gov
Minnesota: revenue.state.mn.us, revisor.mn.gov, house.mn.gov, revisor.mn.gov, revisor.mn.gov, revisor.mn.gov, revenue.state.mn.us, revisor.mn.gov, revisor.mn.gov, revisor.mn.gov, revenue.state.mn.us, superiorlaw.net, rivervalleytitlegroup.com, revisor.mn.gov, revenue.state.mn.us
Mississippi: madison-co.com, madison-co.com, dor.ms.gov, listwithclever.com, ibuyer.com
Missouri: revisor.mo.gov, revisor.mo.gov, revisor.mo.gov, revisor.mo.gov, insurance.mo.gov, listwithclever.com, ibuyer.com
Montana: mca.legmt.gov
Nebraska: nebraskalegislature.gov, revenue.nebraska.gov
Nevada: leg.state.nv.us, tax.nv.gov, washoecounty.gov
New Hampshire: gc.nh.gov, gc.nh.gov
New Jersey: nj.gov, business.nj.gov, taxnews.ey.com
New Mexico: bankrate.com
New York: tax.ny.gov, nyc.gov, tax.ny.gov, tax.ny.gov, nysenate.gov, tax.ny.gov, tax.ny.gov, tax.ny.gov, tax.ny.gov, tax.ny.gov, tax.ny.gov, tax.ny.gov
North Carolina: ncleg.gov
North Dakota: bankrate.com
Ohio: codes.ohio.gov, codes.ohio.gov
Oklahoma: oklegislature.gov
Oregon: oregon.public.law, washingtoncountyor.gov, washingtoncountyor.gov
Pennsylvania: pa.gov, phila.gov, taxnews.ey.com
Rhode Island: webserver.rilegislature.gov, taxnews.ey.com
South Carolina: scstatehouse.gov
South Dakota: sdlegislature.gov
Tennessee: tn.gov, tn.gov, tn.gov
Texas: tdi.texas.gov, tdi.texas.gov, trec.texas.gov, bankrate.com, tdi.texas.gov, tdi.texas.gov
Utah: bankrate.com
Vermont: legislature.vermont.gov, legislature.vermont.gov, tax.vermont.gov
Virginia: law.lis.virginia.gov, law.lis.virginia.gov, law.lis.virginia.gov, law.lis.virginia.gov, law.lis.virginia.gov, law.lis.virginia.gov, fairfaxcounty.gov, law.lis.virginia.gov
Washington: dor.wa.gov, app.leg.wa.gov, app.leg.wa.gov
West Virginia: code.wvlegislature.gov
Wisconsin: docs.legis.wisconsin.gov
Wyoming: bankrate.com

Spot something out of date? Report a correction and we’ll check it against the source.

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Questions about net sheets

What is a seller net sheet?

A seller net sheet estimates what a seller keeps from a sale after the costs come out: the commissions, the loan payoff, title and closing fees, taxes and any credits to the buyer. Agents use one to price a listing and to compare offers; sellers use one to see what they’ll walk away with.

How accurate is this calculator?

As accurate as the numbers you give it. The price, the payoff, the commissions and any credits usually come from documents you already have. Title, closing fees and property taxes start as estimates, tagged “est.”; replace them with your title company’s quote for a closer number. The final figures come from the settlement statement at closing.

What closing costs does a seller usually pay?

Most sellers pay the listing agent’s commission, pay off their loans, and pay their share of title, settlement and recording fees. Depending on the state and the deal, they may also pay the owner’s title policy, a transfer tax, a closing attorney, prorated property taxes, HOA fees, and credits or repairs agreed with the buyer.

Does the seller pay the buyer’s agent?

Not automatically. Since August 2024, buyers sign an agreement with their own agent that sets that agent’s pay. A seller can still offer to pay some or all of it, or give the buyer a credit toward it, as part of the deal. Turn the buyer’s agent line off if the seller isn’t offering.

Who pays for title insurance?

It depends on local custom. In many states the seller pays for the owner’s policy and the buyer pays for the lender’s policy; in others the buyer pays for both, and some states differ county by county. The calculator follows each state’s usual custom, and you can switch it.

How are property taxes split at closing?

By the days each owner held the home that year. Where taxes are paid after the year ends, the seller pays the buyer for the seller’s days; where they’re paid in advance, the buyer pays the seller back for the rest of the year. The calculator assumes a calendar tax year.

Will I pay capital gains tax when I sell my home?

Often not on your main home. If you owned it and lived in it for at least two of the five years before the sale, you can usually exclude up to $250,000 of gain from income, or $500,000 for a married couple filing jointly (IRS Topic 701). This calculator doesn’t estimate income tax; ask a tax professional about your situation.

Is anything I type saved?

No. The calculator runs in your browser and sends nothing to us. A copied link carries the numbers in the address itself, so only people you share it with can open them.