Sellers Net Sheet – Complete Guide

By: ROS Team

Share the Post:

When a property is sold, it is not unusual for sellers to get much less money than they anticipated. Closing costs and unforeseen responsibilities may eat up a significant portion of the profit, which often contributes to the lower-than-expected profit.

A seller’s net sheet is typically prepared for sellers before they sell their property. This document breaks down how much the seller can expect to receive or pay in terms of net proceeds (or profit), closing costs, and other fees.

What’s Inside a Seller’s Net Sheet?

The net sheet in real estate is the total amount a seller can anticipate receiving after subtracting closing costs and other outstanding fees from the sale price of their property.

When a home is sold, most sellers want to know precisely how much money they’ll need to spend on closing costs and other expenses. Most sellers use this data to plan for their financial future.

The seller’s net sheet is also a helpful tool for comparing buyers’ bids since it shows what the seller’s profit will be with each offer. As a result, the seller’s net proceeds may increase by negotiating higher offers.

What is a Buyer’s Net Sheet?

A buyer estimate, also known as a buyer net sheet, is a document that estimates the total cost of purchasing a house. As a buyer, you must pay a number of fees before the deed can be transferred into your name, including property taxes, mortgage fees, and title fees.

How is Seller’s Net Sheet Calculated?

Calculating a net to the seller is simple. If you take the sale price and minus all of the associated fees and deductions, you’ll have an estimate of how much money you’ll make when you sell your property. State-by-state variations exist in the components, but the sheets themselves are quite consistent. The purchase price is the total cost of the item, including any applicable discounts and rebates.

Seller Net Sheet Calculated

There are 15 line items included on the seller’s net sheet. Let’s look at each one, in turn:

1. Estimated Price

This reflects the prices at which the home can be marketed or sold by its owner. It’s almost always the same as the seller’s asking price.

2. Loan Repayment

The seller still owes the bank or financial institution the outstanding balance of the home loan. Those sellers who didn’t finance their homes can enter a 0 in this field of the net sheet. Check to see if there are any liens or other issues attached to the property. Any outstanding liens should be factored into the loan repayment amount.

3. Attorney’s Fees

This is the sum paid to the lawyer who generates the net sheet. This line item may fall within the range of $200 and $500.

4. Title Transfer Tax

The sellers pay this fee to the county where the property is located during the transfer of ownership. The tax can be anywhere from 1% to 2% of the final sales price. As a result, if the selling price is $200,000, the grantor’s fee, or transfer tax, might be $400.

5. Releasing Fee

To recoup the legal fees spent to create the title, lenders charge sellers a release fee. The fee can be anywhere from $250 to $400 depending on the net to seller formula.

6. Termite Inspection

The cost of a termite inspection varies, but on average can fall between $70 and $100.

7. Realtor’s Fees

The listing and buyer’s agents each typically receive a third of the final sale amount. So, for a home with a final sales price of $200,000, realtors’ fees would be $6,000.

8. Homeowners Association Fees

The homeowner’s association, or HOA, fees might fluctuate depending on the closing date. Up until then, the seller is still responsible for paying the HOA fees.

Homeowners Association Fees

9. Inspection Repairs

Potential buyers are encouraged to get a house inspection. The inspection process will help uncover issues with the property before the sale is final. The amount spent on those repairs should be noted on the designed field on the seller’s net sheet.

10. Property Inspection Repairs

Lenders want an official inspection of the property. Sellers usually cover repairs if an inspection identifies, for example, that the roof is damaged or otherwise defective.

11. Miscellaneous Fee

When sellers choose online closing rather than a face-to-face meeting, they incur additional costs referred to as “misc.” This might get the seller an additional $30-$40.

12. Septic System Inspection

Inspecting a home’s septic system is essential to ensuring its integrity, especially since septic tank repairs can cost homeowners thousands of dollars. The cost of an inspection will vary depending on where the seller lives, but the average cost of a septic system inspection ranges from $100 to $250.

13. Inspection of the Water Supply

Checking for bacteria and other undesirable elements in a home’s water line can cost $300 to $400.

14. Homeowner’s Warranty

A home warranty covers the cost of repairs to household appliances and systems with yearly warranty. Sellers should expect to pay between $350-$600 for a house warranty.

15. Closing Costs

In this scenario, the seller covers the buyer’s closing fees. Thus, the seller gets a payment equivalent to the property’s asking price.

Why is a Seller’s Net Sheet Important?

  • It keeps track of all money collected that’s tied to the sale of the property. The figures on this document represent the total amount of money exchanged.
  • Title firms may use the numbers on the net sheet to establish who is responsible for paying any taxes associated with the property’s title transfer.
  • It aids the seller in preparing for any additional costs associated with the sale of a home. The thought of additional costs after you’ve sold your house may be frightening, but being prepared for what comes next is crucial.

Is the Seller’s Net Sheet a Legally Binding Document?

No, it is not a legally binding document that the listing agent or any other party is required to provide. The seller’s net sheet is also not an agreement between the seller and the buyer.

What’s the First Step I Should TakeAfter Signing a Contract?

Until the transaction is finalized, the seller is responsible for paying all fees and costs related to the property’s sale. Keep tabs on all expenditures related to selling your house, including agent charges, advertising costs, and so on. Doing this will help ensure that no expenses are overlooked. Sellers can keep these figures for their records once the sale is final.

Who Is In Charge of Preparing the Seller’s Net Sheet?

A seller’s net sheet is prepared by your broker or real estate agent prior to the sale of the property. Some sellers choose to draft the contract themselves, while others use the help of specialists like an attorney or accountant.


Selling a home doesn’t mean you’ll walk away with all of the sale’s money. You’ll have to pay for broker commissions, closing fees, and other expenditures when you sell a house. You’re likely to walk away from the deal with a much smaller sum than what the buyer actually paid. A seller’s net sheet is needed to see where the extra money goes.

It merely helps you to keep your choices open and to examine the extra costs so that you’ll know exactly what you’re getting into. Then, after all, fees and expenditures have been paid by both parties, the net profits of a house sale are the amount that is yours. It is not necessary to accept the seller’s net sheet as legal paperwork since it estimates these out-of-pocket expenses.