What Is a Seller Net Sheet?
A seller net sheet is a document that estimates what you'll actually receive after your home sells — after all costs, payoffs, and fees are deducted from the sale price. It's the difference between the price your home sells for and the check you receive at closing.
Most sellers focus on the list price and sale price without fully understanding what they'll actually walk away with. Working through a net sheet before you list helps you set realistic expectations, plan your next move financially, and make pricing decisions with full information.
The Main Costs That Reduce Your Net
Mortgage Payoff
If you have a mortgage, the remaining balance (including any prepayment or per-diem interest charges) is paid off from the sale proceeds. Contact your lender for a 30-day payoff amount before listing — this is the most significant deduction for most sellers.
Agent Commissions
Real estate commissions are typically paid from the seller's proceeds. Commission structures vary — discuss the specifics with your listing agent upfront, including what portion (if any) goes to the buyer's agent. Since the NAR settlement changes in 2024, commission structures have evolved; your agent should explain the current landscape clearly.
Closing Costs
Sellers in Ohio typically pay:
- Transfer taxes (conveyance fee): approximately 0.1% of sale price in Franklin County
- Title insurance (owner's policy): varies, typically $1,000–$2,500
- Prorated property taxes: covering the portion of the year up to closing date
- Settlement/closing fees: $300–$600 typically
Repairs and Credits
Buyers frequently request repairs or closing cost credits after inspection. These reduce your net proceeds. A pre-listing inspection helps you identify likely issues before they become negotiation surprises — and allows you to either fix them or price accordingly.
Pre-Listing Costs
Staging, professional photography, any pre-sale repairs or updates, and storage costs if you've moved belongings out all reduce your net. Discuss these with your agent to understand which are necessary versus optional.
A Simple Net Sheet Example
For a $450,000 sale with a $200,000 mortgage balance:
- Sale price: $450,000
- Mortgage payoff: -$202,500 (including per-diem interest)
- Agent commission: -$13,500 (assuming 3% listing side)
- Buyer agent compensation: negotiated separately
- Transfer taxes: -$450
- Title insurance: -$1,500
- Prorated taxes: -$3,000 (varies by timing)
- Repair credit: -$2,500
- Estimated net proceeds: approximately $226,550
This is illustrative only — your actual numbers will differ. Your agent can produce a specific net sheet based on your mortgage balance, your home's likely sale price, and the applicable fees in your market.
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