What is a Seller's Net Sheet in Real Estate & How Do You Fill One Out?

The PropertyClub Team
Jun 17th 2020
What is a seller's net sheet, and how do you fill one out? In this comprehensive guide, we'll explain why sellers should be familiar with this real estate form and go over how to create one.

If you’re considering selling your home, you probably want to have a good idea of how much money you’ll be able to put in your pocket when it’s all said and done. There are considerable costs that sometimes go overlooked when selling a house, and unexpected expenses are no fun for anyone, which is why it is a good idea to complete a Seller’s Net Sheet when selling a home.

A Seller’s Net Sheet is essentially a document, typically filled out by the listing agent, which will estimate precisely how much cash you can expect to walk away with once you have subtracted the expenses associated with selling your home. It’s usually known and expected that a seller will have to fork out some money to cover commissions and closing costs, but a Seller’s Net Sheet is an excellent way of knowing exactly where your money is going. It is also a good way to keep track of miscellaneous expenses or costs that you did not consider in the first place. 

What appears on a Seller’s Net Sheet can vary a little bit from state to state, but generally speaking, you can expect to see the following included:

  • Commissions for Listing and Buying Agents
  • Title Document preparation fees
  • Escrow fee
  • Home Warranty (both buyer and seller)
  • Title Policy
  • Property Survey
  • Closing Costs

How to Create a Seller’s Net Sheet

In many instances, a Seller’s Net Sheet will be provided by a title company or readily available to find and fill out online. There are numerous templates or websites you can visit that will have pre-fabricated Net Sheets available, you simply need to plug in the information. 

However, it’s usually a good idea to seek the assistance of your real estate agent when filling out a Seller’s Net Sheet, as they will be able to find accurate dollar amounts you can expect to pay in costs and fees. It’s also recommended to seek the help of a professional as costs vary from state to state, and a template created online may not include all the expenses for your individual situation. 

How to Fill Out a Seller’s Net Sheet

Entering accurate numbers on your Net Sheet will yield reliable results. So it’s vital that you are as informed as possible and the numbers you enter are realistic. 

Sales Price

The first and possibly most important part when filling out your Net Sheet is to accurately enter the sales price that you expect to get for your home. The benefit of online Net Sheet calculators is that you can plug in different sales prices to see the monetary differences in the amount you would be pocketing when it’s all over. Accuracy is key, and if you’re working with a real estate agent, you should have access to a Comparative Market Analysis report that will allow you to enter a reliable estimate of what you are expecting to get for your home.

Loan Payoff

The next important step will usually be to fill out the loan payoff amount, which is how much you still owe to your mortgage company. Make sure to call your mortgage company and request a payoff statement, so you have the most realistic number to fill in here.

Attorney Fees

Sometimes, you may need to calculate the fees that will be associated with having a closing attorney. This may not always be applicable, but it is advisable to have a closing attorney to ensure the process goes smoothly from a legal point of view. Most title companies will contract out a closing attorney if you do not have one of your own.

Home Inspections

Home inspections may be mandated for the seller in some states, so get some good quotes from professionals on how much you might expect to pay. By the same token, be prepared to foot the bill for any repairs found after the buyer’s home inspection. Although it’s hard to predict an amount to fill out here prior to the inspection taking place, you should always assume that you will have some costs associated with necessary repairs. In cases where the cost is as of yet unknown, it’s smart to over-estimate rather than under-estimate the expense to avoid any nasty surprises.

Agent Fees and Commissions

Real estate agents fees and commissions are often the most significant expense when selling a home, and probably the most considered by a seller. It’s typical to expect to pay 6% of the sale price of your house in commissions, which will usually be split equally between the agents. However, make sure that you know exactly how much the real estate agents are charging for commission (as outlined by contract).

HOA Packets and Repairs

Real estate net sheets will usually ask you if you are a member of a Homeowners Association because if you are, you are required to provide the buyer with an HOA packet containing all the information about the association. Ordering these packets will cost money, and this expense needs to be included on your net sheet. The HOA will also inspect your property and give you a list of repairs that may be needed to get your property back into good standing.

Buyers’ Closing Costs

It’s common these days for buyers to request or require that the seller cover their closing costs. Oftentimes a buyer cannot purchase a home without the seller covering closing costs, and if they can’t purchase the home, then you have no sale! On average, buyers closing costs are around 3%, so this should be a number you factor into your sheet. 

All other miscellaneous costs should be entered as accurately as possible, and it’s best to ask your real estate agent for accurate amounts when filling out these portions of the Seller’s Net Sheet. Miscellaneous costs and other expenses may include things such as taxes, home warranties, individual state-mandated inspections, appraisal repairs, and wire transaction fees.

Recording Fees & Real Estate Transfer Taxes

You’ll also have to include any fees associated with recording the transfer of the deed. Real estate transfer taxes vary based on where you live. Below, we’ll show you an example Florida sellers net sheet, but your state may have lower or higher transfer fees. Some states like Texas don’t even charge anything at all. 

Seller’s Net Sheet example- Florida real estate sale

Sale Price: $365,000

Seller’s Fees

  • Loan Payoff: $230,000
  • Seller’s Agent Commission: 3% $10,950
  • Buyer’s Agent Commission: 3% $10,950
  • Title Document preparation fees: $150
  • Escrow Fee: $400
  • Recording Fees & Florida Transfer Tax: $2555
  • Title Policy - Owner: $2,214
  • Home Warranty (seller): $100
  • Survey Fee: $550
  • Tax Certificate: $30
  • Prorated Property Tax: $5,368
  • Wiring, Courier, Copy Fee: $50

Total Seller’s Fees: $263,317

Estimated Net Proceedings: $101,683

Do all states have transfer taxes?

While most states charge some form of a transfer tax, there are a few that don’t charge any or simply charge much lower fees. For example, Texas charges no transfer taxes while in  Florida, you can expect to pay a 0.7% transfer tax. Sometimes, you might also pay a local city transfer tax. For example, the NYC transfer tax rate can go up to 1.425% for properties over $500,000.   

Does your real estate agent need to fill out a seller’s net sheet?

Typically, the listing agent will fill out a seller’s net sheet. However, he or she is not required to fill one out. They may choose to do so for you, or if you ask, they will likely help you put one together. 

It is standard to fill out a seller’s net sheet on various occasions, so you are always on top of the finances. You and the listing agent should create a new seller’s net sheet when:

  • You initially set the listing price.
  • You make any changes to the listing price.
  • A prospective buyer submits an offer.
  • The sale finally closes.

A seller’s net sheet is an important document to keep updated during your listing process. They will help you fully understand your financial picture. Although the sale price may fluctuate, it helps give a clear picture of what your expenses will look like. If your listing agent does not automatically provide one, you should take the initiative to get one created.