Seller Net Proceeds CalculatorHow much will I walk away with when I sell my house?
Build a line-by-line seller net sheet in a couple of minutes: your exact mortgage payoff with daily interest, agent commission, title and escrow fees, your state’s transfer tax, prorated property tax and concessions, plus a capital gains check for after you close.
By Manzoor Ahmad · 13+ years of web development & SEO experienceUpdated October 20, 2026
1The salePrice, state and closing date$0
2Your mortgagePayoff includes interest to the closing day$0
3Agent commissionListing agent and buyer’s agent$0
Comparing flat-fee or tiered deals? Model them in the real estate commission calculator.
4Closing costs & creditsTitle, escrow, fees, concessions, repairs$0
5Property tax prorationYour share of this year’s tax bill$0
6Capital gains checkOptional — tax you may owe later$0
Seller settlement statement
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Every 1% of your sale price, accounted for
Each square is one percent of the price. This shows at a glance how much of the sale actually reaches you.
What changes your check
Common negotiating moves and how much each one adds to or takes from your net.
Price you need for the check you want
Enter the cash you need from the sale, for a down payment for example.
| Sale price | Total costs | Net to you |
|---|
After closing: capital gains on this sale
Selling costs reduce your taxable gain. Tax isn’t taken out at closing, but you’ll settle it when you file.
What are seller net proceeds?
Seller net proceeds are the cash you receive after a home sale closes. You get them by starting with the sale price and subtracting your mortgage payoff, agent commission, closing costs, transfer taxes, concessions and any prorated taxes or dues you owe the buyer. A seller net sheet is the itemized estimate of that number, the same document agents prepare before you list or accept an offer.
Nationally, sellers typically give up about 8% to 10% of the sale price to commission and closing costs combined, before the mortgage is paid off. Commission is the biggest piece: it averaged 5.70% in 2026.
The seven lines that decide how much you walk away with
Your closing statement may run to two pages, but nearly all of the money moves through these lines.
Your lender charges interest every day up to closing, so the payoff is higher than the balance on your last statement. This calculator adds that daily (per diem) interest automatically.
Usually 5–6% in total, split between the listing and buyer’s agents. Since August 2024, whether you pay the buyer’s agent is a negotiation rather than a default.
Often around 0.5% of the price. Depending on local custom, either the seller or the buyer pays for the buyer’s owner’s policy.
Zero in 16 states, including Texas and Colorado; well over 1% in places like Delaware, Washington and parts of New York, Pennsylvania and California.
You pay tax for the days you owned the home this year. In arrears states that’s a charge to you; where taxes are prepaid, the buyer reimburses you.
Credits toward the buyer’s closing costs or inspection repairs come straight out of your proceeds — commonly 1–3% of the price when buyers ask.
HELOCs, contractor liens, unpaid HOA dues or back taxes must be cleared at closing, and they’re paid before you are.
Seller closing costs: what each one usually runs
Use these ranges when you don’t have a quote yet. Your title or escrow company can give exact figures once you’re under contract.
| Cost | Typical amount | Who usually pays |
|---|---|---|
| Listing agent commission | 2.88% average (2026) | Seller |
| Buyer’s agent commission | 2.82% average (2026) | Negotiable; usually seller |
| Owner’s title insurance | About 0.5% of price | Varies by state and county |
| Escrow or settlement fee | $200 to 0.5% of price | Often split with the buyer |
| Transfer or deed tax | $0 to over 2% of price | Usually seller; split in some states |
| Attorney fee | $500–$2,000 | Each side, in attorney-closing states |
| Recording, notary, courier | About $125–$475 combined | Seller for the release of lien |
| HOA transfer and resale docs | $300–$900 | Usually seller |
| Seller concessions | 1%–3% of price when requested | Seller, if agreed in the contract |
Who pays transfer tax, and how much?
State-level rates the seller commonly pays. Many counties and cities add their own tax on top, so always confirm the local total with your title company.
| State | Typical seller rate | On a $417,500 sale | Notes |
|---|
Payoff vs. balance, and prorated taxes at closing
Why your mortgage payoff is higher than your balance
Mortgage interest is paid in arrears: the payment you make on the 1st covers last month’s interest. So when you sell, the lender adds interest from the last payment date up to closing, plus any small payoff or recording fees.
Ask your lender for an official payoff statement about two weeks before closing; it’s good through a specific date.
How prorated property tax works when you sell
You’re responsible for property tax up to the day before closing. In most states taxes are paid in arrears, so the buyer will pay this year’s bill and you credit them your share at closing. Where taxes are paid ahead, the buyer reimburses you for the days after you leave.
Net proceeds on a $417,500 home sale
A married couple sells in a state with no transfer tax, such as Texas, closing December 4, 2026. They bought for $330,000 in 2019 with a $264,000 loan at 3.75%.
| Line | Amount | How it’s worked out |
|---|---|---|
| Sale price | $417,500 | Contract price |
| Mortgage payoff | −$223,365 | Balance after 89 payments plus 4 days’ interest |
| Commission (5.70%) | −$23,798 | 2.88% listing + 2.82% buyer’s agent |
| Title, escrow, recording | −$3,388 | 0.5% title + $1,000 escrow + $300 recording |
| Property tax proration | −$3,855 | 337 of 365 days of a $4,175 bill |
| Cash to seller | $163,095 | About 39% of the sale price |
Their profit on the house is only about $35,000 after selling costs and $25,000 of improvements, well under the $500,000 joint exclusion, so they owe no capital gains tax. Notice how the check compares with their equity: the house is worth $417,500 and they owe about $223,000, but selling costs and prorations take another $31,000 before the money reaches them.
Do you pay taxes on the proceeds from selling your house?
Usually not on a primary home, and never on the full proceeds. Tax applies only to the gain, and most homeowners can exclude a large part of it.
Under the IRS home-sale exclusion (Section 121), you can exclude up to $250,000 of gain, or $500,000 if married filing jointly, as long as you owned and lived in the home for at least two of the five years before the sale and haven’t used the exclusion in the past two years. Your gain is the sale price minus selling costs, minus what you paid and the cost of improvements. Commission, title fees and transfer taxes all count as selling costs, which is why the capital gains panel above uses them.
Gains above the exclusion, and gains on rentals and second homes, are taxed at long-term capital gains rates of 0%, 15% or 20%, plus a 3.8% net investment income tax for higher earners. For rental property, depreciation you claimed is recaptured too; see how much with the depreciation recapture calculator. For a full estimate with brackets, use our real estate capital gains tax calculator; investors deferring the tax should look at the 1031 exchange calculator.
When do sellers get their money after closing?
The title or escrow company requests payoff statements from every lender and lienholder.
The buyer must receive the Closing Disclosure; you get your settlement statement with final numbers.
Funds are disbursed once the buyer’s loan funds and, in many states, after the deed is recorded.
Most sellers receive a wire within one or two business days. Ask for a wire rather than a check to save time.
Wire fraud warning: criminals send fake “updated wiring instructions” by email near closing. Give your bank details to your title company in person or by phone at a number you’ve verified yourself, never from an email link.
What if you owe more than your house is worth?
If the calculator shows a negative net, the sale won’t cover what you owe. You’d need to bring cash to closing, negotiate a short sale in which your lender accepts less than the payoff, or wait and keep paying down the loan. Before deciding, check your real equity position with our home equity calculator, and see whether renting the home out could cover the mortgage with the rental property calculator.
Mistakes that shrink a seller’s check
- Using the loan balance instead of the payoff. The payoff includes interest to closing and sometimes fees, so it’s always a little higher.
- Forgetting the second mortgage or HELOC. Even an unused HELOC with a small balance must be paid off and closed.
- Assuming the list price is the sale price. Run your net at 3–5% below list too, especially if homes near you are sitting.
- Ignoring concessions and repair requests. Budget 1–2% of the price for what a buyer may ask for after the inspection.
- Spending the check before you’ve set aside taxes. If your gain exceeds the exclusion or it’s a rental, tax is due when you file.
- Forgetting moving and overlap costs. Two mortgage payments, movers and storage don’t appear on the closing statement but come out of the same money.
Related property calculators
Browse every tool for buying, selling and investing in our property and real estate calculators hub.
Seller net proceeds questions
How do I calculate net proceeds from the sale of my house?
Start with the sale price and subtract your mortgage payoff (including interest to closing), any other liens, agent commission, closing costs such as title insurance and escrow fees, transfer tax and any concessions. Then add or subtract prorated property tax and HOA dues. What remains is your net proceeds.
How much will I walk away with if I sell my house?
Roughly the sale price minus your mortgage payoff, minus about 8% to 10% for commission and closing costs. On a $417,500 home with a $223,000 payoff, that typically leaves about $160,000 to $170,000, depending on your state and negotiated costs.
What is a seller net sheet?
An itemized estimate of a seller’s proceeds, listing the sale price, every expected cost and credit, and the final cash to the seller. Agents prepare one before listing and again for each offer. This calculator builds the same sheet for you.
What percentage do sellers pay in closing costs?
Including commission, sellers typically pay about 8% to 10% of the sale price. Excluding commission, closing costs are often around 1% to 3%, but transfer taxes can push that much higher in some states.
Why is my payoff amount higher than my loan balance?
Mortgage interest is paid in arrears, so the lender adds interest for each day from your last payment to the closing date, plus any payoff, recording or statement fees. Your payoff statement is valid through a specific date.
Who pays the transfer tax, the buyer or the seller?
It depends on the state and local custom. The seller pays in most states, some states split it, and in a few places the buyer pays. Sixteen states, including Texas, Colorado and Arizona, have no state transfer tax, though some counties or cities charge one.
Do I pay taxes on the money from selling my home?
Only on the gain, not the proceeds, and up to $250,000 of gain ($500,000 for married couples filing jointly) is excluded if you owned and lived in the home two of the last five years. Rental and second-home gains are taxable.
How long after closing does the seller get paid?
Usually the same day or within one to two business days, once the buyer’s loan funds and, in many states, after the deed records. Wire transfers are faster than mailed checks.
Are prorated property taxes a credit or a debit for the seller?
Where taxes are paid in arrears, which is most of the US, the proration is a debit: you credit the buyer for the part of the year you owned the home. Where taxes are paid in advance, it’s a credit: the buyer reimburses you for the rest of the year.
What happens if I owe more than the sale price?
You’d need to bring the difference to closing in cash, negotiate a short sale with your lender, or delay selling. A negative result in this calculator means the sale price won’t cover your loans and costs.
Do seller concessions reduce my net proceeds?
Yes, dollar for dollar. A $6,000 credit toward the buyer’s closing costs lowers your net by $6,000. It’s sometimes better than an equal price cut, because it can help the buyer close without changing the appraised value they need.
Is this seller net proceeds calculator free and private?
Yes. It’s free, needs no sign-up and runs entirely in your browser. Nothing you enter is sent to DexoCalc or stored.
Manzoor Ahmad
13+ years of web development & SEO experience · Founder, DexoCalc
Manzoor builds and maintains every DexoCalc calculator, including the full property and mortgage libraries. This seller net sheet calculates the mortgage payoff from your loan’s amortization with daily interest to closing, prorates property tax by the day, applies state transfer tax presets and checks the Section 121 home-sale exclusion.
Sources
- IRS Publication 523 — Selling Your Home
- Consumer Financial Protection Bureau — Closing Disclosure explainer
- Clever Real Estate via PR Newswire — Realtor fees in 2026
- Opendoor — Seller closing costs (updated May 2026)
- PropertyShark — Real estate transfer taxes by state
- Mortgage News Daily — NAR existing-home sales, September 2026
This is an estimate for planning, not a closing statement or tax advice. Transfer tax rates shown are typical state-level seller rates and may not include county or city taxes. Your title or escrow company and your lender’s payoff statement provide the final figures.