Allen Markel, REALTOR® · Texas Premier Realty

Selling

Seller net sheet

What you'd walk away with — including the exact state-regulated title policy.

Your current balance plus a little; the exact figure comes from your lender.

Estimated walk-away

$146,405

Sale price
$400,000
Mortgage payoff
−$220,000
Commission (6%)
−$24,000
Owner's title policy (TDI regulated rate)
−$2,262
Property-tax proration to closing (est.)
−$7,333
Estimated net to you
$146,405

The title policy is Texas’s state-regulated premium — calculated exactly, not guessed. Assumes the buyer pays the remaining negotiable closing costs on the contract (survey/T-47, escrow and transfer fees), the way Allen writes it.

Budgetary estimate, not a closing statement. Excludes any seller-paid buyer concessions, HOA resale/transfer fees, and repairs negotiated after inspection. Your title company produces the exact figures before closing.

Talk to a lender

These are the lenders Allen works with. For any lender you’d like to talk to, tap Make introduction — we’ll make the introduction for you.

Allen Markel is a licensed Texas REALTOR®, not a mortgage lender or loan originator. He does not quote rates or terms and does not decide whether you qualify — only a lender can do that. Introductions are a courtesy; you choose who to work with.

Numbers raising questions? Walk through them with a person.

Schedule time with Allen

Questions about Net Sheet

What it does

  • What does the seller net sheet calculator show?

    It shows the amount you would walk away with at closing from a sale, starting from the price and subtracting your mortgage payoff, commission, the owner's title policy and an estimate of the property-tax proration to closing. It is a budgetary estimate, not a closing statement.

The inputs

  • What do I enter for the mortgage payoff?

    Enter your current balance plus a little extra, since interest keeps accruing until closing. The page says the exact figure comes from your lender. Ask your lender for a payoff statement when you get closer to listing, because that is the number the title company will use.

  • What does the total commission percentage cover?

    It is the total commission you plan to pay, entered as a percentage of the sale price, and the result subtracts it. Commission is negotiable and depends on your agreement and your situation, so we do not set it for you here. Talk to us about how it works for your sale.

  • Why does the closing month matter?

    The closing month is used to estimate the property-tax proration to closing, which is the share of the year's taxes for the part of the year you owned the home. Closing earlier or later in the year changes that estimate. Enter the month you realistically expect to close.

  • What annual property taxes should I enter?

    Enter the annual amount from your own tax bill. The calculator uses it only to estimate the proration between you and the buyer at closing. If your bill is likely to change before you close, try a slightly higher and lower amount to see how much it matters.

Reading the result

  • How is the owner's title policy figure calculated?

    The page says it is the state-regulated Texas premium, calculated exactly rather than guessed. Because the rate is set by the state, it follows from the sale price you enter. Your title company will confirm the exact figures before closing.

  • Who pays the other closing costs in this estimate?

    The estimate assumes the buyer pays the remaining negotiable closing costs on the contract, such as the survey, escrow and transfer fees, the way Allen writes it. If your contract is written differently, your own number will change, so ask us how it would be handled for your sale.

  • Is the estimated net to you what I will actually receive?

    Treat it as a close estimate, not a promise. Your title company produces the exact figures before closing. The actual amount can differ if the price changes, if payoff differs from what you entered, or if anything the estimate leaves out comes up.

Limits

  • What does the seller net sheet leave out?

    It leaves out any seller-paid concessions to the buyer, HOA resale and transfer fees, and repairs negotiated after the inspection. Any of those would lower what you walk away with. If you expect to offer concessions or have an HOA, subtract them yourself for a more careful picture.

  • Does the net sheet include my moving costs or repairs before listing?

    No. It covers the costs of the sale itself, not your cost to prepare the house or move. If you plan to repair, paint or stage before listing, keep that separate and subtract it from the result to see your real take-home.

  • Is this the same as a closing statement from the title company?

    No. A closing statement is the final document from the title company with exact figures. The net sheet is an early estimate to help you plan. It is useful for deciding whether and when to sell, but the title company's numbers are the ones that count at closing.

Next steps

  • How should I use the net sheet to compare different sale prices?

    Run it several times with different prices to see how each change moves your walk-away. Because the title policy and commission both depend on the price, the result does not change dollar for dollar. That helps you see what a lower offer really costs you.

  • What should I do after I see my estimated net?

    Check it against what you need from the sale, such as a down payment on your next home or paying off a debt. If it falls short, talk to us about options. Waiting rarely makes the math easier on its own, so look at it early.

Using the tool

  • Why does the owner's title policy use a state-regulated rate?

    Texas regulates title insurance premiums, so the policy cost is calculated from the sale price rather than guessed. Which party pays for it is a negotiated term in the contract. Your title company produces the exact figure at closing. Ask us how we structure it for sellers.

  • What is a property tax proration?

    It splits the year's property tax between you and the buyer so each pays for the days they own the home. The calculator estimates it from your annual taxes and the closing month. The title company handles the real calculation at closing. Ask your CPA or the tax office if you have questions about your own bill.

  • Why does the payoff number differ from my statement balance?

    The payoff is the balance plus interest up to the closing date and any fees, so it is usually a little more than your last statement. The exact payoff figure comes from your lender and the title company. Use a number slightly above your balance for planning.

See all questions