Seller Net Sheet Calculator

For most U.S. home sales, sellers walk away with about 8-10% of sale price absorbed by closing costs and frictional fees. The biggest line item is agent commission (typically 5-6% post-NAR-settlement, often split 2.5-3% per side), followed by state-specific transfer tax, title insurance, attorney or escrow fees, and signed property-tax proration. Variance is dramatic by state. High-cost states like Delaware (4% combined transfer tax), New Jersey (graduated 0.40-1.18% RTF), New Hampshire (1.5% effective), and the high-tier brackets in Hawaii, Connecticut, and New York can push total seller closing costs north of 12% of sale price. Low-cost states like Texas, Nevada, Alaska, Idaho, Indiana, Kansas, and Mississippi (no state transfer tax) commonly land at 6-8%. The proration line — often overlooked — can swing $1,000+ either way depending on whether the state bills taxes in arrears or advance and whether the closing date falls early or late in the cycle. The line-item breakdown above shows you exactly where each dollar goes for your specific state, sale price, and closing date — verify with your title or closing agent before signing.

Whether you owe a property-tax credit at closing depends on how your state bills property taxes. About 19 U.S. states bill in arrears — meaning the bill that arrives in October 2026 covers what you already owned through that period. If you sell mid-2026, you'll owe a credit to the buyer covering the days of 2026 you occupied the home (the buyer pays the full bill in October but you reimburse your share at closing). About 5 states bill in advance — Maryland and Massachusetts being the most prominent — meaning if you've already paid your 2026 bill in January, the buyer owes you a credit for the days they'll own the home in 2026. Hybrid-cycle states like California, Michigan, Oregon, and Virginia split billing across two installments and the proration math depends on which installment dominates at the closing date. Illinois adds a Cook County wrinkle: the buyer-credit is multiplied by 1.05 to account for the customary 100-110% proration practice. Run the analyzer above with your closing date — it produces the signed proration line item showing exactly which side owes whom. To see the buyer-side perspective on this same property tax dynamic, see the rental cash-flow analyzer.

Four moves before closing eliminate 90% of net-proceeds surprises. First, request a written mortgage payoff statement from your lender 10-14 days before close — the figure includes principal balance plus accrued interest through the close date and is often $500-$2,000 higher than your last statement balance because of per-diem interest. Second, confirm the transfer-tax custom for your specific county, not just your state. Florida's documentary stamp is paid by the seller statewide except in Miami-Dade, Broward, Sarasota, and Collier counties where the buyer customarily pays. California's documentary transfer tax has city add-ons (LA Measure ULA, San Francisco) that are county-variable. Third, get an actual title insurance quote from your closing carrier — the analyzer's tiered estimate ($500 base + $4.50 per $1,000 over $100K) is calibrated against ALTA / TIRSA filings but real rates vary by carrier and by underwriting endorsements. For a $500,000.00 sale, the estimate lands around $2,300, but Texas closings on or after 2026-03-01 use the new TDI -6.2% adjusted basis. Fourth, verify the proration direction with your closing agent — assumptions about arrears vs advance vs hybrid drive the largest single non-commission line item on most settlement statements. The line-item breakdown above gives you the framework; your closing agent gives you the exact figures.

Graduated transfer tax means the rate increases as sale price crosses thresholds. Connecticut (0.75%/1.25%/2.25%), Hawaii (0.10% to 1.25% across 7 bands), New Jersey (RTF 0.40%-1.18%), New York (RETT $2/$500 base + 0.25% additional on $3M+ residential), Rhode Island (0.75% base plus 0.75% additional above the indexed threshold), Vermont (0.50%/1.45%), and Washington (REET 1.10%/1.28%/2.75%/3.00%) all use graduated schedules. Each band's rate applies only to the portion of sale price that falls within its threshold range — not the full price — so a $2M Washington sale doesn't pay 2.75% on the whole amount.

It varies by state and even by county. Texas, Washington, Wisconsin, Nevada, and most Midwestern states have the seller customarily paying. Florida is split: most counties have the seller paying, but Miami-Dade, Broward, Sarasota, and Collier customarily put the buyer on the hook. California is split north/south — NorCal counties typically have the buyer paying, SoCal counties have the seller paying. The Advanced Disclosure on the analyzer above lets you override the default if your purchase contract differs.

South Carolina applies a 4% assessment ratio to owner-occupied homes and a 6% ratio to non-owner-occupied (investment, second-home, rental). When you toggle the Owner-Occupied switch off in the analyzer, the proration line is recomputed using the higher 6% basis — a 50% increase in the taxable value before the millage rate is applied. The ATI 25% taxable-value exclusion can soften the buyer's first-year bill but it requires a filed application and is not applied by default in this estimate.