Seller Net Sheet
Calculator

A seller net sheet is an estimate of the money a home seller may receive after paying all costs associated with the sale — broker compensation, title and closing costs, property tax prorations, HOA fees, seller concessions, and the mortgage payoff. It is not a final closing statement; it's a planning tool to help you understand your approximate proceeds before you sell.

Texas sellers typically pay 6–9% of the sale price in total selling costs before the mortgage payoff. The largest expense is broker compensation (typically 2.5–3% listing-side, plus any buyer-side compensation). The seller also customarily pays the owner's title insurance policy (TDI-regulated — the same at every title company), a share of the settlement/escrow fee, property tax proration, and any applicable HOA fees. Texas has no state real estate transfer tax, which saves sellers compared to many other states.

By custom (not law), the seller typically pays for the Owner's Title Insurance Policy in most Houston-area transactions. Texas title insurance premiums are regulated by the Texas Department of Insurance (TDI) — every title company charges the same state-promulgated rate, so you cannot shop on price for the insurance itself. Effective March 1, 2026, TDI reduced premiums by 6.2%. On a $500,000 sale, the owner's policy costs approximately $2,752. The buyer typically pays for the Lender's Title Policy when financing.

Texas property taxes are paid in arrears — meaning the bill you receive in October/November covers the entire calendar year, and it's not due until January 31 of the following year. When you sell mid-year, the title company calculates the number of days you owned the property in the current tax year and credits that estimated amount to the buyer at closing. For example: if your annual tax is $9,000 and you close on July 15 (196 days into the year), the seller's estimated proration credit is approximately $4,833. The title company will finalize this using actual tax records.

Equity is the difference between your home's value and what you owe on it — it's what you "own" in the property. Net proceeds is what you actually walk away with after paying all the costs of selling — broker compensation, title fees, prorations, concessions, and so on. Sellers are often surprised that their net proceeds are meaningfully lower than their estimated equity because of selling costs. This calculator shows both figures so you can understand the difference.

A seller net sheet is an estimate, not a guarantee. Accuracy depends on: (1) how close the actual sale price is to the estimated price; (2) the actual mortgage payoff from your lender; (3) the title company's actual charges; (4) the property tax proration calculated at closing; (5) HOA fees and any special assessments; and (6) repairs or credits negotiated in the contract. This calculator uses TDI-promulgated title insurance rates and standard Houston-area closing cost assumptions — but the final Settlement Statement from your title company is the only authoritative figure.

If you have an escrow account with your mortgage servicer (for property taxes and insurance), your lender will typically refund that balance to you within 30 days after your loan is paid off at closing. This refund is separate from your closing proceeds and is not reflected in your seller net sheet. It can be a meaningful amount — sometimes $2,000–$8,000 or more — so ask your servicer for your current escrow balance.

If your mortgage balance plus selling costs exceed the expected sale price, the calculator will show a negative net proceeds amount. This is called being "underwater" or having negative equity. In this situation, a standard sale may require bringing cash to closing, or you may need to explore a short sale or other options. Consult a real estate attorney and your lender before proceeding.

Yes. Since August 2024, following the NAR settlement, all real estate compensation in Texas (and nationwide) is fully negotiable and must be agreed upon in writing. There is no legally mandated commission rate. Listing-side compensation is agreed between the seller and listing broker. Buyer-side compensation is separately negotiated. Most Houston-area sellers in the $400K–$900K range are currently budgeting 2.5%–3% on each side, though this varies by agent, market conditions, and transaction.

Under TREC Form 36-10 (the HOA Addendum), who pays HOA-related fees is a negotiable term in the purchase contract. By common practice, the seller typically pays for the resale certificate. Transfer fees and capital/foundation fees (common in some newer Houston-area communities like Sienna Plantation and others) can be negotiated between buyer and seller. Some communities charge a percentage of the sale price (0.25%–0.5%) as a community fee — contact your HOA before listing to understand what fees apply to your property.

No. Capital gains tax is not included in this or any standard seller net sheet. Your estimated net proceeds are not the same as your taxable gain. Tax consequences depend on your original purchase price, the cost of capital improvements, your ownership and use history, and your individual tax situation. The IRS primary residence exclusion may allow you to exclude up to $250,000 (single) or $500,000 (married filing jointly) of gain. Consult a qualified CPA or tax professional about your specific situation.

No. Texas does not impose a state real estate transfer tax on the sale of residential property. This saves Texas sellers significant money compared to states like New York, California, or Florida where transfer taxes can add thousands of dollars to closing costs.