Seller Net Sheet & Real Estate Commission Calculator
Estimate how much cash you'll walk away with when you sell your home — after the listing and buyer-agent commissions, mortgage payoff, transfer taxes, title and escrow fees, prorations and credits — and see what the listing agent actually takes home.
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Since August 2024, offers of buyer-agent compensation can't be advertised on the MLS, and buyers sign a written agreement with their agent before touring. Sellers can still agree to pay some or all of it — set it to 0% if the buyer pays their own agent.
Itemized Seller Net Sheet
Settlement-statement style breakdown of your estimated proceeds.
| Line Item | Category | Debit (Cost) | Credit | Running Net |
|---|
The 2024 NAR Settlement: What Changed
From August 17, 2024, following the National Association of Realtors settlement, listings on Realtor MLSs can no longer advertise an offer of compensation to buyer agents, and buyers must sign a written agreement with their agent before touring homes. Commissions were always negotiable; now buyer-agent pay is negotiated deal by deal — the seller may still offer it, or the buyer may pay it directly or ask for it as a concession.
Full-Service vs Discount vs Flat-Fee Listings
Sellers can choose a traditional full-service agent, a reduced-rate or discount brokerage, or a flat-fee MLS listing where they handle more of the work themselves. Lower fees raise your net, but pricing strategy, marketing and negotiation can move the sale price by more than the fee difference — compare the net, not just the rate.
How the seller net sheet is calculated
Net proceeds = sale price − mortgage payoff − commissions − transfer taxes − title & escrow fees − prorations − credits − other costs. Commissions are percentages of the sale price; the other costs are the dollar amounts you enter.
The agent snapshot works from the listing side's gross commission: the franchise royalty (if any) comes off the top, the brokerage split is applied to what's left, then any transaction fee.
By Suhaib Hassan · Formula verified 27 Sep 2026 · How CalculatePilot verifies formulas →
What sellers usually pay at closing
Besides commissions and paying off the mortgage, sellers commonly pay transfer or excise taxes (which vary widely by state and county), the owner's title insurance policy in many areas, escrow or attorney fees, their share of property taxes and HOA dues up to the closing date, and any repair credits agreed after inspection. Ask your title company or agent for local figures.
Profit on the sale may also be taxable. Many homeowners can exclude up to $250,000 of gain ($500,000 for married couples filing jointly) on a main home they've owned and lived in for two of the last five years.
Frequently asked questions
What is a seller net sheet?
An estimate of the cash a seller receives at closing after the mortgage payoff, agent commissions, taxes, fees and credits are deducted from the sale price. Agents and title companies prepare one so sellers can compare offers by what they actually net.
Who pays the buyer's agent after the NAR settlement?
It's negotiated. The seller can still agree to pay some or all of the buyer agent's fee, the buyer can pay it directly, or it can be requested as a concession in the offer. It just can't be advertised on the MLS.
Are real estate commissions negotiable?
Yes. There is no standard or legally set commission rate; both the listing fee and any buyer-agent compensation are negotiable.
Does this include capital gains tax?
No. Net proceeds here are before any tax on the gain. Many sellers of a main home can exclude up to $250,000 of gain ($500,000 married filing jointly) if they meet the ownership and use tests.
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