Loading…
Loading…
A seller net sheet is the one document that answers the question every seller actually has, which is not what the house will sell for but what will be left. The gap between the two is larger than most people expect, and knowing the figure before you list is what lets you plan the next move rather than discovering the number at the closing table.
Free Home Valuation
Every situation on this page comes down to a number: what the property is worth and what you would net. We will work both out from recent sales near you, at no cost.
Mortgage payoffs, meaning every loan secured against the property including any second mortgage or line of credit, at the payoff figure rather than the statement balance.
Real estate commission, on the terms set out in your listing agreement.
Florida documentary stamp tax on the deed, which is set by statute and calculated from the price.
Title and settlement charges, and where custom or your contract puts the owner's title policy on the seller, that too. Custom varies by county and it is negotiable.
Recording fees and any charges for preparing documents.
Prorated property taxes, since Florida bills in arrears and the seller generally credits the buyer for their share of the year.
Association dues prorated to closing, plus the estoppel fee, plus any transfer or capital contribution charge the community levies.
Any outstanding association balance, fine or assessment, which appears on the estoppel and comes out of the proceeds whether or not it was expected.
Repairs or credits negotiated after the inspection, which are frequently the largest unplanned deduction.
Any seller contribution toward the buyer's closing costs agreed in the contract.
Unpaid utilities and anything the municipal lien search turns up, including code enforcement amounts.
A home warranty for the buyer, where one was agreed, and any survey or inspection you agreed to provide.
The closing date changes tax and dues prorations and the interest portion of the mortgage payoff.
Inspection negotiations happen after the net sheet is first prepared, and they can move the figure meaningfully.
The payoff figure itself grows with time, so a quote good through one date is not accurate for a later closing.
A price reduction or a concession agreed during the contract flows straight through.
The estoppel frequently arrives late and occasionally contains something nobody expected.
That is why a net sheet should be produced at several prices at the start and then updated at contract and again before closing, rather than treated as a single answer.
Ask for a net sheet at three prices: an optimistic one, a realistic one and a lower one. The spread tells you far more than any single figure.
Test whether the proceeds cover what you need for the next move, including its own deposit and closing costs.
Where the answer is marginal, that is worth knowing before listing rather than after accepting an offer.
Use it to judge concessions properly. A request for a credit is a request for a specific number off your proceeds, and seeing it in that form makes the decision clearer.
Use it to compare offers, because a higher price with a large credit attached can net less than a lower price with none.
It is also the right document for a conversation with an accountant, since the gain calculation starts from the proceeds rather than the price.
Commission is negotiable and always has been, and what it buys varies between agents, so the conversation is about value rather than only rate.
Who pays which title and transfer items is negotiable in the contract, and Florida custom varies by county rather than being fixed.
Concessions are a negotiation, and in a market with more buyers than homes there is frequently no need to offer them.
Inspection credits are best managed by dealing with known issues before listing, since a defined repair you arranged costs less than a credit negotiated under time pressure.
Association charges and outstanding balances are worth checking and settling before listing, since a surprise on the estoppel is settled from your money at the worst moment.
The payoff is the one item that is what it is, though confirming there is no prepayment consideration on your particular loan is worth a call.
Net proceeds are what arrives in your account. Whether you made money is a different calculation and it is one people conflate constantly.
The gain calculation starts from what you paid, adjusted for improvements and certain costs, and compares it against the proceeds.
Whether any gain is taxable depends on your circumstances, including whether the property was your primary residence and for how long.
If the property was rented at any point, depreciation and its treatment on sale enter the calculation, which surprises owners who only think about the gain.
None of that is an agent's territory and this page will not pretend otherwise. An accountant answers it, and doing so before closing is considerably better than afterwards.
What an agent can give you is an accurate proceeds figure, which is the input every one of those calculations needs.
Give real figures: the actual payoff, the actual association dues, the actual tax bill, not approximations.
Ask for it in writing and itemized, so you can see what each line is rather than accepting a total.
Ask what is assumed about who pays title, since that assumption can be worth a meaningful sum and it is negotiable.
Ask for it to be updated at contract and again once the estoppel and any inspection outcome are known.
Keep it. It is the document you will want when you are comparing offers and again when you talk to your accountant.
A seller working from a real net sheet makes better decisions at every stage than one working from a sale price and a rough guess about costs.
The payoff is usually the largest single deduction and it is the one sellers most often estimate rather than establish.
Request a written payoff good through a specific date rather than reading the balance on your last statement.
It includes interest to that date and any fees, so it is generally larger than the statement balance and it grows if the closing moves out.
Check for a second mortgage or a line of credit, including one with a zero balance, since an open line still has to be closed and released.
Where the loan was sold to a different servicer, make sure you are asking the current one, which is a surprisingly common cause of last-minute confusion.
Ask specifically whether anything unusual applies to your loan, since most ordinary mortgages have no prepayment consideration and it costs nothing to confirm yours does not.
This page explains how the selling process works and what the market does with each decision. It is not legal or tax advice. Anything involving tax on your sale belongs with an accountant, and anything involving the contract's legal effect belongs with a Florida attorney. What we can give you is an accurate figure for what your home is worth and what you would net, which is the input every one of those conversations needs.
Frequently Asked Questions
More on Selling
Seller concessions can move a buyer who a price cut would not. How credits work, what limits apply, and when a reduction is the better tool.
Capital gains on a home sale depend on your basis, your use of the property and your circumstances. What the moving parts are and what to bring an accountant.
Evaluating offers means weighing certainty as well as price. Which terms predict a closing, and how to compare offers on what you actually net.
Talk It Through
Most of what makes a sale complicated is solvable once somebody has looked at the actual numbers. Onias Derilus is a licensed Florida broker and there is no cost to a conversation, whether you list this month or next year.