Estimate your home sale proceeds: the price minus the mortgage payoff, commissions, closing costs, credits, repairs and prorated property tax, as a printable seller net sheet.
Estimates for planning, not financial, tax or legal advice. Figures use US rules unless the page says otherwise.
What this calculator does
A seller net sheet lists everything that comes out of the sale price, so you can see your net proceeds before you list or accept an offer. Every line is editable. The result is an estimate; at closing, your title or escrow company prepares the actual settlement statement. Use Print net sheet for a clean one-page copy.
How it's calculated
Net proceeds = sale price − mortgage payoff − second lien − commissions − title/escrow − transfer tax − other closing costs − concessions − repairs − prorated property tax + credits owed to you
Prorated tax = yearly tax × unpaid days ÷ 365
Property tax is often paid in arrears, so the seller owes the buyer for the days of the year they owned the home that haven't been paid yet. If you prepaid taxes past the closing date, the buyer owes you instead: enter that as a credit owed to you.
Worked example
A $450,000 sale with a $250,000 payoff. Commissions at 5.5% are $24,750. Title and escrow are $2,500, transfer tax at 0.5% is $2,250 and other costs are $500. The seller gives a $5,000 credit, spends $1,500 on repairs and owes 120 days of a $6,000 tax bill: 6,000 × 120 ÷ 365 = $1,972.60.
Net = 450,000 − 250,000 − 24,750 − 2,500 − 2,250 − 500 − 5,000 − 1,500 − 1,972.60 = $161,527.40
The cost to sell, everything except the loan payoff, is $38,472.60, or 8.55% of the price.
Your mortgage payoff
The payoff is not the balance on your last statement. It adds interest up to the payoff date and any fees. Ask your servicer for a written payoff statement; under federal Regulation Z the servicer must send an accurate payoff statement within a reasonable time, and no later than seven business days after your written request (with some exceptions, such as loans in bankruptcy or foreclosure).
Limitations
- Income tax on any gain isn't included. Many owners can exclude up to $250,000 of gain ($500,000 for married couples filing jointly) if they owned and lived in the home for at least two of the last five years; see IRS Publication 523.
- Transfer taxes, title customs and who pays what vary by state and contract.
- Escrow balances your lender refunds after closing aren't shown here.
Sources
How we checked this
Before every update, this calculator is run in a real browser with these known answers, and it must match all of them:
- $450,000 sale, $250,000 payoff: net $161,527.40 ✓
- Same: 120 days of $6,000 tax prorated = $1,972.60 ✓
- Same: cost to sell 8.55% of the price ✓
- With a $30,000 HELOC: net $131,527.40 ✓
- Underwater: $310,000 payoff on a $300,000 sale is short by $30,000.00 ✓
- 400 unpaid days is rejected ✓
Last checked October 26, 2026. Spotted something wrong? The math is done in your browser with the formula shown on this page, so you can check any result by hand.
Questions people ask
How much does it cost to sell a house?
Add up commissions, title and escrow fees, transfer tax, credits to the buyer, repairs and prorated tax. In the example above that's $38,472.60 on a $450,000 sale, or about 8.6%, but your costs depend on your commission and your state's taxes.
Can you sell a house with a mortgage?
Yes. The title or escrow company pays off the loan from the sale proceeds at closing using your servicer's payoff statement, and you get what's left. If the price doesn't cover the payoff and costs, you must bring the difference or ask the lender about a short sale.
What is a seller net sheet?
An itemized estimate of a home seller's proceeds: the sale price, less every loan payoff, commission, closing cost, credit and proration. Agents and title companies often prepare one before listing or when comparing offers.
How do I estimate my home sale profit?
Your net proceeds are the cash you receive. Your taxable profit is different: it's the price minus selling expenses minus your adjusted basis (purchase price plus improvements), and part or all of it may be excluded under IRS Publication 523.
What happens to my mortgage payoff when I sell?
It's paid directly to your lender at closing. The payoff includes interest to the payoff date, so it's a little more than your statement balance. Your escrow account balance, if any, is refunded to you separately.