What comes out of a sale price
Proceeds are not the price minus the mortgage. Every cost that settles on your side of the statement comes out first, and the order matters when you are comparing offers.
- Commission - The listing side plus any buyer-agent compensation you agree to offer. Negotiable, and the largest single line for most sellers.
- Closing costs - Title, escrow, transfer tax, recording, and HOA charges. Typically 1% to 3% of the price.
- Concessions - Credits you agree to give the buyer toward their closing costs. Common when a buyer is tight on cash, and it comes straight off your net.
- Repairs and prep - Anything you pay for out of pocket before closing: painting, landscaping, inspection fixes, staging.
- Payoff - The mortgage balance plus accrued interest and fees, confirmed by a payoff letter.
Why the number moves between offers
Two offers can look identical on price and leave very different amounts in your account. Rerun the calculation with each offer's actual terms before you compare them.
- A higher price with a big concession - $10,000 more on price and a $15,000 credit to the buyer is a net loss, even though the headline number looks better.
- Timing - Every month of carry costs - taxes, insurance, utilities, mortgage interest - eats into proceeds. A slightly lower offer that closes sooner can win.
- Repair negotiations - Inspection requests usually arrive as a credit rather than completed work. That is another deduction from your side of the table.
Frequently asked questions
How much will I make selling my house?
Take the sale price and subtract commission, seller closing costs, any concession you agreed to, repairs you paid for, and the mortgage payoff. What remains is your cash at closing. On a $450,000 sale with 5.5% commission, 1.5% closing costs, and a $268,000 payoff, that is roughly $124,000.
What is a seller net sheet?
A one-page estimate of what you walk away with, prepared before you list or accept an offer. Agents use it to show sellers how a lower offer, a concession request, or an extra repair credit changes the bottom line. This calculator produces the same numbers.
Is the mortgage payoff the same as my statement balance?
No. The payoff quote includes daily interest to the closing date and any outstanding fees, so it is usually a little higher than the balance on your last statement. Ask your servicer for a payoff letter with a good-through date before you finalise the net sheet.
Do I still pay commission if I sell to a friend?
Only if an agent represents a side of the deal. If both parties go unrepresented, there is no commission, though you still owe title, escrow, recording, and transfer fees. Set both commission fields to zero to see that scenario.
What is not included in these proceeds?
Prorated property tax and HOA dues, unpaid utility liens, and any escrow holdbacks. Those settle at closing from the settlement statement, so your final figure can differ by a few hundred or a few thousand dollars.
Will I owe tax on the money I receive?
The cash itself is not taxed, the gain is. Most sellers exclude up to $250,000 filing single or $500,000 filing jointly under section 121. Run the capital gains calculator for your situation before you budget the proceeds.
Estimates only. Your settlement statement is the authoritative figure. Payoff amounts, prorations, and concessions are confirmed at closing - verify each line with your title company and lender.
