Decision tools
Seller Net Proceeds Calculator
An itemized net sheet — payoff, commission, title, escrow, HOA, and prorations — plus what sale price it takes to reach a target net.
Direct answer: enter your estimated sale price, loan payoff, commission, and the itemized title, escrow, HOA, and proration costs below, and this calculator subtracts them to estimate what you may walk away with. If you have a specific number in mind instead — a replacement-home down payment, a debt payoff, a retirement goal — enter it in the target-net section to see what sale price it would take to get there. It updates instantly as you type — no form submission required.
Your results
Example scenario — replace these assumptions with your own
14 example values and 7 example answers still in use. Confirm or replace each one; untouched examples stay labeled.
See which ones
- Answer: Is there a mortgage on the home?
- Answer: Is there a HELOC or second loan?
- Answer: Are you using a listing agent?
- Answer: Will you pay the buyer's agent?
- Answer: Is the home in an HOA?
- Answer: Do you expect to give the buyer credits (concessions, repairs, or a home warranty)?
- Answer: Is your mortgage payoff quote good through your expected closing date?
- Value: Estimated sale price
- Value: Property-tax proration
- Value: Mortgage payoff quote
- Value: Mortgage: additional payoff interest (not in its quote)
- Value: Listing commission
- Value: Buyer-brokerage commission
- Value: Owner's title policy
- Value: Escrow / settlement fee
- Value: Transaction & reconveyance fees
- Value: Recording costs
- Value: Seller concessions to buyer
- Value: Repair allowance / credit
- Value: Home warranty
- Value: Other seller-paid costs or credits
Example: estimated net sale proceeds
$112,750
- Sale price
- $450,000
- − Mortgage & loan payoff
- − $310,200
- − Selling costs
- − $27,050
- = Net sale proceeds
- $112,750
Not applicable (counted as none): No HELOC or second loan · No HOA.
See each cost
- Property-tax proration · example assumption
- − $150
- Mortgage payoff quote · example assumption
- − $310,000
- Mortgage: additional payoff interest (not in its quote) · example assumption
- − $200
- Listing commission · example assumption
- − $11,250
- Buyer-brokerage commission · example assumption
- − $11,250
- Owner's title policy · example assumption
- − $1,200
- Escrow / settlement fee · example assumption
- − $500
- Transaction & reconveyance fees · example assumption
- − $150
- Recording costs · example assumption
- − $100
- Seller concessions to buyer · example assumption
- − $0
- Repair allowance / credit · example assumption
- − $0
- Home warranty · example assumption
- − $450
- Other seller-paid costs or credits · example assumption
- − $2,000
Moving & misc. costs (outside the sale)
These aren’t paid through the sale, so they’re not part of net sale proceeds. Entered: not entered.
What price reaches a target net?
Enter a target — often a down payment for a replacement home, a debt payoff, or a retirement or investment goal — to see the sale price it would take to reach that net sale proceeds figure. Moving & misc. costs aren’t included; add them to your target if you want them covered.
What this means
Assumptions used
- Listing and buyer-brokerage commissions are entered separately, at whatever rate you specify — nothing is assumed
- Each closing cost is itemized as its own dollar amount rather than a lump-sum percentage
- Property-tax proration direction (credit or cost) must be entered correctly to be accurate
What could change this
- Buyer-requested repair credits or concessions negotiated after inspection
- A lower-than-expected sale price, which changes every line, not just the top number
- An actual payoff statement differing from the estimate entered
Estimate, then verify
Your closing agent's number is the one that matters.
This estimate is only as accurate as the payoff, commission, and cost figures you enter. Before relying on it for a real decision, get an actual payoff statement and a closing cost estimate from your title company or closing agent.
Methodology
How this estimate is calculated.
Net sale proceeds = sale price − mortgage payoff − selling costs. The payoff is your mortgage and any HELOC or second-lien payoff quotes, plus — for each loan separately — any additional interest for days after that loan’s quote good-through date, at that loan’s own rate. Interest a quote already includes isn’t added again. Selling costs are the listing commission (sale price × listing %), buyer-brokerage commission (sale price × buyer-brokerage %), title, escrow, transaction, and recording costs, HOA fees, seller concessions, repair allowance, home warranty, property-tax proration, and other seller-paid costs. Each cost is counted once. Moving and similar costs aren’t paid through the sale, so they’re shown separately (with the cash remaining after them) and aren’t part of net sale proceeds.
Costs that don’t apply to you (for example, a payoff when there’s no mortgage) count as none. A cost you mark “I don’t know yet” — or one that depends on a question you answered “Not sure yet” — is never counted as zero: the result is labeled partial and names what’s missing. Because some missing amounts can be credits (a property-tax proration or another credit to you), a partial figure may go up or down once they’re supplied. Negative amounts are accepted only where a credit is possible — property-tax proration and other seller-paid costs or credits; anywhere else (for example, a negative payoff) the entry is flagged, stays as typed, and nothing is calculated from it until it’s corrected. No net figure is shown until the sale price and any mortgage or HELOC payoff are entered, and until you’ve said whether those loans exist.
Rather than one lump-sum “closing cost %,” each fee is entered as its own dollar amount — the same way an actual title company’s closing statement itemizes them — so the estimate gets more accurate as you fill in real figures, rather than less accurate. Listing commission and buyer-brokerage commission are entered separately since buyer-agent compensation is now commonly negotiated as its own line item rather than automatically bundled into one total. Both are negotiable — this calculator does not assume or recommend any specific rate. This remains an estimate, not a substitute for a title company’s actual closing statement.
Worked example (hypothetical)
A $450,000 sale with a $310,000 mortgage payoff quote, $200 in additional payoff interest for days after the quote’s good-through date, 2.5% listing commission and 2.5% buyer-brokerage commission ($22,500 combined), $1,200 title policy, $500 escrow fee, $150 transaction fees, $100 recording costs, $450 home warranty, $150 property-tax proration, and $2,000 in other costs would estimate to roughly $112,750 in net sale proceeds. Change any number above to see how it moves — this example is illustrative only, not a market data point or a projection for any specific property.
Downside cases
- If payoff and selling costs exceed the sale price, the calculator will flag an estimated shortfall — meaning you may need to bring funds to closing rather than receive proceeds.
- Buyer-requested repair credits and concessions after inspection can meaningfully reduce proceeds versus an initial estimate — enter a conservative number in the concessions and repair-allowance fields if repairs are likely.
- Property-tax proration can run in either direction depending on local billing timing — entering it the wrong way (a cost instead of a credit, or vice versa) will meaningfully skew the result. Confirm the direction with a title company rather than assuming.
- A lower-than-expected sale price changes every line in this calculation, not just the top number — model a conservative price alongside your target price.
National considerations
Typical commission structures, closing-cost norms, and who customarily pays for title insurance all vary by state and by local practice.
Utah considerations
Utah does not levy a state-level real estate transfer tax, but county recording fees, title, and escrow costs still apply — a Utah title company can provide a precise closing-cost estimate for your specific transaction.
Author: Todd McClean, Realtor® | Real Estate Investment Strategist, CENTURY 21 Everest Realty Group. Reviewed September 30, 2026. This tool provides general real estate information and is not legal, tax, accounting, lending, securities, commodities, or financial-planning advice.
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This calculator uses the numbers you enter. A strategic value review adds a market-position and pricing assessment specific to your property.