NETSheet Calculator
Seller's net sheet calculator — free, state-aware, mobile.
Estimate seller net proceeds in 30 seconds. State-aware transfer taxes, property tax and HOA prorations, and itemized closing costs — designed to be run live at the kitchen table on a phone.
No signup required. Mobile, desktop, anywhere.
- Sale price
- $475,000
- Mortgage payoff
- −$210,000
- Closing costs
- −$38,250
What a seller's net sheet is
A seller's net sheet is an estimated breakdown of what a home seller will walk away with after closing. It starts with the sale price and subtracts every cost the seller owes — mortgage payoff, commission, title fees, transfer taxes, prorations — to show one number: estimated net proceeds.
The reason it exists isn't paperwork. It's the answer to the question every seller asks at the listing appointment: "What do I actually walk away with?" The agent who has a real number — and can walk them through it line by line — wins more listings than the agent who promises to email something later.
What goes on a seller's net sheet
The DashLoops NETSheet handles each line below. Defaults are regional and overridable.
- Sale price
- The listing price — or the offer you're evaluating. Most agents run two: the asking price and a realistic-sale price.
- Mortgage payoff
- Existing first mortgage balance plus any second mortgage or HELOC. Sellers usually have a recent statement; the NETSheet accepts the payoff figure directly.
- Commission
- Listing-side and buyer-side commission. Post-NAR-settlement, buyer-side compensation is a negotiated line item — model both scenarios.
- Transfer tax / deed stamp
- State-specific and sometimes county-specific. Pennsylvania has the highest base rate in the country; Texas has none. The NETSheet auto-fills from the ZIP code.
- Title insurance and settlement fees
- Owner's policy, settlement-attorney or escrow fees, recording fees. Customary splits vary by region — the NETSheet uses regional defaults you can override.
- Property tax proration
- What the seller owes for the days they owned the property in the current tax period. Calculated automatically from the close date.
- HOA proration
- Dues prorated through the close date, plus any transfer fee or capital contribution the association charges.
- Repair credits and concessions
- Anything you've negotiated as a credit or post-inspection concession. Modeled separately so the seller sees its impact.
- Estimated net proceeds
- The bottom-line number sellers actually care about. Always presented prominently — that's the conversation.
The differentiator
State-aware transfer tax (all 50 states)
Most generic net sheet templates use a flat transfer-tax percentage. That's how a Pennsylvania seller gets quoted a fraction of the actual tax (PA has the highest combined transfer-tax rate in the country) and how a Texas seller gets quoted a tax that doesn't exist (Texas has no state transfer tax).
The DashLoops NETSheet auto-fills the state from the ZIP code and applies the right transfer-tax math — including county-level additions where they exist. If you cross state lines (e.g., a New York agent who occasionally lists in New Jersey, or a DC-area agent working VA / MD / DC), the tool handles it without you re-learning a different rate table.
When listing agents use it
1. The first listing appointment
Run the net sheet on your phone after the pricing conversation, before you discuss marketing. The seller sees what each line is and why it's there. Most listings are won or lost in this moment. The full workflow is in our listing-appointment guide.
2. When an offer comes in
Re-run the net sheet with the actual offer price, requested concessions, and any closing-cost contribution. Sellers responding to multiple offers benefit from seeing each one modeled separately — sometimes the highest price isn't the best net.
3. During "what-if" conversations
Sellers always ask "what if it sells for $10K less?" or "what if we cover their closing costs?" Live recalculation on a phone — without losing the original — is what separates an experienced listing agent from one who promises to "run the numbers and follow up."
How the DashLoops NETSheet is different
- No log-in required. Open it on your phone in front of a seller, no login. Sellers see speed; agents skip the signup wall.
- State-aware transfer taxes. The harder math is handled automatically; you don't memorize the rate table.
- Save across devices. A free account stores saved calculations. Switch from desk to phone mid-day without losing your work.
- Print-to-PDF and share-by-link. Hand the seller a branded summary at the appointment, or text them a link after. Paid tiers (Agent, ProAgent) unlock these.
- Mobile-native. Designed for the kitchen-table conversation, not for an office desktop. Layouts work the same on iPhone and Android.
Common questions about seller net sheets
- What is a seller's net sheet?
- A seller's net sheet is an estimated breakdown of what a home seller will walk away with after closing. It starts with the sale price and subtracts every cost the seller owes — mortgage payoff, commission, title fees, transfer taxes, prorations — to show estimated net proceeds.
- Who fills out a seller's net sheet?
- The listing agent typically prepares the net sheet. It's usually presented twice: at the listing appointment, using the agreed list price, and again when an offer comes in, using the actual offer terms.
- When should a listing agent give a seller a net sheet?
- Most experienced listing agents present a net sheet at the first listing appointment, immediately after the pricing conversation and before discussing marketing strategy. Many also run it live on a phone when a new offer arrives so the seller can see the impact of each term in real time.
- How accurate is a seller net sheet?
- A net sheet is an estimate, not a guarantee. The line items most likely to shift between estimate and closing disclosure are concessions, repair credits, and prorations (which move if the close date slips). State-aware tools handle the harder math (transfer tax, prorations) accurately; the remaining variance is in negotiated terms.
- What's the difference between a net sheet and a closing disclosure?
- A net sheet is an estimate prepared by the agent (any time before close) to help the seller plan. The closing disclosure is the legally-required final document prepared by the settlement agent at least three business days before closing. The net sheet sets expectations; the closing disclosure confirms the actual numbers.
- Is DashLoops's NETSheet free?
- Yes. No log-in is required — no email, no password — and you can save one calculation in your browser. A free account stores two saved calculations across devices. Paid tiers raise the limits and add print-to-PDF and share-by-link.
Three minutes is enough to evaluate it
Open the NETSheet, run a recent deal, see how the bottom number compares to what you sent the seller. No signup wall.