Seller Net Sheet
How Much Do I Get to Keep When I Sell My House?
A seller net sheet estimates the money you may receive after the sale price, mortgage payoff, listing-side fee, buyer-broker compensation, concessions, repairs, taxes, title charges, prorations and other closing costs are considered.
It helps you compare the real money result before you sign, counter, repair, credit or accept an offer.
Quick Answer
A Net Sheet Is an Estimate, Not the Closing Statement
What it does
A seller net sheet takes the likely sale price and subtracts the major costs that affect what you keep.
Why it matters
The highest price is not always the highest net. Seller-paid costs, concessions, repairs and compensation decisions can change the result.
The goal is not to guess every penny early. The goal is to keep each bucket separate so you can see which decision changes your money.
What to Check
What Should Be on a Seller Net Sheet?
A useful net sheet should show the major items that affect the seller's proceeds. Some numbers are known. Some are estimates. Some depend on the contract you accept.
Sale price
This may be your list price, a likely sale price or the price in a buyer's offer. Price is only the top line.
Loan payoffs
Your payoff is not always the same as the balance shown on an app. The title or closing company confirms the final payoff.
Listing-side fee
This is what you agree to pay Uber Realty for listing-side representation. Exact terms are controlled by the written agreement.
Buyer-broker compensation
This is separate from Uber Realty's listing-side fee. Any seller-paid buyer-broker compensation is negotiable and must be handled under the current written agreements and applicable rules.
Concessions and repairs
A concession, inspection credit, agreed repair or price change can affect your proceeds in a different way.
Taxes and closing items
Florida documentary stamp tax, title insurance, settlement charges, HOA charges and tax prorations can all matter.
Offer Comparison
Why the Highest Offer May Not Be the Best Offer
Two buyers can offer different prices and leave the seller with a different net result. Compare the whole offer, not just the top number.
| Example item | Offer A | Offer B |
|---|---|---|
| Purchase price | $600,000 | $592,000 |
| Estimated mortgage payoff | -$350,000 | -$350,000 |
| Uber Realty listing-side fee example | -$6,000 | -$5,920 |
| Hypothetical seller-paid buyer-broker compensation | -$15,000 | -$11,840 |
| Buyer closing-cost request or seller concession | -$10,000 | $0 |
| Inspection repair credit or seller repair allowance | -$2,500 | $0 |
| Estimated Florida deed documentary stamp tax | -$4,200 | -$4,144 |
| Other estimated title, settlement and prorated items | -$4,500 | -$4,500 |
| Estimated seller proceeds Illustration only. Actual closing numbers will vary. |
$207,800 | $215,596 |
In this example, the lower price leaves more money.
Offer B is $8,000 lower on price, but it has fewer seller-paid items. The seller's estimated net proceeds are higher.
Known vs. Estimated
Which Numbers Are Usually Known?
Known or Confirmable Before Closing
- Contract price after agreement
- Written listing-side fee
- Seller-authorized buyer-broker compensation, if any
- Mortgage payoff after the lender provides a current payoff statement
- Florida documentary stamp tax calculation
Estimated Until Closing
- Property tax prorations
- HOA, condo or association items
- Final title and settlement charges
- Repair costs or credits
- Concessions tied to buyer financing or negotiation
Florida documentary stamp tax on deeds is 70 cents per $100, or portion of $100, in counties other than Miami-Dade. The closing agent should confirm the final amount and all other transaction charges for your closing.
Separate Buckets
Do Not Lump Everything Into One Commission Line
A net sheet gets confusing when different costs are mixed together. Keep the buckets separate.
Listing-Side Fee
What you agree to pay Uber Realty for listing-side services. This is where Simple Fee, 1% or 2% belongs.
Buyer-Broker Compensation
Any seller-authorized payment toward the broker representing the buyer. It is separate from Uber Realty's listing-side fee.
Seller Concessions
Money negotiated toward allowable buyer costs or another agreed transaction item.
Repairs and Credits
Money spent or credited because of condition, inspection negotiations, WDO issues, insurance friction or agreed repairs.
Taxes and Prorations
Documentary stamp tax, property tax prorations and other government or timing-related charges.
Title and Settlement
Title insurance, closing fee, search, exam, settlement and other closing-company charges that apply.
How Jim Uses It
A Net Sheet Should Help You Make a Decision
Jim uses the net sheet as a decision tool. It should help answer practical questions before you give away money by accident.
- What would I likely keep at this sale price?
- How much does the listing-side fee change the result in dollars?
- How does buyer-broker compensation affect the offer?
- What happens if the buyer asks for closing costs?
- Would a repair credit cost less than losing the buyer?
- Does a lower offer have stronger terms and a better net result?
The useful question is not only, "What is the price?"
The better question is, "What will I probably keep, what risk am I taking, and which terms are creating or protecting that result?"
Seller Net Sheet Questions
Questions Homeowners Usually Ask
Is a seller net sheet legally binding?
No. A seller net sheet is normally an estimate. The contract, written brokerage agreements, lender payoffs, closing-company figures and final settlement statement control the actual transaction numbers.
Should I use a home sale proceeds calculator?
Yes, for a quick estimate. Then ask for a property-specific net sheet when you are choosing a listing option, comparing offers or deciding whether a concession, repair credit or price change makes sense.
Does the net sheet include buyer-broker compensation?
It should include it as a separate line when the seller has authorized it or when a buyer's offer asks the seller to pay it. Do not bury it inside Uber Realty's listing-side fee.
Does the seller have to offer buyer-broker compensation?
No fixed amount is required by law. Broker compensation is negotiable. A seller should decide based on the property, the buyer pool, the offer strategy, current rules and the written agreements involved.
What seller costs change the most from one offer to another?
Buyer-broker compensation, seller concessions, inspection credits, repair obligations, closing-cost requests, financing terms and appraisal risk can change the result.
Can my final proceeds be different from the first net sheet?
Yes. Payoff interest, tax prorations, inspection negotiations, repairs, title items, HOA charges, contract changes and closing timing can all change the final number.
Related Seller Resources
Use the Page That Owns Your Next Question
Listing Options
See Simple Fee, 1% and 2%, and decide which listing-side structure fits the work.
Seller Savings Calculator
Use your expected sale price to compare listing-side choices in dollars.
Home Value Analysis
Before estimating proceeds, decide what price the market evidence supports.
Home Seller FAQ
Pricing, preparation, offers, inspection, appraisal, insurance and closing questions.
Ask Jim
Compare sale price, terms, seller-paid costs and likely proceeds before you respond.
Current Rules and Sources
Know What You Are Agreeing to Pay
Broker compensation is negotiable and is not set by law. Under NAR's current practice rules, offers of compensation cannot be made through an MLS. A listing broker working for a seller must also disclose and obtain the seller's written approval before making or paying an offer of compensation to a broker or other representative acting for a buyer.
For Florida deed documentary stamp tax, the Florida Department of Revenue states that counties other than Miami-Dade use 70 cents per $100, or portion of $100, of consideration. Florida title insurance rates are established by rule and should be confirmed with the closing agent for your transaction.
Before You Accept an Offer, Compare the Net
Jim can help you compare the sale price, listing-side fee, buyer-broker compensation, concessions, repairs, financing, appraisal risk, closing timing and likely seller proceeds.
Jim Whatley, Broker/Owner. Uber Realty LLC. Florida Broker License BK3174026. Florida Brokerage License CQ1038333. Equal Housing Opportunity.
This page is general seller education, not legal, tax, lending or closing advice. Real estate broker compensation is negotiable and is not set by law. Uber Realty's listing-side compensation, buyer-broker compensation, concessions, repairs, taxes, title charges, settlement expenses and other transaction costs are separate unless a written agreement says otherwise. Exact fees, payment timing, service scope, contract terms and final closing figures are controlled by the current written agreements and closing documents.