What's inside
- The one-page formula that turns a list price into the number you'll see on closing day.
- The line items that quietly move your net more than most sellers expect.
- The appraisal risk almost nobody prices in, and the question to ask your agent before you set a price.
- A worked example from sale price to net, so you can see how far apart the two numbers land.
Sellers plan around the list price. The settlement statement pays out something else. Run the sheet before you list and you'll know the gap in advance. Four pages, free, and it opens the moment you submit the form.
Not sure what the home is worth yet? Start with a home valuation. Getting the house ready at the same time? The Home Staging Checklist is the companion piece. Ready to list? Talk to a Vreeland Real Estate listing agent. Or see all of our free guides.
The net sheet is an estimate for planning. Your lender gives the payoff, the title company gives the closing costs, and the settlement statement gives the final net. Not legal, tax or financial advice.
Seller net sheet questions
What is a seller net sheet?
A worksheet that starts with the sale price and subtracts everything that comes out before you're paid, so you plan around your net proceeds instead of the list price. Ours adds the items that move the number most and the appraisal risk to check first.
Is the net sheet accurate for my sale?
It's a planning estimate. Your lender gives the payoff figure, the title company gives the closing costs for your county, and the settlement statement at closing gives the final net. Run it with a realistic price and update it when your agent fills in the local figures.
What else do I need before listing?
A home valuation for the price, the Home Staging Checklist for the prep, and a listing agent to run the comps and the negotiation.