← Home sale net proceeds calculator
Net proceeds are the money left after everything the sale costs and after your mortgage is paid off. Take the sale price, subtract each cost, and what remains is the cash you receive at closing. Here is a $450,000 sale worked line by line. Cash at closing comes to $206,450.
| Sale price | $450,000 |
|---|---|
| Mortgage payoff | $212,000 |
| Each agent commission, 2.5% | $11,250 |
| Title and escrow, 1% | $4,500 |
| Transfer tax, 0.5% | $2,250 |
| Other costs | $500 |
| Prorated property tax | $1,800 |
Two commissions of $11,250 are $22,500. Add $4,500 for title and escrow, $2,250 for transfer tax and $500 of other costs: $29,750, which is 6.6% of the price.
$450,000 − $29,750 − $212,000 − $1,800 = $206,450 cash at closing.
Say the home cost $120,000 plus $4,000 of buying costs and $25,000 of improvements, so the basis is $149,000. The amount realized is $450,000 − $29,750 = $420,250, so the gain is $271,250. A single filer who lived there two of the last five years excludes $250,000, leaving $21,250 taxable. With $95,000 of other income and a 4% state rate, the estimated tax is $4,037.50.
$206,450 − $3,500 of prep before listing − $4,037.50 of tax = $198,912.50.
Every cost scales with the price, so wanting $250,000 at closing does not mean listing at $250,000 plus the payoff. In this example the sale price has to be about $496,578. The calculator solves for that price. It also compares offers: a higher price with a large concession can leave you with less than a clean lower offer.
A seller net sheet is an estimate of the money you will receive at closing after the sale price is reduced by commissions, closing costs, concessions and your mortgage payoff. This page walks through building one and the calculator does it for you.
After commissions and closing costs, sellers typically lose about 6 to 10 percent of the price before their mortgage payoff, so a 450,000 dollar sale usually leaves 405,000 to 423,000 dollars to pay the mortgage and take home.
Usually the seller pays it only if the listing or purchase contract says so. Since 2024 rule changes, buyer agent compensation is negotiated and no longer fixed by the listing, so the calculator has a separate field you can set to zero.