Seller net sheet calculator
Enter the sale price, your mortgage payoff and the commission to estimate what you take home. The net sheet subtracts the seller's transfer taxes, the owner's title policy when the seller pays it and recording fees, using the official tax rates and title insurance schedules for Florida, Texas, New York City, the rest of New York and Philadelphia, and shows the buyer's taxes and title premiums alongside.
| Seller | Amount |
|---|---|
| Sale price | $400,000.00 |
| Mortgage payoff | −$200,000.00 |
| Real estate commission (5%) | −$20,000.00 |
| Documentary stamp tax on the deed (70¢ per $100)Paid by the seller by custom | −$2,800.00 |
| Owner's title insurance policyFrom the official rate schedule | −$2,075.00 |
| Recording fees (2 pages) | −$18.50 |
| Estimated net to seller | $175,106.50 |
| Buyer: taxes and title premiums | Amount |
|---|---|
| Documentary stamp tax on the mortgage note (35¢ per $100) | $1,120.00 |
| Nonrecurring intangible tax on the mortgage (2 mills) | $640.00 |
| Lender's title insurance policyIssued with the owner's policy | $25.00 |
| Buyer subtotal | $1,785.00 |
Miami-Dade County uses a different deed rate and a surtax on some property; it is not covered by this calculator.
Fla. Stat. 28.24(13): $5 for the first page and $4 for each additional page, plus the Public Records Modernization Trust Fund charge of $1 and $0.50 (28.24(13)(d)) and the $4 per page court technology charge (28.24(13)(e)): $10 for the first page and $8.50 for each additional page. Estimate only. Not included: prorated property taxes and HOA dues unless entered, lender fees, settlement or escrow fees, endorsements, survey and attorney fees. Your closing disclosure or settlement statement is the final word.
Before you list or close: check the owner of record, open mortgages and liens that must be paid off at closing.SearchWorked examples
Computed with the same rules as the calculator. Seller costs include the commission, the seller's transfer taxes, the owner's title policy when the seller pays it and recording fees; buyer taxes and title are the buyer's transfer taxes and title premiums.
| Example | Seller costs | Net to seller | Buyer taxes and title |
|---|---|---|---|
| Florida: $400,000 sale, $200,000 payoff, 5%, seller pays owner's policy | $24,893.50 | $175,106.50 | $1,785.00 |
| Texas: $400,000 sale, $200,000 payoff, 5%, seller pays owner's policy | $22,306.00 | $177,694.00 | $103.00 |
| New York City: $1,200,000 sale, $500,000 payoff, 5% | $81,900.00 | $618,100.00 | $17,955.00 |
| Erie County, NY: $300,000 sale, $150,000 payoff, 5% | $16,200.00 | $133,800.00 | $1,745.00 |
| Philadelphia: $300,000 sale, $150,000 payoff, 5%, tax split 50/50 | $21,867.00 | $128,133.00 | $9,032.00 |
Questions
What is a seller net sheet?
An estimate of the money a seller receives at closing: the sale price minus the mortgage payoff and the seller's closing costs, such as the commission, transfer taxes, the owner's title policy when the seller pays it and recording fees. The settlement statement at closing replaces it with exact figures.
Which closing costs does the seller pay?
It depends on the place and the contract. In New York the State transfer tax and the NYC Real Property Transfer Tax fall on the seller by law; in Florida the seller pays the deed stamps by custom; in Philadelphia buyer and seller often split the 4.578% transfer tax. Texas has no transfer tax. Who pays the owner's title policy is set by the contract.
How is the owner's title policy priced?
From each state's official schedule: the Texas Department of Insurance basic premium rates, Florida rule 69O-186.003, the TIRBOP manual in Pennsylvania and the TIRSA manual in New York. On a $400,000 sale it is $2,262 in Texas and $2,075 in Florida.
Are the recording fees exact?
For Florida and Texas the calculator uses the per-page fees set by statute (Florida Statutes 28.24, Texas Local Government Code 118.011, with every optional Texas county fee included). In New York and Philadelphia the recording office sets the fee per document, so you enter it.
What does the net sheet leave out?
Prorated property taxes, HOA dues, repairs, attorney fees and other credits unless you enter them under other seller costs, and the settlement or escrow fee. Check the payoff figure with your lender: it includes interest to the closing date.
Title premiums alone: Florida title insurance calculator, Texas title insurance calculator, New York title insurance calculator, Pennsylvania title insurance calculator.
More free calculators: Title insurance calculator, Transfer tax calculator, Flood zone lookup.
Legal references
- Fla. Stat. 201.02 (deeds)
- Fla. Stat. 201.08 (notes and mortgages)
- Fla. Stat. 199.133 (nonrecurring intangible tax)
- Texas Constitution, Article 8, Section 29
- Florida Administrative Code, Rule 69O-186.003 Title Insurance Rates
- Texas Department of Insurance, Basic Manual Section III, Rate Rule R-1 (basic premium rates)
- Texas Department of Insurance, Basic Manual Section III, Rate Rule R-5 (simultaneous issuance)
- TIRSA Rate Manual for New York State, Seventh Revision, Part I Sections 1, 3 and 10, Part II Rates (effective October 1, 2024)
- Title Insurance Rating Bureau of Pennsylvania, Rate Manual, Sections 5.2 C, 5.9 A and 5.50 (approved through 08/01/24)
- Florida Statutes 28.24, Service charges by clerk of the circuit court
- Texas Local Government Code, Chapter 118, Fees charged by county officers
Rates checked 2026-10-19 against the published rate schedules. Estimate only, not legal, tax or insurance advice. HeritageDeed does not sell title insurance and does not refer anyone to a title company; the premium on your closing disclosure is the final word.
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