Seller net sheet: cash offer vs listing
Free seller net sheet calculator: compare what a seller keeps from a cash offer with listing on the market after commission, closing costs, repairs, months of holding costs and concessions. Example: with typical numbers the listing nets more by comes to $11,100. Free, no sign-up, every step shown.
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Read the guide: Seller net sheet: how to show a seller what they really keep (cash offer vs listing) →The difference is $11,100 for 4 months of waiting, repairs, showings and the risk the sale falls through. With the cash offer the seller closes in about 1 month(s), as-is.
In LeadCounty every property file opens this calculator with the county's value, tax owed and sales already filled in.
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In LeadCounty every property page carries its county record: value, yearly tax and any amount owed, every sale with its price, building facts, the owner and mailing address, and nearby sales (as each county publishes them). The deal calculator on each property uses them. Find the sellers with 37 seller lists, then run the deal in one place. The same calculators also run inside the app.
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How to use the seller net sheet: cash offer vs listing
- A net sheet shows what the seller actually keeps: the price minus the mortgage payoff, back taxes and liens, and every cost of the sale.
- Listing costs are bigger than sellers think: commissions, closing costs, repairs to get it ready, buyer credits, and months of mortgage, taxes, insurance and utilities while it sits on the market. Often 7–10% of the price or more.
- A cash offer is lower, but it closes in weeks, as-is, with few costs. Show the seller both columns honestly; many motivated sellers choose speed and certainty.
The formula
Seller's net = price − loan payoff − commissions − closing costs − repairs or credits.
Worked example
With listing price of $300,000, commissions of 5.5%, seller closing costs of 2%, repairs to list it of $15,000 and buyer concessions of 2%, the listing nets more by is $11,100. The difference is $11,100 for 4 months of waiting, repairs, showings and the risk the sale falls through. With the cash offer the seller closes in about 1 month(s), as-is.
Common mistakes
- Comparing a cash offer with a listing price instead of with what the seller keeps.
- Forgetting repair credits and time on market in the listing column.
- Leaving out the loan payoff.
Estimates for planning only, not financial advice.
Questions
What does a seller net sheet include?
Sale price, mortgage payoff, commissions, title and escrow fees, transfer taxes, prorated property taxes, HOA dues, repairs and buyer concessions.
Who pays the commission in 2026?
Since the 2024 NAR settlement the buyer's agent pay is negotiated separately, so the total can vary; 5–6% is still common.
Is this the official number?
No. It is an estimate. The title company's closing statement is the final number.
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