Texas Seller Net Sheet: How to Estimate Your Proceeds From a Home Sale
Before you list or accept an offer, you want to know one number: what you will walk away with. A seller net sheet answers that, and our free closing cost calculator gives you a quick first version.
What a Seller Net Sheet Shows
A seller net sheet estimates how much money you will receive after your home sale closes. It starts with the sales price and subtracts your loan payoff, commissions, title and escrow charges, prorated taxes and any concessions. You can run a quick version with our free seller closing cost calculator and use this guide to check each line.
The Seller Net Sheet Formula
Net proceeds = sales price, minus mortgage payoffs and liens, minus commissions, minus seller closing costs, minus tax prorations and other credits to the buyer, minus any concessions or repair credits you agreed to.
Costs Sellers Commonly Pay in Texas
Mortgage payoff and liens
Your payoff is not the balance on your monthly statement. It includes interest through the payoff date and any lender fees, so the title company orders a written payoff from your lender. Home equity loans, tax liens, judgments and unpaid HOA dues also have to be paid at closing so the buyer gets clear title.
Real estate commissions
Include the commission you agreed to pay your listing agent and any buyer's agent compensation you agreed to in writing. Commissions are negotiable.
Owner's title policy
In much of Texas the seller pays for the buyer's owner's title policy, as set in the contract. The premium is set by the Texas Department of Insurance and based on the sales price. See how much title insurance costs in Texas.
Escrow fee and other title charges
The escrow fee is often split between buyer and seller. Sellers may also pay for preparing the deed, recording releases of lien, and courier or wire charges. Ask your title company for a full fee list.
Property tax proration
Texas property taxes are paid in arrears, usually near the end of the year. At closing you credit the buyer for your share of the current year's taxes, from January 1 to the closing date, which reduces your proceeds.
HOA charges
If your home is in an HOA, expect a resale certificate and possibly transfer fees, depending on the association and what your contract says.
Concessions, repairs and home warranty
Money you agreed to pay toward the buyer's closing costs, repair credits negotiated during the option period, and a home warranty if your contract includes one all come out of your proceeds.
Why Your Final Number Can Change
Payoff interest grows every day, tax prorations depend on the exact closing date, and repair amendments can change after inspections. Rerun the calculator when anything changes, and review your final settlement statement with your title company before closing day.
Selling and Buying at the Same Time
If your proceeds will fund your next home, run both sides: a seller estimate for this sale and a buyer closing cost estimate for the next one. Investors who want to defer tax on the gain should plan a 1031 exchange before closing, because the proceeds must go to a qualified intermediary rather than to you.
FAQ
What is a seller net sheet?
It is an estimate of what a seller receives after payoffs, commissions, closing costs and prorations. Agents and title companies use it to set expectations before listing or accepting an offer.
Do sellers pay for title insurance in Texas?
Often, yes. The standard contract lets the parties choose who pays for the owner's policy, and the seller commonly pays it. Check your contract.
Is there a transfer tax when you sell a house in Texas?
No. Texas has no state transfer tax on real estate.
When do I receive my proceeds?
The title company disburses your proceeds after the sale closes and funds. If you are paid by wire, confirm your wiring instructions by calling a number you already know. Read how to protect your closing funds from wire fraud.
Run Your Numbers
Use our free Texas closing cost calculator for a first estimate of your proceeds. When you are under contract, Cottonwood Title confirms every line on your settlement statement as part of our resale closing services.