Question 1

What is a seller net sheet?

Accepted Answer

A seller net sheet is a financial summary prepared by a real estate agent or title company that estimates how much money a seller will walk away with after all costs of the sale are deducted from the sale price. It typically includes the mortgage payoff, agent commissions, seller closing costs, transfer taxes, any seller concessions, and repair credits. The final line is the estimated net proceeds — the actual cash the seller receives at closing.

Question 2

How much does it cost to sell a house?

Accepted Answer

Total selling costs typically run 8–10% of the sale price when combining agent commissions (5–6%), seller closing costs (1–3%), and any seller concessions or repair credits. On a $450,000 home, that is $36,000–$45,000 in selling costs. The single largest expense is always agent commission. Discount brokers, flat-fee listing services, and the post-NAR settlement commission landscape have introduced options that can reduce this to 2–3% in some cases.

Question 3

Can I negotiate the real estate agent commission?

Accepted Answer

Yes — agent commissions have always been negotiable, and following the 2024 NAR settlement, the structure has changed significantly. Sellers are no longer required to offer buyer's agent compensation through the MLS. Buyers now negotiate their agent's compensation directly. This has created more flexibility for sellers, with many now paying only their listing agent's fee (often 2–3%) rather than the traditional combined 5–6%. Flat-fee listing services, discount brokers, and for-sale-by-owner (FSBO) options can further reduce commission costs.

Question 4

What is a seller concession and how does it affect net proceeds?

Accepted Answer

A seller concession is a credit given to the buyer at closing — typically to cover a portion of their closing costs or to buy down their mortgage rate. The seller does not write a check; instead, the amount is deducted from the seller's net proceeds at closing. Concessions are a common negotiating tool when a buyer needs help with closing costs or when an inspection reveals issues the buyer wants compensation for without the seller completing actual repairs.

Seller Net Sheet Calculator