Your net proceeds are the money you actually keep after selling costs and your mortgage payoff. Here is the formula, a sample seller net sheet, and a faster way to estimate yours.
Your net proceeds are what you actually keep from a home sale after all selling costs and your remaining mortgage are paid. The formula is simple: sale price minus selling costs minus mortgage payoff equals net proceeds. As an illustration, a $400,000 sale with about $33,000 in costs and a $220,000 mortgage would leave roughly $147,000. A net proceeds calculator, sometimes called a seller net sheet, works this out in minutes.
What are net proceeds?
Net proceeds are the money that reaches you after the sale closes. They are not the sale price, and they are not simply the equity you think you have. The headline price is reduced by commission, closing costs, agreed repairs or concessions, and the payoff on any loans secured by the property. The remainder is what you can put toward your next home, savings, debt, or moving expenses.
What is a seller net sheet?
A seller net sheet is a one-page estimate of your proceeds from a home sale. It starts with an expected sale price, subtracts each selling cost and the mortgage payoff, and shows the estimated bottom line. Agents and closing professionals prepare net sheets, while a net proceeds calculator lets you test the same math before you commit to a path.
The net proceeds formula, step by step
This illustrative seller net sheet uses a $400,000 sale and a $220,000 mortgage. It is an example, not a quote or prediction for your property.
| Seller net sheet line | Illustrative amount |
|---|---|
| Sale price | $400,000 |
| Agent commission (about 5.5%) | − $22,000 |
| Closing costs (about 2%) | − $8,000 |
| Repairs and concessions | − $3,000 |
| Subtotal after selling costs | $367,000 |
| Mortgage payoff | − $220,000 |
| Estimated net proceeds | $147,000 |
Change any input and the bottom line changes. A lower commission increases the estimate; a larger loan payoff reduces it. A market where buyers expect concessions may add another deduction. That is why a useful calculator lets you adjust the assumptions rather than treating one total as a promise.
What reduces your net proceeds
- Agent commission, often the largest selling expense on a listing and always negotiable.
- Seller closing costs, including transfer or conveyance tax, title, attorney, settlement, and recording fees.
- Pre-sale repairs, preparation, staging, cleaning, and photography.
- Buyer concessions or credits agreed during negotiation.
- Carrying costs such as mortgage payments, tax, insurance, and utilities while the home is on the market.
- Your remaining mortgage and any other liens paid from the closing proceeds.
For a detailed explanation of those deductions and typical ranges, read our full cost of selling a house guide and seller closing costs guide. This article stays focused on the output: what remains after those lines are accounted for.
Cash and listing produce different net proceeds
A listing journey usually aims for a higher sale price, but it may include commission, preparation, concessions, and carrying time. A cash-sale journey is usually faster and has fewer selling costs, but the offer is generally below full retail value. Either journey can make sense depending on the home and the seller's priorities. Compare the estimated net proceeds for each path, rather than comparing headline prices alone.
PropVio's home sale calculator estimates your value and helps you explore projected proceeds for a cash sale or a listing with an agent as separate journeys. The figures are estimates, not appraisals or guaranteed offers. If you decide to continue, PropVio can connect you with a local cash buyer or a licensed local agent.
How to calculate your net proceeds
Start with a realistic sale-price estimate. Subtract the costs associated with the path you are considering, including commission where applicable, closing costs, preparation, concessions, and carrying costs. Then request an up-to-date payoff statement and subtract that amount. The result is your estimated net proceeds. Revisit the calculation whenever the likely sale price, timing, or costs change.
Common questions
What are net proceeds from a home sale?
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Net proceeds are the money you keep after selling costs and your remaining mortgage or other liens are paid from the sale price.
How do I calculate net proceeds from selling my house?
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Subtract commission, closing costs, preparation, concessions, carrying costs, and your mortgage payoff from the expected sale price. Because every input can change, the result should be treated as an estimate until closing.
What is a seller net sheet?
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A seller net sheet is a one-page estimate that starts with the expected sale price, lists each deduction, and shows the projected amount the seller keeps.
What is the difference between sale price and net proceeds?
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The sale price is what the buyer pays for the property. Net proceeds are what remains for the seller after costs and loan payoffs are deducted.
Do net proceeds include paying off my mortgage?
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Yes. The mortgage payoff is deducted at closing before the seller receives the remaining proceeds.
Are net proceeds higher with a cash sale or a listing?
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It depends. Listing often produces a higher price with more costs and time, while a cash sale is usually faster with fewer costs but a lower price. Explore each journey using estimates for your home and priorities.
Selling a house usually costs about 8% to 10% of the sale price. On a $400,000 home, that's roughly $32,000 to $40,000, most of it agent commission, plus closing costs, prep, concessions and moving on top.
Home value estimators are usually accurate within a few percent for homes currently listed for sale, but the error is much larger for off-market homes, commonly around 7% or more. They're a useful starting point, not a final answer.
Listing with a realtor usually nets you more money if your home is in good shape and you can wait a couple of months for the sale to close. A cash offer almost always looks lower on paper, but once you subtract agent commission, repairs, closing costs and the months of carrying costs a listed home racks up, the gap narrows.
Market value is what a buyer will actually pay for your home in today's market. An appraisal is a licensed appraiser's professional opinion of that value, usually ordered by the buyer's lender to make sure the loan isn't larger than the home is worth.
Location, size and layout, age and condition, updates, the local market and recent comparable sales are what move your home's value. Location is the biggest factor and the one you can't change; condition and updates are the ones you can.
Seller closing costs are the fees paid to complete a home sale, and they usually run about 1% to 3% of the sale price, or roughly 6% to 10% once agent commission is included.
The cost of selling a house is usually about 8% to 10% of the sale price, and can pass 10% once you add prep, repairs and moving. Here is every category, line by line.
