Net Sheets: A Critical Step To Maximize Profit For Your Home Sale

You’re selling your home, and you want to know exactly how the numbers break down. How much will you pay in fees and costs? How much will you walk away with? The answer to that is a net sheets report. Net sheets can help you understand the costs and profits line by line before you close! Here’s what you can expect from net sheets, an explanation of their importance, and how you can get a free one from a local Homie agent!


Get Help With Your Net Sheet 

Simplify this process by working with a Homie agent who can help you navigate the entire process. You will also get a complimentary net sheet from your Homie agent or get started by calling   (702) 550-10811.  You can also visit our buy and sell pages to learn more about each process. Click here to visit our pricing page.


What Are Net Sheets?

A seller’s net sheet is a document which itemizes all the expenses of selling your home and gives you the amount you can expect to walk away with at closing.

Net sheets give you an estimated breakdown of exactly where your money went during the sale. Not only does it alert you if you will be walking away with only $250,000, but it lists out the fees, payoffs, and commissions that came out of that final selling price so you understand where your money went.


Net Sheets vs. Buyer’s Cost Sheets

Remember that the seller’s net sheet is not the same as the buyer’s cost sheet, although there are some similarities.

A buyer can get a cost sheet that lists out all the costs that they will be responsible for during the sale. Credit report fees, title insurance, and escrow fees are a few of the typical items you might expect to see on a buyer’s cost sheet.

The function of a cost sheet is to alert the buyer of expenses related to the purchase so that he or she will not be shocked on closing day.


Where Net Sheets Come From

Typically, it’s the responsibility of your seller’s agent to prepare net sheets for you at various points during the process. For example, when you set the listing price, you might want a net sheet to show how much you can plan on walking away with if your home sells at that price. You may also want a net sheet prepared when offers begin coming in from buyers to show how much you’ll get to keep if it sells for the price they’re offering. Finally, it’s a good idea to do a net sheet right before you close to account for any last-minute contingencies that might have been overlooked before to get a final, accurate amount that you will receive from the sale.

Unfortunately, not all real estate agents are comfortable filling out net sheets. Some don’t do it often enough to feel confident about the process. Others might fear that you’ll go with another agent or elect to go the FSBO route when you see how much you’re paying in fees and commission. An agent with integrity will be happy to put the time into generating net sheets for you. In fact, if they can’t or won’t, that is a good reason in itself for going with a different agent. Of course, when you work with a Homie real estate agent we will be happy to produce net sheets for you throughout the process, and you’ll witness first hand how much you will save with Homie vs. a traditional agent or Homie vs. an iBuyer.  


Why Net Sheets Matter

Do you feel like the process of selling your home is a lot more confusing than you expected it to be?

If so, you’re not the only one. 

There’s so much that goes into the process of selling, from inspections and negotiations to paying taxes and real estate agents.Even for seasoned home-sellers, it seems like a lot to think about; and first-time sellers may feel completely lost. Especially on closing day when they suddenly find out that their anticipated $300,000 selling price has magically turned into $250,000 instead.

That’s quite a blow to absorb, especially if you were counting on that extra $50,000. You may feel like you got scammed somehow. 

What on earth happened to the rest of your money?

The fact is, that selling a home can be an expensive process. If you’re not careful, those expenses can really take you by surprise on closing day.There’s a way to bypass that moment of shock: net sheets.

What’s Included on a Typical Net Sheet?

Every home sale is unique, and your net sheet is likely to look different from anyone else’s.

However, there are certain items which you can expect to see listed there.

Here’s a breakdown of what they are.

Sale Price

This is the agreed-upon price for the property, whether it’s your listing price, the amount a buyer has offered, or the final price that you’ve negotiated for closing day. Once you’ve determined the sale price, the other items here must be subtracted from that amount to determine how much money you’ll walk away with.

Real Estate Commissions

While always negotiable, real estate commissions could cost as much as 5% to 6% of the sale price. This percentage is split between the buyer’s agent and the seller’s agent. Sometimes you can negotiate a lower percentage if the home price is high or it’s expected to sell quickly. If you’re working with Homie, you’ll notice that this line stays the same no matter how much other items of the transaction change. That’s because we just charge a low fee to sell your home!

Title Insurance

This insurance protects all parties from any unforeseen disputes about the title in the future. In general, most policies cost about $1000. Not every state requires the purchase of title insurance, but it can be  risky to proceed without it. In some cases, a buyer might offer to pay the cost of title insurance to make their offer more attractive.

Loan Payoff

If you still have a mortgage on your home, any amount you still owe will be taken out of the sale price at closing. You can find out what this amount is by contacting your loan service provider and asking for a payoff amount. This amount will be different from the current balance shown on your statement, because it takes into account any interest or penalties you incur by paying off the loan early.

Title Search

In a title search, the title company examines documentation of liens, taxes, divorce or bankruptcy cases, or anything else which might threaten free and clear ownership of the property. In doing so, both the buyer and seller are protected against future title disputes. 

Depending on the size of the property, most title searches will cost around $150 but can be as much as $1000 in certain cases.


The cost of property taxes are generally prorated so that both the seller and the buyer have a share of them to pay at closing. Generally, you can get a rough estimate of how much this will be by dividing your yearly property tax by 12, and then multiplying that number by how many months that you owned the home during the year it is sold. 

In some cases, sellers might offer to pay some of the buyers’ share of property taxes to give them a sweeter deal, or vice versa.

In addition, depending on how long you lived in your home you may need to plan on paying a capital gains’ tax if you turned a profit of more than $250,000. The amount you pay depends on your income and your filing but can range from $0 to close to $500,000.

Home Warranty

Though not required, purchasing a home warranty can save you from a world of hurt when you’re in the process of selling your home. A deal can quickly turn sour (and expensive!) if suddenly the air conditioner breaks during negotiations. A home warranty is a nice bargaining chip because it gives the buyer more confidence in what they’re getting. Most policies cost between $300 and $600.

Attorney’s Fees

Not every state requires that you have an attorney assist with the sale of your home, but if you do use one, you’ll pay them as a part of your fees. Some charge a flat fee, which is usually anywhere between $800 and $2000. Others charge an hourly rate of $100-$500.

Recording Fee

A fee must be paid to reimburse the local government agency for registering the transaction and maintaining an accurate record of it. Depending on the deal, either the buyer or seller might pay this fee, or you might split it between you. Costs vary depending on the state you live in or the length of the document, but it’s usually $12-$20.

HOA Costs

If you’re a member of a Homeowners’ Association, you’ll need to plan on paying a transfer fee as part of the closing costs. This fee covers the legal fees that the HOA has to pay in order to transfer ownership. Depending on the complexity of laws governing HOAs in your state, these fees can range from as low as $100 to as much as $1000. These fees can be paid by either you or the buyer; this will be negotiated as part of your contract.

How to Read a Net Sheet

It’s pretty easy to read a net sheet, as long as it’s been prepared properly. 

Simply subtract the fees and costs from the sales price. The number you end up with is your projected net profit from the home sale.

In all likelihood, this projected net amount is what you can expect to walk away with at closing.With this information, you are empowered to negotiate lower fees and costs where possible, and get the best deal you can.

It’s also a helpful planning tool as you budget for your future living space, wherever that may be.

Are you interested in taking a look at a net sheet for your home but not yet ready to make the commitment of hiring a Realtor?

Our Realtors at Homie Real Estate will be happy to give you a free net sheet on request, so you know exactly how much you’ll get if you decide to sell your home with us.We believe that knowledge is power. We’d like you to go into this complicated process with as much knowledge as we can give you.

Get a Complimentary Net Sheet Consultation

Get a complimentary net sheet from your Homie agent or get started by calling   (702) 550-10811.  You can also visit our buy and sell pages to learn more about each process. Click here to visit our pricing page.


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