Home Sale Proceeds Calculator
Estimate what a seller walks away with after the mortgage payoff, agent commission, closing costs, transfer tax and concessions. Use it as a seller net sheet, and switch on the profit section to see the gain against the home-sale exclusion.
Your numbers
From the lender's payoff statement, not the balance on your last bill.
Negotiable; enter the rate in the listing agreement.
Only if the seller agreed to pay it; leave empty if not.
Use the estimate from your title or escrow company if you have one.
Credits to the buyer, such as their closing costs.
Home warranty, staging, liens or anything else paid from the proceeds.
Adds the purchase price and improvements to show the gain against the home-sale exclusion.
Estimated net proceeds
–
- Total selling costs
- $0
- Selling costs as % of price
- –
- Agent commission
- $0
- Closing costs
- $0
- Mortgage and lien payoffs
- $0
- Concessions
- $0
- Repairs and credits
- $0
- Property tax and HOA
- $0
- Other costs
- $0
An estimate for a seller net sheet. The settlement statement from the title or escrow company has the real figures.
The calculation runs in your browser and ParrotNotes does not store your numbers. They sit in the page address so you can bookmark or share the result.
How seller net proceeds are worked out
Net proceeds are what reaches the seller's account after closing. Take the sale price, pay off everything secured on the home (the first mortgage and any second mortgage or HELOC, using the lender's payoff figure, which includes interest to the payoff date), then pay the costs of the sale.
Say a home sells for $500,000. The payoffs are $280,000 on the mortgage and $20,000 on a HELOC. The seller pays 3% to the listing agent and 2.5% to the buyer's agent ($27,500), $9,000 of closing costs ($2,500 title and escrow, a 1% transfer tax of $5,000, $1,000 attorney and $500 of other fees), a $5,000 credit toward the buyer's closing costs, $2,000 for repairs after the inspection, $1,500 of property tax and $400 of HOA fees, and $600 for a home warranty. Costs come to $46,000, 9.2% of the price, and the seller nets $500,000 − $300,000 − $46,000 = $154,000. The rates here are an example, not a standard: commission is negotiable, and transfer tax depends on where the home is.
Proceeds are not profit
Net proceeds answer "how much cash do I get". Profit, or gain, answers "how much more did I get than I put in", and the mortgage has nothing to do with it. In IRS Publication 523, gain is the amount realized (the sale price minus selling expenses such as commission, legal fees and the closing costs you paid as the seller) minus the adjusted basis (what you paid for the home plus improvements). Repairs and upkeep, such as painting or fixing a leak, do not add to the basis.
In the example, if the seller bought for $300,000 and spent $40,000 on a kitchen, the amount realized is $458,500 and the basis $340,000, so the gain is $118,500. The IRS lets you exclude up to $250,000 of gain, or $500,000 on a joint return, if you owned the home and used it as your main home for at least 2 of the 5 years before the sale and did not exclude gain on another home in the 2 years before. On a joint return only one spouse needs to meet the ownership test, but both must meet the use test. This calculator counts commission, closing costs and concessions as selling expenses and leaves the rest out, so treat its gain as an estimate and talk to a tax professional before you rely on it.
For agents: a seller net sheet in a minute
Sellers think in net, not in price. Run the numbers at the listing appointment with the price you are recommending, then again for every offer: a higher offer that asks for a large credit and repairs can net less than a lower one with none. Copy the result and paste it into your email to the seller, with the page link so they can change a number themselves.
For your own side of the deal, the real estate commission calculator shows the listing and buyer sides, your brokerage split and what you net. Before the open house, print an open house sign-in sheet.
More for agents: How to run a client meeting, Follow-up email after a sales call, How commercial real estate brokers document tours and client calls.
From the listing appointment to the follow-up
The net sheet is arithmetic. What the seller tells you about the move, the timeline and the lowest offer they would take is what you need on the next call. ParrotNotes records the listing appointment and writes the summary.
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