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Seller net sheet calculator
A seller net sheet shows what the seller actually takes home at closing: the sale price minus commissions, closing costs, concessions, repairs and whatever is still owed on the mortgage.
- Commission (6%)
- -$0
- Closing costs (2%)
- -$0
- Buyer concessions
- -$0
- Repairs after inspection
- -$0
- Mortgage payoff
- -$0
Net to seller at closing
$0
Total cost of sale $0
The formula
- Commission = sale price x commission %
- Closing costs = sale price x closing cost % (title, escrow, transfer taxes, recording)
- Total deductions = commission + closing costs + concessions + repairs + loan payoff
- Net to seller = sale price - total deductions
A worked example
- Sale price
- $250,000
- Commission
- 6%
- Closing costs
- 2%
- Buyer concessions
- $5,000
- Repairs after inspection
- $3,000
- Mortgage payoff
- $160,000
Commission $15,000 + closing $5,000 + concessions $5,000 + repairs $3,000 + payoff $160,000 = $188,000. Net to seller = 250,000 - 188,000 = $62,000.
What this number does not tell you
A net sheet is the single best negotiating tool you have with a seller who is stuck on a number. The Retail Buyer Profits calculator builds the net sheet, your maximum offer and a printable report for the seller in the same place.
Run the full analysis freeLooking for a full wholesaling real estate calculator?
This page answers one question. The free wholesaling real estate calculator runs the entire deal: sold comps, repairs by condition, realtor commissions, seller concessions, closing costs and your own profit goal. It doubles as a retail buyer profit calculator, because it prices the house for a retail buyer using FHA, VA, USDA or conventional financing and shows that exit beside the wholesale exit on the same property — so you can see which one actually pays, and the highest price you can offer either way.
New to the retail exit? Read how wholesaling to retail buyers works — the method, the formulas and real student numbers, in plain text.
Common questions
What is a seller net sheet?
A one-page estimate of the seller's proceeds: sale price at the top, every cost of sale below it, and the cash the seller walks away with at the bottom.
How much does a seller pay in closing costs?
Typically 6% to 10% of the sale price all in — around 5% to 6% in commissions plus 1% to 3% in title, escrow, transfer taxes and recording fees, before any concessions or repairs.
Why do investors use a net sheet on a low offer?
Because a lower cash offer with no commissions, no repairs and no concessions can net the seller nearly the same amount as a higher listed price. The net sheet is how you show that instead of arguing about it.
Is a net sheet the same as a closing statement?
No. A net sheet is an estimate you prepare before the offer. The closing statement, or settlement statement, is the final figure produced by the title company at closing.
Is there a free wholesaling real estate calculator?
Yes. Every calculator on rbpcalculator.com is free and needs no login. This page handles one part of the math; the full wholesaling real estate calculator at /calculator runs the whole deal — comps, repairs, commissions, concessions, closing costs and your profit goal — and returns your maximum allowable offer with a green, yellow or red signal.
What is a retail buyer profit calculator?
A retail buyer profit calculator underwrites the house to a retail exit: selling the finished property to an owner-occupant using FHA, VA, USDA or conventional financing instead of a cash investor. Because that buyer pays close to full market value, it usually supports paying the seller far more than the 70% rule allows while you still clear your fee. The Retail Buyer Profit (RBP) calculator runs that comparison free at /calculator.