Seller Net Sheet Calculator

How this calculator works

Your net is the sale price minus everything paid from it: loan payoffs, the owner's title policy (customarily paid by the seller in the Houston area), escrow fees, any brokerage compensation you agree to, concessions and repairs, HOA fees and the property tax proration.

Texas property taxes are paid in arrears, typically due by January 31 for the year before. Until this year's bill is paid, the seller credits the buyer for the seller's share of the year. Nothing about compensation is filled in for you: it is negotiable and set by your agreements.

Owner's title policy uses the Texas Department of Insurance basic premium for the sale price, or your quote.
Each payoff = the quoted amount through its good-through date + the per diem for each day until closing.
Tax proration = yearly tax ÷ days in the year × the seller's days; the closing day goes to the seller unless you choose otherwise.
Low, base and high prices and up to three closing dates are compared automatically.

Worked example

Hypothetical figures, including a 3% listing compensation entered only to show the math. Compensation is negotiable. These are the numbers the calculator above starts with after these inputs are entered.

Inputs

Sale price: $400,000
Closing date: March 31, 2027
Listing brokerage: 3% of the price
First mortgage: Payoff $210,000 · Per diem $32 · Good through Mar 25, 2027
Property taxes for this year: $8,000
This year's taxes: Not paid yet (seller credits the buyer)
Owner's title policy: Estimate from the Texas rate table
Escrow / settlement fee (seller share): $500

Results

Sale price: $400,000
Total deductions: $226,927
Net at closing: $173,073
Tax proration: $1,973

Common questions

Who pays the owner's title policy in Houston?

In the Houston area the seller customarily pays for the buyer's owner's title policy, but the contract decides. Texas title premiums are set by the state, so they are the same at every title company.

How do property tax prorations work in Texas?

Because taxes for the year are usually paid at the end of the year, the seller typically gives the buyer a credit at closing for the days the seller owned the home that year. If the year's taxes are already paid, the buyer reimburses the seller instead.

Why doesn't this calculator include a commission?

Brokerage compensation is negotiable and is set by your listing agreement and the sales contract. Enter what you have agreed to, as a percent or a flat amount.

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Estimate only. Actual loan terms, eligibility, insurance, taxes, and settlement charges require verification. These are planning estimates, not a lender Loan Estimate, Closing Disclosure, appraisal, or approval. Michael O'Neal is a real estate broker, not a lender, appraiser, attorney or tax adviser.