Seller net sheet
How much will you actually keep?
Enter your sale price, county, and a few details — get an instant breakdown of every cost and your estimated net proceeds.
Your results appear here.
Fill in your sale price, county, and any fees on the left — then click calculate.
What's included
Every line item explained.
Real Estate Commission (5–6%)
Standard split is 3% to the listing agent and 3% to the buyer's agent. Negotiable — but reducing buyer's agent commission can limit your home's exposure with those agents.
Closing Costs (~1–2%)
Title search, title insurance, recording fees, and attorney review. In Florida, these typically run 1–1.5% of the sale price and are paid out of proceeds.
Property Tax (Prorated)
You pay property taxes through your closing day. The amount depends on your annual tax bill and the number of days you owned the home in the calendar year.
HOA Estoppel Letter
If your community has an HOA, Florida law requires an estoppel letter confirming you're current on dues and showing any pending violations or special assessments. Typical cost: $250–$500.
Repairs & Staging
Optional, but cosmetic updates often return 70–100% of their cost. Enter $0 if you're selling as-is, or estimate what you'll spend to prepare the home.
Capital Gains Tax
For primary residences, up to $250k of gain is tax-free (individual) or $500k (married, filing jointly). For investment properties, capital gains tax applies — consult a CPA for your actual liability.
Questions about the numbers
Frequently asked questions.
- Is this estimate accurate?
- It's a solid estimate based on standard Florida costs. Your actual net will vary based on negotiated commission, your specific HOA, exact property tax bill, and whether capital gains apply. Use this as a planning tool; get a precise number from your agent.
- What if I still have a mortgage?
- Your mortgage payoff is not included in this calculator — it comes out of your net proceeds automatically at closing. Subtract your remaining mortgage balance from the net proceeds shown to see your actual cash out.
- Can I negotiate the commission down?
- Yes. Many agents will negotiate below 6%, especially in competitive markets. However, reducing the buyer's agent commission (3%) can discourage buyer's agents from showing your home. Consider whether the savings are worth the reduced exposure.
- What is an HOA estoppel letter?
- A document from your HOA confirming you're current on all dues and fees, any pending violations, and upcoming special assessments. Required by Florida law before closing. Typically costs $250–$500 and takes 7–14 days to obtain.
- What if the appraisal comes in below the sale price?
- The buyer's lender won't fund the gap between appraisal and sale price. You'll typically negotiate to meet somewhere in the middle, reduce to the appraisal value, or let the buyer walk. This situation affects roughly 5–10% of transactions.
Want the precise number?
Get a real CMA for your property.
This calculator gives you a solid estimate. A Comparative Market Analysis from Ryan gives you a real number grounded in actual closed sales on your street — plus a recommended list price and timeline.