One of the first questions every seller asks me is:
“How much will I walk away with?”
That’s where Net Sheets come in.
These are estimates I prepare to show you exactly what you can expect to net at closing based on:
✔️ list price
✔️ projected sales price
✔️ buyer concessions
✔️ closing costs
✔️ mortgage payoff
✔️ HOA fees
✔️ taxes
✔️ prorations
✔️ lender requirements
Net Sheets give you a clear, realistic financial picture before you ever put your home on the market.
Here’s exactly how they work in Texas.
1. What Is a Net Sheet?
A Net Sheet is a line-by-line estimate of your actual cash proceeds at closing.
It includes:
✔️ Sales price
✔️ Your closing costs
✔️ Commissions
✔️ Pro-rations
✔️ Fees
✔️ Payoffs
✔️ Any credits you’re offering
✔️ Estimated take-home amount
It shows how much money hits your account on closing day.
2. I Prepare Multiple Net Sheets for You
I never create just one scenario.
I prepare:
✔️ Best case
✔️ Likely case
✔️ Conservative case
This way, you’re not surprised by any outcome.
3. What’s Included in a Texas Net Sheet?
Net Sheets contain several categories of costs:
A) Mortgage Payoff
If you have a loan, the payoff amount includes:
✔️ principal
✔️ interest through closing day
✔️ prorated interest
✔️ any lender fees
This is usually the largest deduction.
B) Realtor Commissions
Typically a percentage of the sales price—paid at closing.
C) Title Company Fees
These often include:
✔️ escrow fee
✔️ title search fee
✔️ recording fees
✔️ courier fees
✔️ CPL fees
✔️ administrative charges
Every title company has slightly different fees.
D) Title Policy (Seller or Buyer Pays)
In Texas:
✔️ Who pays the title policy is negotiable
✔️ Some counties have common norms (Collin/Denton often seller-paid, but not always)
✔️ Builder contracts almost always make the buyer pay
If you’re in a resale TREC contract, we discuss strategy before checking the box.
E) Survey Costs
If you have a usable survey + T-47, you owe nothing.
If not, you may pay:
✔️ $400–$600 for a survey
✔️ More for acreage lots
F) Property Tax Prorations
Texas taxes are paid in arrears, meaning:
✔️ You owe taxes for the portion of the year you owned the home
✔️ Title prorates this automatically
✔️ The buyer receives a tax credit from you at closing
This number can be large—especially in Collin and Denton County where property taxes are high.
G) HOA Docs / Resale Certificate
Most HOAs charge for:
✔️ Resale certificate
✔️ HOA closing statement
✔️ Transfer fee
✔️ Capital contribution fees (depending on community)
✔️ Working capital fees (newer subdivisions)
These vary widely:
Some are $200
Some are $1,200+
I always confirm this upfront.
H) Seller Concessions (If Negotiated)
If you agree to pay:
✔️ buyer closing costs
✔️ rate buydown points
✔️ repairs in lieu of repairs
…these will appear on the net sheet.
4. Understanding Your Estimated Net Proceeds
After all deductions, your final number is:
**Sales price
– Closing costs
– Mortgage payoff
– Taxes/HOA prorations
= NET PROCEEDS**
This is your take-home amount.
This is what matters most.
5. Why Accuracy Matters in North Texas
Our market has:
✔️ high property taxes
✔️ many HOA-managed neighborhoods
✔️ large transfer fees in some communities
✔️ rising interest rates
✔️ builder competition
✔️ varying norms by county
A net sheet from another state can’t compare
Texas-specific accuracy is essential.
6. When I Prepare Net Sheets in the Listing Process
✔️ Before listing (initial pricing discussion)
✔️ When an offer comes in
✔️ During repair negotiations
✔️ Before accepting a final offer
✔️ Before closing
You’ll always know your updated net.
7. How I Use Net Sheets Strategically
I use Net Sheets to help you:
✔️ Decide whether to accept or counter an offer
✔️ Understand the real impact of concessions
✔️ Compare multiple offers accurately
✔️ Evaluate cash offers vs financed offers
✔️ Understand how closing dates impact your net
✔️ Track your proceeds in real time
✔️ Prepare for your next purchase
Net Sheets give you transparency—and leverage.
8. Common Misunderstandings I Clarify for Sellers
❌ “The sales price is the same as my take-home.”
No—closing costs must be deducted.
❌ “I’ll owe fewer property taxes if I close early in the year.”
You actually owe MORE in prorations early in the year because fewer months have passed.
❌ “The title policy is always seller-paid.”
Not true—it's negotiable.
❌ “My payoff is just my loan balance.”
It also includes accrued interest and lender fees.
❌ “Net Sheets are always exact.”
They’re estimates—but I get them extremely close.
9. Why My Net Sheets Are So Accurate
I’ve sold hundreds of homes across North Texas, so I know:
✔️ title company fees by county
✔️ typical HOA charges
✔️ exact local tax rates
✔️ payoff timelines
✔️ rate buydown costs
✔️ repair cost estimates
✔️ closing day prorations
This experience minimizes surprises.
10. My Rule of Thumb
You should know your estimated take-home proceeds BEFORE we ever list your home.
And those projections should be updated frequently.
Bottom Line: Net Sheets Give You Clarity and Help You Make Smart Decisions
When you work with me, you get:
✔️ clear, accurate net sheets
✔️ multiple scenarios
✔️ updated estimates as offers come in
✔️ guidance through negotiations
✔️ exact expectations before closing
✔️ full transparency on your financial bottom line
You should NEVER feel unsure about what you’ll walk away with.
With me, you won’t.
Want Me to Run an Accurate Net Sheet for Your Home?
I can create one for you today—no listing commitment required.
📞 Call or Text: (254) 644-5297✉️ Email Me
