Seller net sheet, your honest bottom line.
A fuller seller-side estimate from sale price to the cash you receive at closing.
Seller net sheet
A net sheet is the working document agents build to estimate your proceeds before a sale. This version walks the same math so you can see exactly what goes into the number and ask better questions.
The net sheet tool
From sale price to the cash at closing
Move the sliders for every line that shapes your settlement. The dark panel updates in real time with the bottom line and a verdict you can act on.
The inputs
The expected contract price for the home.
The total commission is negotiable and varies by market and agreement.
Settlement, title insurance, recording, and related third-party charges.
Credits toward the buyer's costs or repair items you agree to cover.
What you owe, including any second lien or HELOC.
Property taxes, insurance, and dues prorated to the day of closing.
Where you land
Live
The bottom-line gauge
Left means the cost lines are consuming too much of the sale. Right means the sheet is lean and healthy. Your position moves with every change above.
Outcome: A stretch
Your verdict
Live
- Estimated proceeds at closing
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after every line above, before the payoff
- Selling costs
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commission, title, concessions, prepaids
- Costs as share of price
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of the sale price goes to the cost lines
- Payoff & prepaids
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mortgage balance plus prepaid items
Strategist insight
Your cost lines run lean, close to what a typical Las Vegas sale carries, and the sheet leaves real proceeds on the table side of the ledger. The payoff settles what you owe; the number that moves decisions is the net after costs. Escrow will produce the exact sheet at closing, so use this one to compare selling routes, not to set your budget to the dollar.
Let's look at your options.
Planning estimate
This is a planning estimate for discussion, not your closing statement. A fuller disclaimer, including the professional guidance to seek, sits below the calculator.
Your next step
Let's look at your options together.
The sheet above is a planning document, not the closing statement. On a free strategy call, we walk through your real lines, talk through which cost assumptions hold for your home and which selling option returns the most, and shape a plan that fits your situation. What matters most to you is where we start.
Free and private. No pressure, no obligation.
A note before you decide
This calculator is general educational guidance, not tax, legal, or financial advice. The figures are estimates for planning only: real net sheets add a few more lines, and your actual settlement depends on the contract, lender payoff figures, and escrow and title charges, so treat these numbers as a starting point, not a final answer. A qualified real estate professional, tax advisor, and the escrow and title teams should be consulted for your individual circumstances before you act on what this tool suggests.
Start With Your Home's Estimated Value
Enter your address to receive an estimated value, compare your selling options, and explore an immediate cash offer.
Your options
These are the roads a Las Vegas seller can take
The sheet above is about a traditional sale. Whatever it says, the option that fits your situation still deserves a real look with real numbers, and these are the routes a Las Vegas homeowner can take.
Traditional listing
Maximum market exposure and typically the greatest potential net, on the longest timeline with the most prep and showing.
Explore the pathCash offer
Speed and certainty, often with a lower net and service fees. Fewer inspections and less disruption.
Compare the numbersRenovate to sell
Improve what the market pays for to lift the price and net, when the work clears the cost test.
See the mathTrade-in program
Coordinate selling with buying your next home on one timeline, so your equity arrives when you need it.
Explore the planSell and stay
Unlock equity and rent back on a fixed term when selling on your terms matters more than moving now.
See how it worksList With a Twist
A multi-path sale through The Lockhart Method: MLS exposure, an instant cash-offer backup, and rent-to-own outreach running at once.
Explore the multi-path saleDo nothing, or something else
Sell, rent, renovate, or stay are the four roads. Sometimes the right answer is none of the selling routes.
Work through the fourWhy the sheet matters
Sellers who know their net make better decisions
Once you know your realistic net proceeds, options like selling as-is, renovating first, or taking a cash offer become comparable instead of guesswork. The number is the foundation of the whole seller strategy.
Compare your options
What can you do with your number?
Compare a traditional sale, a cash offer, renovations, and holding, side by side.
Next step
The right answer starts with a conversation.
Bring these numbers. I will help you see which cost lines hold for your home, what the real sheet will look like at closing, and which selling option returns the most for your situation. No pressure, just a clear strategy.
If you would like to talk through your situation, the first conversation is free and private. We will start from your numbers, not a script.
This calculator is a planning estimate, not a lender or legal determination.