What a net sheet is for
Before listing, sellers often want a ballpark of cash left after paying the loan, commission and typical closing charges. This calculator adds those user-entered lines. It does not pull live payoff quotes, tax proration calendars or HOA estoppels.
Tax is separate
Net cash at closing is not the same as taxable gain. A high net sheet can still leave taxable gain if Section 121 does not cover the profit, and a modest net sheet can accompany a fully excluded gain. Pair this tool with the gain and exclusion calculators and the seller closing costs checklist.
Updating the sketch through the contract lifecycle
Prices change, inspection credits appear, and payoff per-diems drift. Re-run the net sheet when the purchase agreement is signed, when the inspection amendment lands, and again a few days before closing with a fresh payoff letter. Treat each run as a dated scenario. The calculator does not store history; copy results into your own notes if you need a trail.
HOA estoppel fees, municipal lien certificates, and co-op flip taxes belong in “other closing costs” or a dedicated line you track offline if they are large. Transfer taxes that the contract shifts to the buyer should be zero on the seller side even if the jurisdiction’s default custom differs.
Cash to close versus taxable gain reminder
A seller can net six figures at the table and still owe tax on depreciation, or net little after payoff yet exclude most appreciation under Section 121. Always pair this tool with the gain and exclusion calculators before spending expected proceeds on the next down payment.
Commission math caveats
Entering both a percentage and a flat fee adds them together on purpose so you can model a percentage commission plus a transaction or marketing fee. If your agreement is percentage-only, leave the flat fee at zero. If your agreement is flat-only, set the percentage to zero. Dual-agency or variable buyer-broker arrangements may need a custom total you type into the flat field after you compute it offline.
Scope and limitations
Net-sheet results are informal cash sketches, not Closing Disclosures. Title companies control actual wires. SaleGain does not broker loans, list homes or guarantee commission splits. Pair proceeds with separate tax worksheets before spending money.
Mortgage insurance and prepaid items
Private mortgage insurance refunds, prepaid homeowner’s insurance and tax prorations can move net cash by thousands. Put known refunds in other credits and known charges in other costs. If the title company has not issued a draft yet, mark the scenario “estimate” in your notes.