Understanding Your Numbers
How to Read a Seller Net Sheet
Quick Answer
The sheet resolves to one calculation: sale price, minus deductions, plus credits. The figure at the top is that result; everything beneath it is the itemisation.
The summary at the top
The header carries Estimated Net Proceeds and the three figures behind it: Sale Price, Deductions, and Credits.
Beneath that sits the city and county the estimate resolved to. Change the jurisdiction and the title, recording, and transfer tax lines change with it.
The sections
Below the summary, costs are grouped. Each section lists its line items with the amount in parentheses, meaning it is being subtracted, and closes with a Subtotal.
There are seven possible sections, always in this order:
- Commissions. Listing and buying side, each shown with the percentage used.
- Title & Escrow Fees. Pulled from the rate and fee schedule for the resolved jurisdiction.
- Transfer Taxes. Only where the jurisdiction has them. Idaho has none, so the section does not appear on an Idaho sale.
- Payoffs. The rows entered under Payoffs & Liens.
- Other Costs. Home warranty, seller concessions, repair credits, and HOA transfer fee.
- Prorations. Carries separate credit and debit subtotals, because it is the one section that can go either direction.
- Credits. Earnest money, added back rather than subtracted.
You will rarely see all seven. A section only appears when it has something in it. If no payoffs or liens were entered, the Payoffs section does not appear.
The bottom line
Net Proceeds at the foot of the breakdown repeats the figure from the top. If you follow every subtotal down the page, this is where you land.
Line item names
Line items carry the names from the fee schedule for that jurisdiction. Your agency can rename any of them under Field Labels, so the same line can read differently from one agency’s sheet to another.
What the figure is not
Every sheet carries a disclaimer stating it is an estimate and not a Closing Disclosure or Settlement Statement. Final charges can change as transaction details, underwriting requirements, lender instructions, and closing figures are finalized. See Why this is an estimate.
