NetSheet.org

Innovation in an archaic industry.

Free seller and buyer net sheet calculator

Build a net sheet in a couple of minutes: what the seller walks away with, or what the buyer brings to closing. Commission, loan payoffs, title and the transfer taxes for the property's state, county and city are worked out for you. Then send it as a PDF with your logo on it.

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The calculator is free and needs no account. The free plan needs no credit card.

Seller's estimated net sheet

Change the numbers to see the net update.

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%
$
Sale price
Commission
Loan payoff
Title, escrow and recording
Closing costs estimated at 1.5% of the sale price.
Estimated net to seller

Adds your state's transfer taxes and title costs. Then download or email the PDF. No account needed.

Transfer taxes, prorations and credits are in the full calculator. Run the full sheet

New: photo to net sheet

Take a photo of the house. Get the net sheet.

At a showing or driving past a sign, point your phone at the home. NetSheet.org works out which house it is, looks it up on Zillow and has the seller's net sheet ready before you're back in the car.

  1. Point and tapAim at the house you want, in the middle of the frame.
  2. It picks the houseFrom where you stand, the way the camera faces and the homes around you, it chooses the one house in your photo. No typing.
  3. The sheet fills inAddress, county taxes, the Zillow price, HOA and the listing agent, then the net sheet. Email it to the listing agent in one tap.
Try it free for 14 days How it works

On your phone's browser, no app to install. Wrong house? Tap the right one on the map.

Homes for sale: tap one for its net sheet

Every pin is a home for sale on Zillow. Tap one to see the price, the listing agent and their brokerage, then make the seller's net sheet for it in one click.

Loading homes for sale…

Listings and photos from Zillow. Prices and agents as Zillow shows them; check the listing before you send anything.

How does the net sheet calculator work?

Zillow auto-fill, Penny the assistant, and your client's reply, in 45 seconds. Demo account with sample clients.

  1. Find the property

    Type the address or click the home on the map. The state, county and city fill in, and so do their transfer taxes and closing customs.

  2. Adjust the numbers

    Price, commission, mortgages, title, escrow, HOA, repairs and credits. Every tax is its own line you can change. Switch between the seller sheet, the buyer sheet, or both.

  3. Send it

    Download the net sheet as a PDF, or email it to your client straight from NetSheet.org. Both are free.

Why bring a net sheet to the listing appointment?

Sellers ask what they'll net before they ask anything else, and buyers ask what to bring to closing. Have the net sheet on paper before you leave the kitchen table.

See every feature

Calculators and tools

  • Every state, county and city

    Transfer taxes, mortgage taxes, title and recording for all 50 states and DC, down to the county, with city taxes where they apply.

  • Seller and buyer net sheets

    The seller's estimated net, the buyer's cash to close, or both side by side from the same numbers.

  • The property, found for you

    Address suggestions, automatic county detection, and a map where you can click the home. A Zillow lookup can fill in the price, HOA dues and taxes.

  • Saved net sheets

    Every sheet is saved to your account, so you can reopen and revise it when the offer changes.

  • Your logo and your PDF design

    Professional

    Add your logo and footer text, choose the PDF layout and colours, and remove the NetSheet.org watermark.

  • Your email design and client replies

    Agency

    Emailing a net sheet is free on every plan. Agency sends it in your own email design and keeps your client's replies in one inbox.

  • Penny, the built-in assistant

    Ask in plain words for a quote on an address, then have it saved or sent. The free plan includes three messages to try it.

  • Works on your phone

    Run the numbers from an open house or a driveway, not just your desk.

Net sheets and closing costs for every state

Each state page shows the transfer tax, who usually pays for title, typical seller closing costs and a worked example, and links to its counties. There are pages for all 50 states, DC, 3,143 counties and the cities with their own transfer tax. Some people write it as one word, netsheet; it is the same thing.

Buyer net sheets and closing costs What is a net sheet? Seller closing costs, ranked

Looking for a county or city? Browse every county and city, each with its own transfer tax and a worked example.

The Closing Table

Real sales, with the closing math

Notable sales straight from the public record, each with what the seller likely netted and what the buyer brought to closing.

See all sales

Net sheet questions

Anything else, send us a message or email [email protected].

What is a net sheet?

A net sheet is an estimate of the money in a home sale. A seller net sheet shows what the seller walks away with: the sale price minus commission, loan payoffs, title and escrow fees, transfer taxes, prorated property taxes and any credits to the buyer. A buyer net sheet shows the cash the buyer needs to close. Agents bring one to the listing appointment and update it when an offer comes in. Read what a seller net sheet is.

Is NetSheet.org free?

Yes. The net sheet calculator works without an account, and you can download the PDF or email it to yourself free. A free account adds saved net sheets and emailing them to your clients, up to 25 a day. The Professional plan ($10 a month) puts your logo and your own design on the PDF. The Agency plan ($30 a month) adds your own email design and reading your clients' replies in one inbox.

Which states and counties does it cover?

All 50 states and DC, down to the county, with city taxes where a city charges its own, such as Chicago, Los Angeles and New York City. Each state, county and city has a page with its transfer tax and a worked example under net sheets by state.

Does it include transfer tax?

Yes. Once the property is located, the state, county and city transfer taxes fill in, along with the mortgage taxes on a buyer’s loan, title insurance, recording fees and who customarily pays each one there. Every tax is its own line, so you can see where it comes from and type over it when a negotiated split changes the number.

Can I put my logo on the PDF and email it to my client?

Every account can download the net sheet as a PDF and email it to a client from NetSheet.org, free. On the Professional plan the PDF carries your logo, footer text, layout and colours instead of the NetSheet.org watermark. On the Agency plan the email uses your own design and you read your client's reply in your inbox.

Does it work out the buyer’s cash to close?

Yes. Switch to the buyer sheet for the down payment, loan costs, title, recording, mortgage taxes and prepaid items, less earnest money already paid. You can also show the seller and buyer sheets side by side from the same numbers. See buyer closing costs by state.

How accurate are the numbers?

They are estimates for planning, not a closing statement. NetSheet.org keeps the transfer tax, mortgage tax, title and recording rules for every state and DC, with county and city rules where they differ, and records the source and the date each one was checked. The final figures come from the title or escrow company handling the sale.

Questions? Send us a message

Ask about the net sheet calculator, your account, or a rate that looks wrong for your county. We reply by email, usually within one business day.

[email protected]

If a number looks wrong, include the property's state and county.

Try Professional free for 14 days.

Your logo on every PDF, no watermark. Then $10 a month, or cancel before the trial ends and pay nothing. The calculator itself is always free.

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