As anyone who has ever been involved in a home purchase or sale knows, selling a home is a complicated process. Even just deciding whether and when to sell requires a comprehensive understanding of market conditions, an analysis of your investment in your property, and a projection regarding future market conditions in your area. In evaluating when to sell, how much to list your property for, and your potential return on investment is a critical part of the analysis. But understanding your true ROI on a home sale can be difficult. One tool that can help a seller understand the true expected value of a home sale is the seller’s net sheet. Learn more about how to use a seller’s net sheet to make your home sale easier and enhance your understanding of the real value of your home transaction.

What Is A Seller’s Net Sheet?

What you take home from the sale of your home is, obviously, not simply reflected in the sale price of the home. A home sale involves a number of costs, including the seller’s portion of closing costs, fees and commissions for attorneys and agents involved in the transaction, the repayment of mortgages or other debt attached to the home, and any number of ancillary costs like transfer, municipal, and property taxes. As a result, a seller’s rough estimate of a home’s “equity” — that is, the value of the seller’s investment in their home — might be substantially different from the amount that a seller might actually hope to recover following a sale.

A seller’s net sheet is an online tool or physical document that outlines the proceeds a seller can actually expect to receive from the sale of a home, after accounting for existing mortgage or other debt, closing costs, commissions, tax obligations, and other costs associated with the sale. The seller’s net sheet, generally, includes the following costs of sale, among others:

• Commissions, including any agent commissions paid by the seller;
• Seller’s closing costs, including escrow and notary fees, title searches and the cost of any title insurance policies paid by the seller;
• Transfer taxes, including the taxes charged by municipalities in Illinois or Wisconsin upon the sale or transfer of title to any home;
• Mortgage payoff costs, including both the outstanding balance on the mortgage and any prepayment penalties included in the seller’s mortgage;
• Administrative fees and costs, such as fees associated with processing of loan or other documents;
• HOA fees charged upon the sale or transfer of a property to ensure the seller is up to date through closing day;
• Liens or other debts associated with the property that must be paid upon sale;
• Repairs performed by the seller after appraisal or inspection;
• Costs associated with the sale, including the costs of staging, photographing, or advertising the property for sale

Who Prepares The Seller’s Net Sheet?

The seller’s net sheet is not a legally required disclosure, and is not prepared for all home sale transactions. However, it is always a good idea for a seller to request one. Many sellers, even experienced ones, don’t always understand the way that small costs can add up and affect their expected profit from a home sale. While there are tools online that can provide a rough estimate of a seller’s costs, the best way for a seller to understand the costs associated with a sale is to request that the seller’s agent prepare a comprehensive net sheet. Generally, this document is prepared by the seller’s agent, although an attorney, accountant, closing officer, or other professional may prepare one. 

Why Get A Seller’s Net Sheet?

A seller’s net sheet can be valuable at a number of points in a home sale transaction. As you’re preparing to list your home, your agent may prepare an estimated net sheet to help you analyze the profitability of a sale at different price points. Although this estimate won’t be completely accurate, it can provide a general basis for calculating your “break even” point as a seller and understanding the profit or loss you might expect a given sale to generate. This can help you to evaluate offers, negotiate with potential buyers, and ultimately make an informed decision regarding sale. 

When you receive offers, you may request a second net sheet that incorporates the actual terms of the buyer’s offer. This document is still an estimate, but can give you a more detailed and accurate picture of the implications of a given offer or offers, helping you to evaluate and weigh offers against one another. For example, if you have two offers, one with a home inspection contingency and one without, a seller’s net sheet can help you to determine the potential costs of repairs and evaluate which offer is really more profitable for you.

At the time of sale, a finalized net sheet can help you document the proceeds from your sale, identifying and itemizing your expenses and giving you a final analysis of your profit or loss from the sale. Although the net sheet is not a legal document, it can be a helpful record of your transaction and assist you in calculating the tax or other financial implications of your home sale. 

Learn More From Your Trusted Title Insurance Company

A seller’s net sheet is just one of many tools available to help you understand and evaluate your home sale. We know that navigating any real estate transaction can feel daunting. That’s why we’ve got your back! Landtrust Title Services understands the complexities of buying or selling a property, and we are here to support you every step of the way. We are equipped to fulfill all your title needs throughout the closing process to ensure a seamless transaction.

And when your attorney is partnered with Landtrust Title Services, you can rest assured that you’ll get a seasoned team of professionals who are there for you whenever you need them. Whether on the buyside or sellside, your attorney will work directly with our decision makers every step of the way. Plus we have on-staff attorneys that are here to help resolve more complex issues. With Landtrust, our attorneys can ensure on-time closings, quick searches, and more underwriting flexibility.If you have any questions about choosing a title insurance provider, working with a real estate attorney, or closing on the sale of your home, you can contact Landtrust Title Services anytime at [email protected] or by calling 312.528.9210.