A seller net sheet is an estimate of what you keep after a sale: price minus fees, payoff, repairs, concessions and other costs. Brokers’ net sheets differ mainly in which lines they include and which figures they assume — especially the commission, which is negotiated, not standard. Comparing two net sheets therefore means comparing lines, not totals.
Line-by-line comparison
Put both sheets into the Home Sale Proceeds Calculator with the same sale price: selling fees (the negotiated total, not an assumed percentage), mortgage payoff from the payoff statement (which adds accrued interest and fees to the principal balance), repairs, concessions and other costs. The line that moves most between sheets is usually the fee line or the payoff line — and either deserves a question before the total deserves trust.
Watch for missing lines
Prorations, HOA transfer fees, additional lien payoffs and tax consequences are the lines most often absent from a simple net sheet. Absent does not mean zero: add them as “other” lines when they apply, and take tax advice separately — this tool does not model capital-gains treatment. A negative net figure is seller cash due at closing, not a zero; it needs professional advice well before closing.