The math is simple, and every line matters. Sale price, minus selling costs, minus loan and lien payoffs, equals your estimated proceeds. Our net sheet journal walks through each line: brokerage compensation, Virginia transfer taxes and fees, settlement charges, HOA resale documents, tax prorations, any seller concessions, and the payoff itself. Sellers in Fairfax who see the sheet early make calmer pricing decisions than sellers who guess.
A worked example shows why the sheet matters. On a $750,000 sale, total selling costs run 7.5% to 9.5% of the price, about $56,000 to $71,000, leaving about $679,000 to $694,000 before the mortgage payoff. The net sheet journal's own itemized example, brokerage compensation at the 5.46% national average, $2,250 in transfer taxes, and typical settlement, preparation, and concession lines, totals $58,900, about 7.9%, for net proceeds of about $691,100 before payoff. Your payoff then comes off that figure to reach what you actually take away.
The sheet also changes how you judge offers. The highest price does not always net the most: a slightly lower offer with no seller concessions, strong financing, and a clean closing timeline can beat a higher offer that asks for credits and carries appraisal risk. Our net proceeds guide compares offers on net, not headline price, and sellers in Alexandria use the same sheet at offer time that they used at pricing time.
Ask for the sheet before you list, and ask for it in writing. Cornerstone builds it by hand as the True Net Sheet, using your payoff, your tax and HOA figures, and the cost ranges in our guide to what it costs to sell. In Springfield, as across Northern Virginia, the sellers who start from the sheet negotiate from a number they trust.
FAQ
When should I ask for a seller net sheet?
Before you list, and again whenever a serious offer arrives. The first sheet sets your pricing and preparation budget. An updated sheet for each offer, with that offer's concessions and terms, shows which offer actually nets you the most.
What costs does a seller net sheet include?
Brokerage compensation, seller closing costs, Virginia grantor and regional transfer taxes ($2,250 on a $750,000 sale), settlement and title charges, HOA resale documents, tax prorations, seller concessions, and preparation spend, then your mortgage payoff and any other liens. Total selling costs before payoff typically run 7.5% to 9.5% of the price.
Is a net sheet the same as a closing disclosure?
No. A net sheet is an estimate your agent builds before listing and during negotiations. The settlement statement at closing is the final, exact version prepared by the settlement company. A careful net sheet should land close to it, because both use the same lines.
How accurate is a seller net sheet?
It is an estimate, and its accuracy depends on the inputs: your real payoff, your tax and HOA figures, and a realistic price. The worked example on our site lands at about $691,100 before payoff on a $750,000 sale using stated assumptions. Your agent should show every assumption on the sheet, not just the bottom line.