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.

Start free Open the free calculator

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.

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

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

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

Commercial sale

3KS Family buys 4609 Lykes Rd in Plant City for $6 million

Recorded October 1, 2026
Commercial sale

Jacksonville Apartments buys 2535 Jammes Rd in Jacksonville for $4.7 million

Recorded October 1, 2026
Home sale

2911 W Chapin Ave in Tampa sells for $4.5 million

Recorded October 1, 2026

From an address to a net sheet your client can read

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.
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.
Send it

Download the net sheet as a PDF, or email it to your client straight from NetSheet.org and see their reply in your inbox.

Made for 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

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.
Email sheets and track replies
Agency
Send the PDF from NetSheet.org in your own email design, reuse your default message, and read 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.

Free net sheets for every state and county

NetSheet.org has a free seller net sheet page for all 50 states, DC and 3,143 counties, each with the local transfer tax, who usually pays for title, and a worked example. Open a state to find your county. Some people write it as one word, netsheet; it is the same thing.

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

Alabama 67 counties

Free Alabama seller net sheet