NetSheet.org

What the NetSheet.org net sheet calculator does

A free seller and buyer net sheet calculator that fills in the taxes and closing customs for the property's county, a PDF you can hand to your client, and email with the replies in one place. Here is each part.

Start free Open the free calculator

Seller net sheets, buyer net sheets, or both

Choose a seller net sheet (what the seller walks away with), a buyer net sheet (cash to close), or both side by side for the same property. Work down the page; each section matches what shows up on a closing statement.

  • Property: address, state, county, city, property type and closing date.
  • Sale and commission: sale price and commission as a percentage.
  • Seller's loans: first mortgage, second mortgage and HELOC payoffs.
  • Buyer's financing: conventional, FHA, VA, USDA or cash, with down payment, interest rate and earnest money.
  • Closing costs: title insurance, recording, transfer taxes and mortgage taxes.
  • Property taxes and HOA: prorated to the closing date.
  • Repairs, credits and other fees, plus fees you add yourself.

A net sheet is sometimes written as one word, netsheet. It is the same document.

Seller's estimated net sheet

418 Magnolia Ave

Example
Sale price$450,000
Loans and commission
First mortgage payoff$210,000
Commission (5.5%)$24,750
Closing costs
Title insurance$2,100
Escrow and recording$1,100
Transfer tax$3,150
Property costs and credits
Property taxes owed$3,400
Buyer credit$5,000
Estimated net to seller$200,500

Taxes and closing customs for every county

NetSheet.org carries rules for all 50 states and DC, down to the county. Once the property is located, it fills in the state, county and city transfer taxes, the mortgage taxes on a buyer's loan, title insurance and recording fees, and who customarily pays each one there.

City taxes are included where they exist, such as Chicago, Los Angeles and New York City. Each tax gets its own line, so you can see where a figure comes from and type over it when a local fee or a negotiated split changes the number.

Browse the rules for seller net sheets by state or buyer closing costs.

Transfer tax

Florida, Palm Beach County. Documentary stamp tax on the deed.

Example
Sale price$450,000
Deed stamp rate$0.70 per $100
Calculated from the sale price. Edit it if your closing differs.
Transfer tax$3,150

Find the property by address, map or Zillow link

Start typing an address and pick a suggestion. The county and city are looked up from it, which is what decides the taxes.

  • Pick it on a map: click the home on the map instead of typing. In Florida the map shows parcel outlines, and a click fills in that parcel's address and county.
  • Zillow lookup: when the address has a Zillow listing, the calculator shows what it found and asks before filling in the price, HOA dues and property tax.
  • Start from a Zillow link: paste a Zillow listing link to fill the sheet. For other sites, paste the listing text.
  • From any listing page: the NetSheet browser extension reads the home you have open on Realtor.com, Homes.com, Zillow, Redfin or a brokerage site and opens the net sheet filled in.

Property

Typed, picked on the map, or filled from a listing.

Example
Address418 Magnolia Ave
CountyFound from the address
CityUsed for city taxes
The calculator asks before it fills anything from a listing.

Every net sheet is saved

Net sheets are saved to your account. When the buyer comes back with a lower offer or a repair request, open the sheet, change two numbers, and download it again.

Saving is included on the Free plan. The analytics page charts your net sheets per month and sale volume.

Saved net sheets

Most recent first

Example
  • 418 Magnolia AveRevised Sep 14 for the second offer$196,300
  • 418 Magnolia AveListing appointment, Sep 2$200,500
  • 77 Harbor View Dr, Unit 4Aug 28$138,920

A PDF with your name on it

Professional

Every plan downloads the net sheet as a PDF. On the Free plan the PDF carries NetSheet.org branding.

On Professional and Agency, the PDF design page lets you set it up once for every sheet:

  • Layout: Ledger, Modern or Compact.
  • Color and type: your accent color and a choice of fonts.
  • Logo and header: your logo, name and office details.
  • Sections and footer: choose what is shown and write your own footer lines, such as a license number or a disclaimer.
  • Paper: Letter or A4.
Illustration of a Professional plan PDF.

Send it and keep the conversation in one place

Agency

Email the net sheet to your client from NetSheet.org with the PDF attached, instead of downloading it and attaching it yourself.

  • Default message: write it once with fill-in fields for the recipient's name, property address, closing date, sale price and net proceeds.
  • Emails page: unread replies, conversations and sent net sheets. Reply from the same page; an unread count shows in the sidebar.
  • Email design: the NetSheet.org letterhead, your own colors, header, font and footer line, or a plain email with just your message.
  • Your photo or logo in the letterhead, and an optional copy to your own address on every send.
To
seller@example.com
Subject
Seller net sheet for 418 Magnolia Ave

Hi Sam, here are the numbers we talked about. Let me know if you have questions.

418-Magnolia-Ave-Seller-Net-Sheet.pdf
  • Sent
  • Reply received

Penny, the assistant in the app

Penny is a chat panel on every signed-in page. Ask in plain words and it uses the same calculator and your own account to do the work.

  • Look up a home by its address and quote a seller or buyer net sheet for it.
  • Save, change and open net sheets. It asks you to confirm before it saves or sends anything; switch on Full permissions to skip that step. Deleting a sheet always asks first.
  • Explain a state's transfer taxes and who usually pays what.
  • Update your profile, and on Professional or Agency set your logo from a photo and change the PDF design.
  • Email a net sheet to a client on the Agency plan.

The Free plan includes 3 Penny messages. Professional and Agency include Penny, up to a daily limit. Past chats are kept under History.

Penny

A request, and what Penny does with it.

Example
  • Seller net sheet for 418 Magnolia Ave at $450,000, with a $210,000 payoff.
  • Penny finds the county, runs the numbers and shows the full net sheet as a card.
  • Save it.
  • Penny shows what it is about to save and waits for you to confirm.

Also worth knowing

Plans and prices are on the pricing page. New to net sheets? Read what a seller net sheet is.

  • A free calculator with no account

    The free net sheet calculator on this site runs without signing up, and can email you one copy of the sheet as a PDF. Create a free account when you want to save sheets.

  • Works on your phone

    The calculator and PDF download work in a phone browser, so you can run numbers from a driveway or an open house. There is nothing to install.

  • Estimates, not final figures

    A net sheet is an estimate for planning. The final figures come from the title or escrow company on the closing statement.

  • Activation codes

    If your brokerage gave you an activation code, enter it when you sign up or under Settings to switch on a paid plan.

  • Priority support

    Professional

    Professional and Agency accounts get priority support at support@netsheet.org.

Build your first net sheet.

The Free plan includes the calculator, saved net sheets and PDF download.

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