Free Texas seller net sheet calculator

• Texas has no real estate transfer tax, so the largest seller costs after commission are the owner's title policy, the seller's share of escrow, and the property tax proration.
• Title insurance premiums in Texas are set by the Texas Department of Insurance, so the owner's policy costs the same at every title company. The seller customarily pays it.
• Property taxes are billed in October and due by January 31 of the following year. At closing the seller credits the buyer for taxes from January 1 through closing. The TREC contract prorates on the current year's taxes when known and has the parties adjust once the actual bill comes out.
• Effective property tax rates in Texas are among the highest in the country, near 1.8% of value a year, so the proration is often the third largest line on a Texas seller net sheet.
• An existing survey can often be reused with a T-47 affidavit, which saves the buyer a new survey when nothing on the lot has changed.

Working the other side? See Texas buyer closing costs and cash to close, with lender fees and prepaids on a typical financed purchase.

Seller customarily pays the owner's policy (TREC contract paragraph 6). Closings are usually handled by a title company. The settlement or escrow fee is paid by each side for its own closing.

No transfer tax. Title premiums are promulgated by the Texas Department of Insurance. Seller usually pays the owner's policy; escrow fee split (each pays own); buyer often pays the survey unless the seller supplies an existing one.

Property taxes are paid in arrears. The typical effective rate is about 1.8% of value per year. Calendar year, billed in October and due Jan 31 of the following year; the seller credits the buyer for Jan 1 through closing.

• tdi.texas.gov

Verified 2026-09-29. A net sheet is an estimate, not a closing statement or tax advice. Final figures come from the title or escrow company. See a rate that looks wrong? Email support@netsheet.org.