What Is a Seller Net Sheet and How Do You Run One?
Reviewed by Matt Goeglein & Xavier “Xavi” de la Piedra IV — Fidelity National Title
A seller net sheet is a line-item estimate of a seller's proceeds at closing: sale price minus commissions, title and escrow fees, county and city transfer taxes, loan payoffs, prorated taxes, and HOA or repair credits. In California, real estate agents run them free through their title company. For the South Bay and Westside LA, Matt Goeglein (310-293-0784) and Xavier “Xavi” de la Piedra IV (562-217-9933) at Fidelity National Title set agents up on FidelityAgent ONE, or will run the net sheet for you the same day.
Reach Matt Goeglein or Xavier “Xavi” de la Piedra IV at Fidelity National Title.
A seller net sheet answers the only question most sellers really care about: after everything comes out, how much money hits my account? It is not a legal document and it is not the closing statement — it is a good-faith estimate you bring to the listing appointment so the conversation about price starts with a real number instead of a guess.
A California seller net sheet typically includes the estimated sale price, real estate commissions, the owner's title insurance premium, escrow fees, the county documentary transfer tax, any city transfer tax, recording fees, a natural hazard disclosure report, HOA document and demand fees, county property tax prorations, first and second loan payoffs with per-diem interest, and any negotiated credits or repairs.
Two of those lines move the most money and are the easiest to get wrong. City transfer tax is the first: Los Angeles City adds Measure ULA on top of its base rate, Culver City and Santa Monica run their own tiered schedules, while Manhattan Beach, Hermosa Beach, Redondo Beach, Torrance, El Segundo, and the Palos Verdes cities have no city transfer tax at all. See our California transfer tax guide for the current schedules, or run the numbers in the transfer tax calculator.
The second is the loan payoff. A payoff demand is not the loan balance — it includes accrued interest to the projected closing date, a reconveyance fee, a demand fee, and sometimes a prepayment item. Estimating from the Zestimate-era balance is how sellers end up surprised. Our note on payoff and sub-escrow walks through how that figure is produced.
To run one yourself, use FidelityAgent ONE. It produces seller net sheets, buyer cost estimates, monthly affordability, sell-to-net (enter the number the seller wants to walk away with and it backs into the list price), rent-versus-buy, and side-by-side multi-offer comparisons — on your phone, tablet, or desktop. Setup takes a few minutes; our FidelityAgent ONE guide covers it step by step.
For a listing appointment, the multi-offer comparison and sell-to-net views are the ones that win business. Sell-to-net turns a seller's emotional number into a defensible list price. Multi-offer comparison lets you sit with a seller and show, in writing, why the $2.42M offer with a credit nets less than the $2.40M offer without one.
Team Goeglein at Fidelity National Title runs seller net sheets for agents across Manhattan Beach, Hermosa Beach, Redondo Beach, El Segundo, Torrance, Palos Verdes, Culver City, Santa Monica, Playa Vista, Venice, Mar Vista, and Westchester. Send the address, price, and loan balances to Matt at 310-293-0784 or Xavi at 562-217-9933 and you'll have a branded net sheet back the same business day — no order required.
Frequently asked questions
What is a seller net sheet?+
A line-item estimate of a seller's proceeds at closing: sale price less commissions, title and escrow fees, transfer taxes, loan payoffs, prorated property taxes, HOA fees, and credits.
How much does a seller net sheet cost?+
Nothing. Title companies produce net sheets free for the agents they work with. Team Goeglein provides them at no cost across the South Bay and Westside LA, with or without an open order.
Is a seller net sheet the same as a closing statement?+
No. A net sheet is an estimate prepared before or during a listing conversation. The closing statement (settlement statement) is the escrow officer's final accounting of actual figures at closing.
How accurate is a seller net sheet?+
It is as accurate as its inputs. Commission, title, and escrow figures are reliable; loan payoffs and prorations are estimates until the lender issues a demand and escrow sets a closing date.
Can I run a seller net sheet on my phone?+
Yes. FidelityAgent ONE runs on phone, tablet, and desktop, so you can produce a net sheet at the kitchen table during the listing appointment.
What is a sell-to-net calculation?+
It works the net sheet backwards: you enter the amount the seller wants to walk away with, and the tool solves for the list price required to produce it after all closing costs.
Who pays the owner's title policy in Los Angeles County?+
Customarily the seller pays for the owner's policy and the buyer pays for the lender's policy in LA County, though it is always negotiable and should be reflected however the contract reads.
Need a title rep in your city? Call Matt Goeglein at 310-293-0784 or Xavier “Xavi” de la Piedra IV at 562-217-9933. See the full FAQ.