What is a seller net sheet?
A seller net sheet, also called a net proceeds sheet, estimates what you walk away with from a sale: the price minus your mortgage payoff, commission, title charges, deed stamps, prorated property taxes and any credits to the buyer. Run one before you set a price and again with each offer, so you compare offers by what you keep rather than by the headline number. It is a planning estimate, not the settlement statement your title company prepares for closing.
Seller net proceeds worksheet
Need help choosing your inputs? Start with the Florida home-selling cost breakdown, then model your own numbers below.
Numbers are yours to edit. Defaults are placeholders for planning only. Commission is negotiable. Closing costs vary by title company and contract. This is not a quote, a HUD-1, or tax advice.
Estimate what you walk away with
Enter your expected sale price and payoffs. Deed stamps, the owner’s title premium and the property tax proration are calculated for you, and the result updates as you type.
Price and payoffs
Commission and closing charges
Property tax proration
Estimate only. Deed stamps use the rate for every county except Miami-Dade. The title premium is the state-promulgated original rate, before any reissue rate or endorsements. Taxes are prorated through the day before closing with the 4% maximum discount, as Standard K of the AS IS contract describes; an unpaid bill from an earlier year is not prorated, so ask your title company how it will be handled. Not included: repair credits after inspection, amenity fee or association dues prorations, other liens, and income tax on any gain. Confirm the bond balance with the District. Commission must be agreed in writing.
Get a written net sheet for your address
Planning estimate printed from momufti.com/seller-net-sheet. Not a closing statement, quote or tax advice.
Get a written net sheet for your address
Send the address and I’ll send back a written net sheet: a price range from recent closed sales near you, then the payoffs, title charges, tax proration and credits for your sale. Once you change a number in the worksheet, your sale price, mortgage payoff, bond payoff and estimated net are added to the notes so I start from your figures. Any of the first three you leave at the placeholder is marked “default, not entered.” Open “Add a few details” to see or change them. Prefer a call? Mo Mufti, REALTOR®, LPT Realty, LLC: 352-298-8602.
Only want a price first? Start with a free home value, or see how I sell homes here.
Each line on a Florida net sheet
The worksheet follows the same order. Here is where each figure comes from and who sets it.
- Mortgage payoff
- Ask your lender or servicer for a payoff statement as of your expected closing date. It is not the balance on your monthly statement: the payoff includes interest through the day the loan is paid off and can include fees you have not paid yet.
- Villages bond payoff, only if you choose it
- The District lets you pay off the bond assessment in full at any time but does not require it. Enter a payoff only if you decide to pay it, using the exact figure from the District’s Bond Team; otherwise leave $0. The yearly installment is billed on the property tax bill as the Bond Debt Assessment. How the bond works.
- Commission
- Negotiable, and set in writing in your listing agreement. Enter the total percentage you expect to pay. If you agree to pay toward the buyer’s agent, the seller-concessions and buyer-agent-compensation guide shows how to keep that separate from other credits.
- Deed documentary stamps
- Florida taxes the deed at 70 cents per $100 of the price, or portion of $100 (Miami-Dade County differs), and paragraph 9(a) of the AS IS contract has the seller pay it: $2,450 on a $350,000 sale. Run it on its own with the Florida transfer tax calculator.
- Owner’s title insurance
- The premium is set by state rule: $5.75 per $1,000 up to $100,000, then $5.00 per $1,000 from $100,000 to $1 million, so $1,825 at $350,000. Who pays is a contract choice: the seller under option 9(c)(i), the buyer under 9(c)(ii).
- Closing services and searches
- These fees are separate from the premium and vary by title company, so ask yours for a written estimate. Under option 9(c)(ii) the buyer also pays the title search and municipal lien search.
- HOA or condo estoppel fee
- If the home is in an association, the association charges for an estoppel certificate stating what is owed, and paragraph 9(a) has the seller pay it. Florida caps the fee at $299, plus $119 for delivery within 3 business days and up to $179 if the account is past due. How estoppel certificates work.
- Credits to the buyer
- Repair credits, help with the buyer’s closing costs and a seller-paid rate buydown all come out of your side. Weigh them with the offer-comparison checklist and the seller-paid rate buydown guide, not just the headline price.
- Property tax proration
- Florida tax bills cover January through December and go out in November. Standard K of the AS IS contract prorates them through the day before closing, using the 4% maximum discount. Before this year’s bill is paid you credit the buyer for your days; once you have paid it, the buyer repays you for theirs.
Worked example: a $350,000 sale (an illustration, not a quote)
These lines come from the worksheet on this page. The inputs are made up to show the math, not taken from a real sale.
- Sale price $350,000, mortgage payoff $120,000, no bond payoff and no credits to the buyer
- 5% total commission, a model rate only; yours is negotiated
- Seller pays the owner’s policy under 9(c)(i), $1,000 for closing services and searches, no association and so no estoppel fee
- A $4,000 annual tax bill, not yet paid, and a closing on March 31, 2027
| Mortgage payoffFrom your lender’s payoff statement | $120,000.00 |
|---|---|
| Villages bond payoffOnly if you choose to pay it off | $0.00 |
| Commission5% of the price, as agreed in writing | $17,500.00 |
| Deed documentary stamps$0.70 per $100 or portion of the price | $2,450.00 |
| Owner’s title insurance premiumState-promulgated rate; you pay under option 9(c)(i) | $1,825.00 |
| Closing services and searchesYour estimate; ask your title company | $1,000.00 |
| HOA or condo estoppel fee$0 if there is no association | $0.00 |
| Credits to the buyerConcessions you agreed to | $0.00 |
| Property tax prorationYou credit the buyer for 89 days, January 1 to the day before closing | $936.33 |
| Payoffs, costs and prorations | $143,711.33 |
| Estimated net | $206,288.67 |
To reproduce it, keep the worksheet’s starting figures and enter a $4,000 tax bill and a March 31, 2027 closing date. Run your own numbers.
Still unsure about the bond piece? Read the bond guide or use the monthly cost calculator.
Wondering when the money arrives? The Florida closing timeline walks through each contract deadline from signing to closing.
Want the whole calendar, from listing to closing? See how long it takes to sell a house in The Villages.
Common questions
Should I pay off The Villages bond before selling?
There is no universal answer. Get an official payoff quote from the District, run both scenarios in the net sheet on this page, and review the decision with an independent financial adviser.
Is commission fixed?
No. It is negotiated in writing before you sign. Enter a model percent above, then talk through the real number on a call.
How are property taxes prorated when I sell in Florida?
Florida tax bills cover January through December and go out in November. Under Standard K of the Florida Realtors/Florida Bar AS IS contract, taxes are prorated through the day before closing, allowing for the maximum discount and any exemptions. If this year’s bill is not paid yet, you credit the buyer for your days; if you already paid it, the buyer repays you for theirs. A proration based on an estimate can be readjusted when the bill arrives.
What does this net sheet leave out?
It does not include amenity fee or association dues prorations, other liens, or income tax on any gain, and repair credits after inspection count only if you add them to the credits line. Deed stamps, the owner’s title premium and the tax proration are calculated from published rates; every other line is only as good as the figure you enter, so confirm payoffs with your lender and closing charges with your title company.
Where each line comes from
Checked October 25, 2026. Rates and forms change, so confirm the current version with your title company before relying on a number.
- Florida Department of Revenue: Documentary stamp tax. Deeds are taxed at 70 cents per $100 or portion of the price; Miami-Dade County differs.
- Florida Administrative Code R. 69O-186.003: Title insurance rates. The owner’s premium is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, with lower bands above that and a $100 minimum.
- Florida Realtors/Florida Bar: AS IS Residential Contract (ASIS-7x, 2026 redline). This public copy is a redline, so struck and inserted text both appear. Paragraph 9(a) has the seller pay deed stamps and association estoppel fees; option 9(c)(i) or 9(c)(ii) decides who pays the owner’s policy and title search, with the municipal lien search following the same choice; Standard K sets the proration.
- Florida DBPR: Estoppel certificate fees. Not more than $299 to prepare and deliver, $119 more for delivery within 3 business days, and up to $179 more for a delinquent account.
- Florida Department of Revenue: Property tax information for taxpayers. Tax bills generally go out in November, with a 4% discount for paying in November.
- Sumter County Tax Collector: Real estate taxes. Taxes are collected for the tax year January through December.
- Consumer Financial Protection Bureau: What is a payoff amount? The payoff amount differs from the current balance: it includes interest through the payoff day and may include unpaid fees.
- The Villages Community Development Districts: FAQs. The bond assessment may be paid off in full at any time but is not required to be; the Bond Team gives the exact payoff figure, and the yearly installment appears on the tax bill as the Bond Debt Assessment.
To run the state-set charges on their own, including a buyer’s mortgage taxes, use the Florida transfer tax calculator.