The seller net sheet, explained line by line
Most Davis County sellers see their net sheet for the first time when their agent emails it over with a listing presentation. The number at the bottom \u2014 your estimated net proceeds \u2014 is what most sellers actually care about. The numbers above it are where the surprises usually hide.
The top half: what you sell for
Estimated sale price. Buyer concessions (often 0 to 3 percent of sale price in a balanced market). Gross sale price net of concessions \u2014 the number your buyer\u2019s offer actually delivers.
The middle: what the transaction costs
Listing commission. Buyer agent commission. Title insurance (typically split or seller-paid). Escrow fee. Recording fees, courier, wire fees, HOA transfer (if applicable). Prorated property taxes \u2014 you owe the buyer for every day from January 1 through the day of close. Prorated HOA, if applicable. State and local transfer taxes (Utah does not have one, but some HOAs charge their own).
The bottom: what you owe
Mortgage payoff. This is not your principal balance \u2014 it includes per-diem interest through close and any prepayment penalty (rare). If you have a HELOC or second mortgage, both have to be paid off and released.
The net
What is left. This is your number to plan around. If it does not match what you expected, the right conversation is now \u2014 not at closing.
Want one for your home? Get a free net sheet here.
