Seller net sheet

What would you net from the sale?

By Trameze Jones, REALTOR® · OMNI Homes International · ADRE SA720337000 · Last updated Nov 2026

Type a sale price, your loan payoff, and the costs you expect. The calculator subtracts them and shows an estimated net, then runs the same numbers at 97% and 95% of that price. Commission, title, escrow and the other costs start blank, because they depend on your contract. Nothing is sent anywhere unless you ask for a copy by email.

Your numbers

The sale

Sale price

Listing brokerage commission

Negotiable and not set by law. Type what your listing agreement says. There is no default here.

Buyer-broker compensation you agree to pay, if any

Only if you agree to it in writing. Leave blank if the buyer pays their own agent.

Loans and liens

Mortgage payoff, first loan

Ask your lender for a payoff statement. It adds interest through the payoff day, so it is higher than the balance on your monthly statement.

Other payoffs: second loan, HELOC, liens

Concessions and BINSR

Seller concessions toward the buyer's costs

BINSR repair credit, or what agreed repairs will cost you

The BINSR is the buyer's inspection notice. If you agree to repairs instead of a credit, type your repair cost here.

Title, escrow and HOA

Owner's title policy

Seller-paid by Arizona custom, and it scales with price. Example only, varies by underwriter: one published Pima County table shows about $1,958 at $500,000 and $2,207 at $600,000 (HomeBuyingBrief, checked Nov 2026). Get your real figure from the title company.

Escrow fee, your share

Buyer and seller customarily split it; the seller customarily pays it on a VA loan (First American Title chart, checked Nov 2026). Ask escrow for the figure.

Recording and other title fees, your share

Pima County charges $30 to record a document (Pima County Recorder, checked Nov 2026). Arizona has no transfer tax (Ariz. Const. Art. 9, Sec. 24).

HOA disclosure and transfer fees

Arizona caps these at $400 total per association, plus up to $100 for 72-hour rush service and $50 for an update after 30 days (A.R.S. § 33-1806(D), checked Nov 3, 2026). Your HOA may charge less.

Home warranty for the buyer, if you agree to one

Other costs: HOA dues owed, solar or water softener payoff, moving, anything else

Property tax

Prorated property tax, your share (a negative number is a credit to you)

Estimate it from your tax bill

Annual property tax on your bill

Expected closing date

Already paid toward this year's bill

Arizona property tax runs on the calendar year and is billed in two halves: in Pima County the first half is due Oct 1 and the second half Mar 1 of the next year (A.R.S. § 42-18052; Pima County Treasurer, checked Nov 2026). This counts Jan 1 through the day before closing, times your annual tax, divided by the days in the year, minus what you already paid. If last year's second half is still unpaid, add it under Other costs. Escrow uses the real bill.

Estimated net

Type a sale price to see the estimate.

An estimate, not a title or escrow quote. The real figures come from the settlement statement your title or escrow company prepares from your contract. This page is general information, not legal or tax advice.

What I would personally do

What I would personally do is run this at the price you hope for, then look hard at the 97% and 95% lines, because those are closer to what plenty of sellers sign. Then ask the title company for a written seller net sheet with the actual title premium, the escrow fee, your HOA's real disclosure fee, and your lender's payoff. If you are planning a repair budget for the BINSR, put a number in that line now. It is easier to plan for a credit than to be surprised by one. For who customarily pays each cost, see Tucson seller closing costs.

Frequently asked questions

Is this the same as a title company net sheet?

No. It is arithmetic on the numbers you type. The title or escrow company prepares the real figures from your purchase contract, your payoff statement, and the HOA's demand.

Why is the commission blank?

Commissions are negotiable between you and your brokerage and are not set by law. Type the figure in your listing agreement, and any buyer-broker compensation you agreed to in writing.

How is the property tax proration figured?

Arizona taxes run on the calendar year and are paid in arrears. The helper counts Jan 1 through the day before closing, times the annual tax, divided by the days in the year, minus what you already paid. A negative result is a credit to you. Escrow uses the actual bill.

Does anything I type get saved?

No, unless you choose to email yourself the net sheet. Then the figures go to Trameze in a private note, not in the web address.

Trameze Jones, REALTOR®, Arizona real estate salesperson license SA720337000. Brokered by OMNI Homes International, 7445 N Oracle Rd Ste 201, Tucson, AZ 85704, Arizona real estate entity license LC659722000. (520) 244-5692.

Want a price to plug in? Request a preliminary CMA or call (520) 244-5692. A home's price is not a guarantee.