Your sale price isn't what you take home — a net proceeds estimate shows what's left after your loan payoff, commission, title and escrow costs, and prorations.

A seller told me once that she'd priced her home based on a number she wanted to "walk away with," then realized midway through the process that she'd never actually calculated what that required. It's a common blind spot, and it's very fixable if you do the math before you list.

Here's how to estimate your net proceeds, line by line.

What Is a Seller Net Sheet?

It's an estimate of what you'd receive at closing after all costs are subtracted from the sale price. Your agent or your escrow officer can prepare one, and you can run several versions at different sale prices to see how the bottom line changes.

What Costs Come Out of a Seller's Proceeds?

Typical line items include:

  • Mortgage payoff: your remaining loan balance, plus any accrued interest and payoff fees.
  • Agent commission: commissions are negotiable and set in your listing agreement, so your number depends on what you agree to.
  • Title and escrow: in Arizona, it's customary for the seller to pay the owner's title insurance policy, and the escrow fee is commonly split between buyer and seller, though your contract controls.
  • Prorations: property taxes and any HOA dues are prorated to the close date.
  • HOA fees: document, transfer, or payoff charges, depending on the community.
  • Repairs or credits: anything you agree to after inspection.

Does Arizona Have a Transfer Tax?

No. Arizona prohibits a real estate transfer tax, so sellers don't pay one at closing. That's a cost sellers moving from other states often expect and won't see here.

What Other Things Affect Your Net?

Your timeline and condition matter. A home that needs repairs may trade price for convenience. A longer listing period can mean carrying costs: mortgage, utilities, insurance, and HOA dues continue until closing. Seller concessions to a buyer are a negotiation point, and they reduce your net dollar for dollar.

How Do You Use the Estimate?

Work backward. Start with your target net, add the costs, and see what sale price that implies. Then compare it to what similar homes nearby are actually selling for, not just listing for. If the numbers don't line up, you can decide whether to adjust your timeline, your improvements, or your expectations before you go to market.

Frequently Asked Questions

What is a seller net sheet? It's an estimate of what a seller will receive at closing after deducting the loan payoff, commissions, title and escrow costs, prorations, and other agreed items from the sale price.

Who pays the owner's title policy in Arizona? It's customary for the seller to pay the owner's title insurance policy, though the purchase contract can assign it differently.

Does Arizona have a transfer tax? No. Arizona's constitution prohibits a real estate transfer tax.

Are real estate commissions fixed? No. Commissions are negotiable and set in your listing agreement.

If you'd like a net sheet at two or three possible sale prices, I'm happy to prepare one — no obligation.

This content is provided for informational purposes only and does not constitute legal or financial advice. All real estate services are provided in compliance with Fair Housing laws, RESPA, TCPA, the REALTOR® Code of Ethics, and Arizona Department of Real Estate advertising regulations. Equal Housing Opportunity. Gracie Vega, Realty One Group, AZ License #SA514613000.

Gracie Vega
Realty One Group
License #SA514613000
602.348.8773
gracie@vegarealestate.com

Gracie Vega is an experienced Arizona real estate professional with The Vega Real Estate Group at Realty ONE Group, serving Phoenix and the West Valley, including Glendale, Peoria, Surprise, Buckeye, Goodyear, Avondale, and Tolleson.

Whether you're buying your first home, selling a property, exploring new construction, or relocating to Arizona, Gracie provides local real estate guidance in English and Spanish.

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