Don’t Leave Money on the Table: Why Every Seller Needs a Net Sheet Before Listing

What Exactly Is a Net Sheet?

When you decide to sell your home, there’s really only one question that matters at the end of the day:
“How much money will I actually walk away with?”

A Net Sheet answers that.
It’s a simple, itemized breakdown of your estimated proceeds after all selling expenses are deducted. Think of it as your financial roadmap for the entire transaction.

A proper Net Sheet includes:

• Estimated listing price
• Mortgage payoff
• Seller closing costs
• Taxes and prorations
• HOA fees (if applicable)
• Agent commissions
• Expected net proceeds

This document gives sellers a crystal-clear view of their bottom line before the sign ever hits the yard.

Here’s the Hard Truth: Not All Agents Use Net Sheets

And that’s where folks end up blindsided.

Plenty of agents don’t take the time to prepare one, some because they aren’t trained to, others because they rush the listing process, and some simply assume the seller “already knows” their numbers. That’s how sellers walk into a closing table and think, “Where did all my money go?”

When an agent skips a Net Sheet, you’re essentially selling blind!!!

Why It Matters (and How It Can Cost You Thousands)

1. Hidden Costs Can Sneak Up on You

Without a Net Sheet, many sellers underestimate their total fees. They’re shocked to discover the true impact of transfer taxes, attorney fees, HOA dues, and payoff amounts.

A Net Sheet prevents that gut-punch.

2. It Helps You Price Your Home Correctly

Your financial reality affects your pricing strategy.
If you need a certain amount to move, invest, or buy your next home, the Net Sheet helps you make those decisions with confidence — not guesswork.

3. It Protects You From Leaving Money on the Table

A seller who knows their numbers negotiates smarter.
A seller who doesn’t… well, that’s when deals get sloppy and emotions take over.

4. You Avoid Last-Minute Surprises at Closing

Nobody wants to be at the closing table feeling blindsided. A Net Sheet keeps you ahead of every cost coming your way.

The Right Agent Should Provide This on Day One

A professional listing agent will:

• Create multiple Net Sheets for different offer scenarios
• Update them as offers come in
• Explain each line item clearly
• Prepare you financially long before closing

If your agent isn’t doing this, that’s a sign they aren’t treating your sale like a business transaction and it absolutely is one.

Bottom Line

Selling your home is one of the largest financial decisions you’ll ever make. A Net Sheet isn’t a “bonus” document, it’s a non-negotiable tool that protects your money and your peace of mind.

If you’re thinking about selling, make sure your agent starts with your numbers, not their assumptions.

If you are mid selling process now, and need a Net Sheet based on your home’s payoff, here is a link you can use yourself through Dashloops.com

*If you are working with a Better Homes and Gardens Real Estate Palmetto agent, we have yo covered! Every seller that works with us receives a Net Sheet. Ready to talk with on of our agents? Contact us today!