What is a Net Sheet?
A net sheet is a financial summary showing the estimated proceeds (for a seller) or total costs (for a buyer) of a real estate transaction after all expenses, credits, adjustments, and fees are accounted for. Title companies, real estate agents, and wholesalers use net sheets to give parties a clear picture of what they will actually receive or owe at closing.
Seller net sheet
Starting with the sale price, a seller's net sheet subtracts: real estate commissions, title insurance, closing costs, prorated property taxes, outstanding mortgage payoff, repair credits, HOA prorations, transfer taxes, and any other seller-paid expenses. The result is the seller's net proceeds — what they actually receive.
Buyer net sheet
Starting with the purchase price, a buyer's net sheet adds: loan origination fees, title insurance (buyer's policy), appraisal fee, inspection costs, survey costs, prorated taxes and insurance, HOA dues, prepaid interest, escrow reserves, and any other buyer-paid expenses. The result is the buyer's total cash needed to close.
For wholesalers
When negotiating with sellers, providing a net sheet shows them exactly what they will receive at closing. This builds trust and prevents surprises. When marketing to buyers, a buyer-side net sheet helps them understand their total investment. Including net sheet estimates in your marketing package shows professionalism and helps buyers make faster decisions.
Net sheet accuracy
Net sheets are estimates until the title company provides final figures. Tax prorations, payoff amounts, and certain fees can change between the estimate and closing. Always label net sheets as estimates and recommend that parties verify final numbers with the title company.