Free calculator
Seller net sheet calculator: what will you walk away with?
Enter your price, loan payoffs and selling costs to estimate your net proceeds. It updates as you type and includes San Bernardino, Riverside and Los Angeles county transfer taxes.
- No sign-up, nothing to download
- County and city transfer taxes built in
- Every number is yours to change
How to read your net sheet
A net sheet starts with your sale price and subtracts everything that gets paid out of escrow when the sale closes. Here is what each line means and where the real numbers come from.
Loan payoffs and liens
Before closing, escrow orders an official payoff statement from each lender. It includes interest up to the payoff date, so it’s usually higher than the balance on your monthly statement. Liens recorded against the home also have to be paid or released so the buyer gets clear title.
Agent compensation
Commissions are not set by law and are fully negotiable. Your listing agreement spells out what you’ll pay your agent and whether you’ll offer anything toward the buyer’s agent. Enter the total you expect to pay, as a percentage or a dollar amount.
Escrow and title
In Southern California, the seller usually pays the owner’s title insurance premium, and the premium is based on the sale price. Title insurers, underwritten title companies and controlled escrow companies must file their rates with the California Department of Insurance, and those rates differ, so it can pay to compare quotes. Last verified: October 2026.
Documentary transfer tax
Counties collect a documentary transfer tax when the deed is recorded: 55 cents for each $500 of the price, or part of $500, which works out to $1.10 per $1,000. Some charter cities add their own tax on top. Of the cities in this calculator, two do:
| County | County tax | City tax on top |
|---|---|---|
| San Bernardino County | $1.10 per $1,000 | None in the cities listed |
| Riverside County | $1.10 per $1,000 | City of Riverside: $1.10 per $1,000 (total $2.20) |
| Los Angeles County | $1.10 per $1,000 | Pomona: $2.20 per $1,000 (total $3.30) |
The tax is figured on the price minus any existing loan the buyer takes over. Escrow calculates the exact amount for your address. Last verified: October 2026.
Property tax proration
California’s property tax year runs from July 1 to June 30, and the bill comes in two installments: the first is due November 1 and late after December 10, and the second is due February 1 and late after April 10. Escrow charges you for the part of the year you owned the home and credits you for anything you paid ahead. Last verified: October 2026.
California withholding
Unless an exemption applies, such as the sale of your principal residence, escrow generally withholds 3⅓% of the sale price and sends it to the Franchise Tax Board. It isn’t a fee: it’s a prepayment of state income tax that you reconcile on your return. If it might apply to you, talk with a tax professional before you list. Last verified: October 2026.
Jorge’s tip: Run the numbers at your target price and again a little lower. If the lower number still works for your next move, you can negotiate offers with confidence instead of under pressure.
For a full list of who pays what, read our guide to closing costs in California, or see how to sell a house in the Inland Empire.
Free, from Jorge
Want an exact net sheet for your home?
This calculator works with the numbers you enter. Before you list, Jorge prepares an itemized net sheet built on a pricing analysis of recent sales near you, so you can plan your next move around a real bottom line. Free, with no obligation, in English or Spanish.
- A price range based on recent comparable sales
- Every selling cost itemized
- Advice on which repairs are worth doing before you sell
Get your exact net sheet
Usually within 24 hours, in English or Spanish.
Guides for sellers
- Selling8 min read
How to Sell Your House in the Inland Empire: Step-by-Step Guide
Sell your Inland Empire home step by step: pricing, smart prep, California disclosures, comparing offers, escrow and seller costs, from a local Chino agent.
Read the guide - Selling7 min read
How Much Is My House Worth? How Inland Empire Homes Are Priced
How Inland Empire homes are really priced: comps, adjustments, condition, Mello-Roos, solar and ADUs, and why online estimates and tax values often miss.
Read the guide - Selling12 min read
Sell Your Inland Empire House: Cash Offer vs. As-Is vs. Listing
Cash offer, as-is MLS sale or a prepared listing? Compare example net proceeds, speed and risk, spot wholesaler red flags and choose how to sell your home.
Read the guide
FAQ
Frequently asked questions
What is a seller net sheet?
A seller net sheet is an itemized estimate of the money you’ll receive when escrow closes: the sale price minus loan payoffs, agent compensation, escrow and title charges, transfer taxes, prorations and any credits to the buyer. It’s worth reviewing before you list and again with each offer, since price, credits and closing dates all change the bottom line.
How accurate is this calculator?
It’s only as accurate as the numbers you enter. Your lender’s payoff statement, escrow and title quotes, and the terms you negotiate with the buyer all move the final figure. Use the calculator to compare scenarios, then ask for a net sheet based on a real pricing analysis before you make decisions. It is an estimate only, not a loan offer.
Who pays the transfer tax when you sell a home in the Inland Empire?
By local custom, the seller usually pays the documentary transfer tax in Riverside and San Bernardino counties. Still, who pays is set by your purchase contract and can be negotiated. The tax is collected when the deed is recorded, and escrow normally takes it out of the seller’s proceeds.
Is the real estate commission negotiable?
Yes. Commissions are not set by law, and every fee is negotiable between you and the agents involved. Your listing agreement states what you’ll pay your own agent, and any compensation you offer toward the buyer’s agent is also up to you. That’s why the calculator leaves the commission field blank for you to fill in.
What if the estimate shows I would owe money at closing?
A negative result means your payoffs and costs add up to more than the price. Depending on your situation, options can include bringing funds to closing, waiting to build more equity, or asking your lender about a short sale, which requires the lender’s approval. Talk with Jorge before listing, and get tax and legal advice on any short sale.
Ready to make your next move?
Talk to Jorge directly — no call centers, no pressure. 20+ years of experience, in English or Spanish.