A seller net sheet is the spreadsheet a listing agent (or seller) puts together to estimate how much cash actually arrives in the seller's account after closing. It starts with the contract sale price, subtracts every line that comes out of proceeds -- mortgage payoff, agent compensation, title, escrow, transfer tax, prorated taxes, prorated HOA, repair credits -- and lands on net proceeds. The calculator on this page does exactly that for a Simi Valley / Ventura County sale, with the post-NAR-settlement convention of negotiating buyer agent compensation separately. Results are estimates; the binding number is the seller's settlement statement from the escrow officer at closing.
What this calculator does (and what it doesn't)
This is a planning tool for a single-family or condo sale in Simi Valley with a standard escrow-closing structure. It models the eight line items that move the most money: mortgage payoff, listing commission, buyer agent compensation, title (owner policy), escrow (seller half), county transfer tax, HOA dues prorated, property tax prorated, and repair credits.
It does not model: second mortgages, HELOCs, tax liens, back HOA assessments, special-assessment payoffs, 1031 exchange holdback fees, home warranty (typically $500-$700 if the seller buys one for the buyer), NHD report (Natural Hazard Disclosure ~$100), city transfer tax (none in Simi Valley), capital gains tax (that is a CPA conversation, not a closing-table line item), or moving costs.
Result is an estimate. The escrow officer's settlement statement at closing is the binding document.
The math behind the numbers
Sale price -- the contract number. The appraisal does not change this if the loan still funds.
Mortgage payoff -- not just your current principal balance. It includes prorated interest from your last payment to the funding date plus any recording/reconveyance fees ($50-$150) charged by the lender. Always pull a current payoff statement from your lender; do not rely on the principal balance on the monthly statement.
Listing commission -- negotiated in the listing agreement. Roughly 2.5% is a common default in Simi Valley as of 2026, but everything is negotiable.
Buyer agent compensation -- since the NAR settlement took effect in August 2024, buyer agent compensation cannot be advertised in the MLS. It is negotiated in the Buyer Representation Agreement and the purchase contract. Sellers commonly offer 2-3% as a concession written into the contract; some buyers cover it directly with their agent.
Title insurance -- owner policy -- in Ventura County the seller customarily pays for the owner's policy. The rate is filed with the California Department of Insurance and is roughly 0.4-0.6 percent of price for a CLTA standard policy.
Escrow fee -- seller half -- the same split-rate as the buyer side. Use $1.10 per $1,000 of price plus a $250-$400 base fee for the seller half.
County transfer tax -- $1.10 per $1,000 by California statute, paid by seller by Ventura County custom.
Property tax proration -- if you have prepaid property tax beyond the close date, the buyer credits you back. If you owe tax for days you owned this fiscal year that is unpaid, you credit the buyer. Math: annual tax / 365 * days.
HOA dues proration -- if you paid HOA for the full month and close mid-month, the buyer credits you back the days they own. Plus a $300-$600 HOA transfer fee usually paid by seller in CA.
Repair credits -- after the buyer inspection contingency, you may agree to credit money in lieu of repairs. This is a direct dollar-for-dollar deduction from your proceeds.
Try the calculator
Enter your numbers below. The defaults are the May 2026 Simi Valley median scenario. Confirm everything with your escrow officer before relying on the result.
Estimate only. Final number is the escrow settlement statement. Confirm with your listing agent + escrow.
A worked example: $885,000 Simi Valley sale
Median Simi Valley sale, $885,000. Seller owes $400,000 on the mortgage. Listing commission 2.5%, buyer agent compensation 2.5% (offered as a contract concession). No repair credits. No HOA.
Line by line: Sale price $885,000. Mortgage payoff -$400,000. Listing 2.5% = -$22,125. Buyer agent 2.5% = -$22,125. Title (owner policy ~0.5%) = -$4,425. Escrow (seller half) = -$1,299. County transfer tax = -$974. NHD = -$125. HOA transfer = $0. HOA prorated = $0. Repair credits = $0.
Estimated net proceeds: ~$433,927. That is about 91% of the headline price after mortgage payoff, or 96.8% before the payoff. Capital gains tax is a separate conversation with your CPA -- a primary residence under IRC Section 121 generally excludes $250K (single) / $500K (married filing jointly) of gain if the ownership and use tests are met.
What sellers typically forget
- True mortgage payoff is higher than principal balance -- it includes per-diem interest, reconveyance fees, and sometimes a prepayment penalty (rare on owner-occupied conventional, common on some non-QM and investor loans).
- HELOC payoff is separate -- if you have a second mortgage or HELOC, that pays off too, and the HELOC has its own reconveyance fee.
- HOA document fees -- seller usually orders and pays for the HOA disclosure packet ($300-$500) and a transfer fee ($200-$400).
- NHD report -- Natural Hazard Disclosure ordered by the listing agent, ~$100-$150, paid at close.
- Smoke / CO / water-heater strap compliance -- CA requires smoke alarms in each bedroom and hallway, CO alarms on each floor, and water-heater strapping. If not in place, the seller must remedy (~$50-$200 in parts) or credit the buyer.
- Capital gains tax -- not a closing line, but if your gain exceeds the Section 121 exclusion you owe federal and California tax. Talk to your CPA before listing.
- Buyer credits negotiated post-inspection -- you may agree to a $5,000-$15,000 credit in lieu of doing repair work. These come straight off proceeds.
How buyer-agent compensation works post-NAR settlement
The NAR settlement that took effect in August 2024 changed how buyer agents get paid in residential transactions. Two main practical changes for sellers:
(1) The MLS can no longer display buyer agent compensation. A listing in CRMLS, the MLS used in Ventura County, no longer carries a 'co-op' field. Buyer agents and sellers cannot rely on the MLS to communicate compensation.
(2) Buyers sign a Buyer Representation Agreement before touring homes, which states what their agent will be paid. If a seller is offering less than the buyer agreed to pay their agent, the buyer pays the gap out of pocket -- or the gap becomes a negotiated concession in the purchase contract.
In Simi Valley as of 2026, the practical convention is that most sellers still offer 2-2.5% to the buyer agent as a concession in the contract, because offering nothing narrows the pool of qualified buyers. But the amount is negotiable and listed nowhere in the MLS.
When to confirm with a professional
Your listing agent prepares the formal net sheet using the actual escrow company's published rates and your specific contract terms. Your escrow officer calculates exact prorations based on the close date. Your CPA advises on capital gains tax and whether to do a 1031 exchange (investment property only -- Section 121 primary-residence exclusion is separate). Your mortgage lender issues the binding payoff statement (and re-issues it if close slips).
If you would like a real net sheet on a specific Simi Valley address before deciding to list, I am happy to build one with current numbers and walk through it.
Simi Valley-specific factors that move the net
Mello-Roos prorations -- if your home carries CFD assessments (Big Sky, parts of Sycamore Grove), the prorated property tax line is larger because the CFD is collected on the same property tax bill.
Wildfire-related repairs -- since the 2019 Easy Fire, more Simi Valley buyers ask for defensible space and ember-resistant vent retrofits as part of inspection negotiations. Plan for the possibility of a $2,000-$8,000 credit or repair.
Solar leases and PPAs -- if you have a leased solar system or a PPA, it has to either transfer to the buyer (with their credit qualification) or be bought out at closing. The buyout can be $15,000-$40,000 and is a direct deduction from net proceeds.
Pool maintenance and equipment -- old pool equipment or surface conditions can trigger $3,000-$15,000 in repair credits or replacements.
Two scenarios side by side: a Wood Ranch vs Bridle Path sale
Same headline price, different net. Take two May 2026 Simi Valley listings both contracted at $1,150,000:
Wood Ranch home, 20-year-old loan with $220,000 remaining. Listing 2.5%, buyer agent 2.5% via concession. HOA dues prorated $250 owed to buyer (closing mid-month after dues paid). No repair credits. Math: Sale $1,150,000 - payoff $220,000 - listing $28,750 - buyer agent $28,750 - title $5,750 - escrow $1,590 - transfer tax $1,265 - NHD $125 - HOA transfer $450 - HOA prorated $250 = ~$862,070 net.
Bridle Path home, 10-year-old loan with $480,000 remaining (higher payoff due to lifestyle borrowing). Same commission structure. No HOA. $12,000 repair credit negotiated after inspection. Math: Sale $1,150,000 - payoff $480,000 - listing $28,750 - buyer agent $28,750 - title $5,750 - escrow $1,590 - transfer tax $1,265 - NHD $125 - repair credit $12,000 = ~$591,770 net.
The lesson -- same headline price, $270K spread in net proceeds. Most of the gap is the mortgage payoff difference. The negotiated repair credit is also material. When sellers compare offers they focus on price; the net is what actually arrives in the account.
When the closing date moves: how it changes the net
Closing-date slippage is normal -- a loan delay, an appraisal re-order, a re-negotiation after inspection all push close out by 3-14 days. Each day of slip changes the net by small amounts:
Mortgage interest accrues daily on the payoff. At a 6.5% legacy rate on a $400,000 balance, per-diem interest is ~$71/day. A 7-day slip adds ~$500 to your payoff.
Property tax proration shifts. If you have prepaid the current installment, the buyer credits back fewer days when close slips later. If tax is unpaid, you credit fewer days to the buyer.
HOA proration shifts. Same logic. Usually a wash within $50-$200.
Per-diem rent-back charges. If you negotiated a seller-stay-after-close (SIP / rent-back), the per-diem rate is typically based on the buyer's new PITI. A 7-day rent-back on a $5,400 PITI is ~$1,260. This shows up as a credit to the buyer at closing -- a deduction from your net.
Build a small buffer into the net sheet -- $1,000 to $2,500 of slip-room -- so a delayed close does not blow your downstream cash plan.
Capital gains math: Section 121 and how to plan around it
Not part of the closing-table net sheet, but the biggest after-close cash impact most sellers face. IRC Section 121 exclusion on the sale of a primary residence: $250,000 of gain excluded from federal capital gains tax for single filers, $500,000 for married filing jointly, if you have owned and used the property as your primary residence for at least 2 of the last 5 years (the use and ownership tests).
Gain calculation. Gain = sale price minus selling costs minus adjusted basis. Adjusted basis = original purchase price plus capital improvements (kitchen remodel, room addition, HVAC replacement -- keep receipts) minus any depreciation previously claimed (matters if the home was ever a rental).
Worked example. Long-time Simi Valley owner sells a Wood Ranch home for $1,150,000 that she bought in 2002 for $480,000. Capital improvements over 23 years: $85,000 (kitchen remodel, two HVAC replacements, pool refurbish). Selling costs ~$80,000. Gain = $1,150,000 - $80,000 - ($480,000 + $85,000) = $505,000. Married filing jointly: $500,000 excluded, $5,000 taxable at long-term capital gains rates (federal 15-20% + CA up to 13.3% on top because CA does not have a preferential capital gains rate).
Above the exclusion? Options include (1) accepting the tax and moving on, (2) for investment properties only, a 1031 exchange (does NOT apply to primary residences), (3) for Simi Valley sellers 55+, leveraging Prop 19 to transfer the low Prop 13 base-year value to a replacement home up to three times. Talk to a CPA before listing if your gain is close to the exclusion.
Pricing your home with the net in mind (not just the price)
Most listing conversations start with 'what should we list at?' The better question is 'what do I need to net to make my next move work?' Work backward from that.
Step 1 -- define the net you need. Down payment on next home + moving costs + 6 months of bridge cash + any debt to retire from proceeds. Say you need $500,000 net.
Step 2 -- add back the standard closing costs. Assume ~7-8% of sale goes to commissions + title + escrow + transfer tax + prorations. On a target net of $500K, the price needed before mortgage payoff is $500K / (1 - 0.08) = $543,478. Add mortgage payoff. Say you owe $400K. Required sale price ~$943,478.
Step 3 -- pressure-test against the market. Is $943K achievable for your home given recent comps? If yes, that is your target list and your minimum acceptable. If not, you either need to reduce the target net or carry the gap from other sources.
I run this backward-pricing exercise with sellers before we set the list price. It is more useful than comp-only pricing because it tells you whether your transaction even makes financial sense at the level the market will support.
Frequently Asked Questions
What percentage do most Simi Valley sellers net?
Most sellers net 90-93% of the sale price after standard closing costs, before the mortgage payoff. Net after mortgage payoff varies entirely with how much you owe.
How is the seller commission split in 2026?
Post-NAR settlement (August 2024), there is no automatic split. Sellers negotiate listing commission with their agent (commonly 2.5% in Simi Valley) and separately decide whether to offer buyer agent compensation as a contract concession. Buyer agent comp is negotiated in the buyer's representation agreement and the purchase contract.
Who pays the title insurance owner policy?
In Ventura County the seller customarily pays for the owner's title policy. The buyer pays for the lender's policy. This is regional convention -- negotiable in the contract.
Does Simi Valley have a city transfer tax?
No. Only the California documentary transfer tax of $1.10 per $1,000 of consideration applies. Cities like LA, Culver City, Santa Monica and Berkeley add a city tax, but Simi Valley does not.
What is a Natural Hazard Disclosure report?
An NHD report discloses whether the property sits in a state or local flood, fire, earthquake, or other hazard zone. CA requires it. The seller orders it through a third-party service for $100-$150.
Does this calculator include capital gains tax?
No. Capital gains is a separate IRS and California Franchise Tax Board calculation. A primary residence sale under IRC Section 121 may exclude $250K (single) or $500K (MFJ) of gain. Talk to your CPA before listing.
How accurate is this net sheet?
It is a planning estimate using Ventura County conventions. Final accuracy depends on the actual mortgage payoff (request from lender), exact title and escrow company rates, and any negotiated repair credits. The binding number is the escrow settlement statement.
What if I have a HELOC or second mortgage?
Add it to the payoff -- the HELOC pays off at the same closing and has its own reconveyance fee. The calculator only models a single mortgage payoff.
