A seller net sheet shows what the seller actually walks away with after all closing costs. It's the number that matters most for decision-making, not the headline sale price. I'm Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and this guide walks through how I prepare net sheets for Simi Valley sellers.
Why the Net Sheet Matters
Sellers focus on sale price; what matters is the net. Two offers at different prices can produce similar nets depending on closing costs, credits, and concessions.
I share a net sheet for every offer reviewed so the comparison is grounded in walk-away dollars.
Mortgage Payoff
The biggest line is usually the mortgage payoff, including any prepayment penalties or per-diem interest. I work with the seller's lender to get an exact payoff figure rather than estimating.
Payoff includes principal balance, accrued interest, and any release fees.
Commissions
Brokerage commissions are typically the second-largest line. Under current California rules, seller-paid buyer broker compensation is a negotiable item. I walk through commission structure during the listing consult.
The full commission picture should be clear on the net sheet so the seller sees the actual dollar flow.
Escrow, Title, and Recording
Escrow fees, title insurance, transfer tax (Ventura County rate), and recording fees together typically run 1.0%–1.5% of sale price depending on specifics.
I share specific quotes from the escrow company so the net sheet uses actual numbers rather than estimates.
Property Tax Proration
Property taxes are prorated to the close date. Sellers pay their share; buyers pay theirs. I share specific proration based on close date.
Mello-Roos and supplemental taxes are also prorated where applicable.
HOA Transfer and Credits
HOA transfer fees, document fees, and any unpaid dues come off the seller side. Buyer credits, repair credits, and concessions are subtracted from gross.
I list every credit explicitly so the seller sees the full cost picture.
| Line | Typical Range | Notes |
|---|---|---|
| Sale Price | Variable | Gross |
| Mortgage Payoff | Variable | From lender |
| Commissions | Negotiated | Per agreement |
| Escrow/Title | 1.0–1.5% | Of sale price |
| Transfer Tax | Ventura rate | Statutory |
| Tax Proration | Per close date | Buyer/seller share |
| HOA Items | Variable | Transfer fees |
Frequently Asked Questions
How much do sellers typically pay in closing costs?
Excluding mortgage payoff and commissions, typical closing costs run 1.5–2.5% of sale price covering escrow, title, transfer tax, and prorations.
Are commissions negotiable?
Yes. Brokerage commission rates and structure are negotiable. Under current California rules, seller-paid buyer broker compensation is a separately negotiated item.
What's the transfer tax in Ventura County?
Ventura County uses the statutory California transfer tax rate. I share specific calculations during the net sheet review.
How does property tax proration work?
Sellers pay their share through the close date; buyers pay from close forward. The exact amount depends on close date and current tax year status.
What credits get subtracted?
Buyer credits, repair credits, concessions, HOA-related items, and any other negotiated subtractions. I list every credit explicitly.
Can I get a net sheet before listing?
Yes. I prepare estimated net sheets at the listing consult and refined net sheets when offers come in.
