Home Sale Net Proceeds Calculator
About this calculator
Free, instant, and backed by a CPA-led qualified intermediary — built for sellers and investors weighing a sale or a 1031 exchange.
Free, instant, CPA-led QI
The tool is free, runs in your browser, and stores nothing you enter. Behind it is Universal Pacific, a qualified intermediary led by a CPA. If you are selling an investment property, we hold your sale proceeds, prepare the exchange documents, and keep your 45- and 180-day deadlines on the calendar so nothing slips.
What the calculator tells you
Enter the sale price and your costs and get your estimated net proceeds — the cash left after the mortgage and the costs of selling. You also get an itemized seller net sheet, the same line-by-line format your escrow officer uses, so you can see exactly where each dollar goes.
How a seller net sheet works
One subtraction, several cost lines, and a clear view of what you actually keep.
What a seller net sheet is
A net sheet lays out the sale price at the top, lists every cost that comes out at closing, and shows the cash left at the bottom. Agents and escrow officers prepare one before listing so a seller knows what to expect. This calculator builds the same table from your numbers.
It is an estimate, not the final word. The actual figures land on the settlement statement at closing, once the exact payoff and prorations are known.
Typical cost lines
The largest line is usually the agent commission, often 5% to 6% of the price split between the two sides. Next come closing costs: title insurance, escrow or settlement fees, and any transfer tax, which together often run 1% to 3% depending on the state.
Then come the smaller items: the mortgage payoff, any concessions or repair credits you gave the buyer, your prorated share of property tax and HOA dues through closing, and odds and ends like a home warranty or attorney fee.
Why net proceeds is not your equity
Equity is the price minus what you still owe. Net proceeds go a step further and subtract the costs of selling: commission, closing costs, concessions, and prorations. So your proceeds are always lower than your equity by the cost of the transaction.
A home with $400,000 in equity might net closer to $350,000 after a commission and closing costs. Knowing the gap before you list keeps your plans for the cash grounded in reality.
Proceeds vs. taxable gain
Net proceeds is cash in hand. Taxable gain is a separate calculation that compares the sale price to your original cost plus improvements. A primary residence may qualify for a capital gains exclusion, while an investment property does not.
If the property is an investment, a 1031 exchange can defer the tax by rolling the proceeds into another property. The 1031 exchange calculator estimates what you could defer, and the cap rate calculator helps you size up a replacement.
How it works
Five steps from a sale price to the cash you walk away with.
Enter the price
Add the contract sale price and your remaining mortgage payoff.
Add selling costs
Enter commission and closing costs as a percent or a dollar amount.
Add the extras
Include concessions, prorated taxes and HOA, and any other costs.
Read the net sheet
See your net proceeds and the full line-by-line breakdown.
Plan the tax
Investment property? A 1031 exchange can defer the gain. Talk to a QI.
Frequently asked questions
The questions sellers ask most about net proceeds.
What is the difference between net proceeds and equity?
Equity is the sale price minus what you still owe on the property. Net proceeds take it further by also subtracting the costs of the sale: agent commission, closing costs, concessions, and prorated taxes. So your proceeds are always lower than your equity, often by tens of thousands of dollars on a typical home, because selling itself costs money. Knowing both figures before you list keeps your expectations grounded.
How much are typical seller closing costs?
The agent commission is usually the largest cost, often 5% to 6% of the price. On top of that, title insurance, escrow or settlement fees, and any transfer tax tend to run another 1% to 3%, though this varies a lot by state and county. Add concessions, repair credits, and prorations, and total selling costs frequently land somewhere around 7% to 9% of the sale price. Your agent and escrow officer can give exact figures for your area.
Are net proceeds the same as taxable gain?
No. Net proceeds are the cash you receive at closing. Taxable gain is a separate calculation that compares the sale price to your original purchase price plus the cost of improvements, minus selling costs. You can have large proceeds and a small taxable gain, or the reverse. A primary residence may qualify for a capital gains exclusion, and an investment property may defer the gain through a 1031 exchange, so the tax picture is its own analysis.
Should I enter commission as a percent or a dollar amount?
Use whichever you know. If your listing agreement states a commission rate, enter the percent and the calculator applies it to the sale price. If you have already negotiated a flat dollar figure, switch to the dollar view and enter it directly. The result is the same either way; the two views just match how the cost was quoted to you.
Does the calculator account for the loan payoff exactly?
It subtracts the payoff figure you enter, but your actual payoff on the closing date includes interest accrued up to that day and may include a small per-day amount until the lender receives the funds. Ask your lender for a written payoff quote good through your expected closing date, then enter that number for the most accurate net. The same goes for prorated taxes and HOA, which depend on the exact closing date.
Can I avoid the tax on the gain from selling an investment property?
You generally cannot avoid it outright, but a 1031 exchange lets you defer capital gains tax and depreciation recapture by reinvesting the proceeds into another investment property. You identify a replacement within 45 days of the sale and close within 180 days, and a qualified intermediary holds the proceeds in between so you never take receipt of them. The 1031 exchange calculator estimates the tax you could defer, and our team can handle the exchange.
Selling an investment property?
See your net proceeds, then keep more of the gain. A 1031 exchange can defer the tax when you reinvest the proceeds in another property. Universal Pacific sets up the exchange, holds the funds, and tracks every deadline with you.
Contact our team