Home Sale Net Proceeds Calculator
Selling a home is exciting, but it can be hard to answer one crucial question: how much cash will you actually walk away with after closing? This Home Sale Net Proceeds Calculator helps you estimate your take-home amount by subtracting commissions, closing costs, your remaining mortgage balance, and any seller concessions from the contract sale price.
Use this tool when you are comparing offers, planning a move, or deciding how much you can comfortably put toward your next home.
How the home sale net proceeds calculation works
At a high level, your estimated net proceeds are calculated as:
More explicitly, if you enter a commission rate as a percentage of the sale price, the calculator first turns that percentage into a dollar amount and then subtracts every cost:
- Agent commission ($) = Sale Price × (Commission Rate ÷ 100)
- Net proceeds ($) = Sale Price − Agent Commission − Remaining Mortgage Balance − Other Closing Costs − Seller Concessions
The result is a rough estimate of the money that will be wired to you at closing (or used to pay off other obligations) after the sale of your home.
What each input means
Sale Price ($)
This is the contract price the buyer agreed to pay for your home. Use the most current accepted offer amount, not your list price. If you are still pricing your home, you can test a few likely prices to see how they affect your net proceeds.
Agent Commission (%)
Enter the total commission percentage that will be paid from the sale price, including both the listing agent and buyer’s agent if you are responsible for both. For example, if your listing agreement is 5.5% and the buyer’s agent receives a portion of that, enter 5.5 here.
Remaining Mortgage Balance ($)
This is the payoff amount for your current home loan(s). Check your latest mortgage statement or ask your lender for a payoff quote for your expected closing date. If you have more than one mortgage (such as a HELOC or second lien), add the payoff amounts together and enter the combined total.
Other Closing Costs ($)
These are additional seller-paid costs that are not part of the commission. Depending on your location and contract, this might include:
- Title insurance or owner’s title policy (where the seller pays)
- Escrow, attorney, or settlement fees
- Recording fees and transfer taxes charged to the seller
- Home warranty paid for the buyer
- Any required municipal inspections you are paying at closing
If you are unsure, you can estimate a flat amount (for example, 1–3% of the sale price) or use a draft closing disclosure from your agent or title company.
Seller Concessions ($)
Seller concessions are credits you agree to give the buyer at closing. They effectively reduce your net proceeds without changing the contract price. Common examples include:
- Credits toward the buyer’s closing costs or prepaid items
- Repair credits negotiated after inspections
- Credit for a flooring allowance or other upgrades
Enter the total dollar amount of all seller-paid concessions you expect to give.
Interpreting your results
After you click the calculate button, the tool will show an estimated net proceeds figure along with a breakdown of the key deductions. Use these numbers to:
- Evaluate offers: Two offers at the same price can produce different net proceeds if one asks for higher concessions or a longer closing timeline that changes your payoff.
- Plan your next purchase: Your net proceeds are often the main source of your next down payment and closing costs. Comparing scenarios helps you see how much cash you may have available.
- Test “what if” scenarios: Adjust the sale price, commission, or concessions to see how they affect your bottom line. This can guide decisions about price reductions, incentives for buyers, or negotiating strategies.
Remember that this calculator is designed for quick planning, not to replace a final settlement statement. Actual closing figures may differ.
Worked example: estimating net proceeds
Suppose you are selling your home with the following details:
- Sale Price: $450,000
- Agent Commission: 5.5%
- Remaining Mortgage Balance: $275,000
- Other Closing Costs: $6,000
- Seller Concessions: $4,000
The commission in dollars would be:
Agent Commission = $450,000 × (5.5 ÷ 100) = $24,750
Then the estimated net proceeds are:
Net Proceeds = $450,000 − $24,750 − $275,000 − $6,000 − $4,000 = $140,250
In this scenario, you would expect to walk away with around $140,250 at closing, before considering any taxes or other personal financial obligations.
Scenario comparison table
The table below compares how changes in commission rate, price, and concessions can affect your estimated net proceeds. All scenarios assume a remaining mortgage balance of $275,000 and $6,000 in other closing costs.
| Scenario | Sale Price | Commission Rate | Seller Concessions | Estimated Net Proceeds |
|---|---|---|---|---|
| Base case | $450,000 | 5.5% | $4,000 | $140,250 |
| Lower commission | $450,000 | 4.5% | $4,000 | $144,750 |
| Higher offer, more concessions | $465,000 | 5.5% | $10,000 | $145,525 |
| Lower offer, no concessions | $440,000 | 5.5% | $0 | $141,800 |
These examples show that a slightly lower price with no concessions can sometimes yield similar or even better net proceeds than a higher price with large credits to the buyer. Reviewing your own scenarios in this way can help you focus on your true bottom line, not just the top-line price.
Assumptions and limitations
This calculator is designed to give a straightforward, educational estimate. It does not include every possible cost or nuance of a real estate transaction. Important assumptions and limitations include:
- Taxes are not included: The estimate does not factor in income taxes, capital gains taxes, state or local transfer taxes not entered as closing costs, or any impact on your overall tax situation.
- Single combined mortgage entry: Multiple mortgages or liens must be manually added together. Payoff amounts can also change slightly based on the exact closing date and accrued interest.
- No prorations by default: Prorated property taxes, HOA dues, utility adjustments, or rent credits are not automatically included. If you want to reflect them, you can add expected seller-paid prorations into the “Other Closing Costs” field.
- Local fees vary: Real estate practices, customary fees, and who pays what vary by state, province, and even by county. The numbers you enter should come from your local agent, attorney, or title company when possible.
- Commission structure may differ: Some listing agreements have sliding scales, flat fees, or bonuses. This calculator assumes a simple percentage of the sale price.
- Estimates are not advice: The calculation is for informational purposes only and is not legal, tax, or financial advice. Always review a draft settlement statement or closing disclosure before making final decisions.
Because of these factors, your actual net proceeds at closing may be higher or lower than the estimate here. Use this tool as a planning guide and confirmation check, then verify details with your real estate professionals.
When and how to use this calculator
- Before listing: Test different list prices and commission structures to get a sense of your likely cash after selling.
- While reviewing offers: Plug in each offer’s price and concessions to compare the true net you would receive from each buyer.
- Planning your move: Combine your estimated net proceeds with your current savings to plan your budget for a new home, moving costs, and reserves.
- During negotiations: If a buyer requests a price reduction or higher concessions, adjust the numbers so you can see the exact impact on your bottom line before you respond.
Revisiting the calculator as details change will keep your expectations realistic and help you avoid surprises on closing day.
How to Estimate Net Proceeds From a Home Sale
Selling a house is more than signing a contract and collecting a large check. Agent commissions, closing fees, and mortgage payoff amounts can absorb a substantial share of the sale price. Homeowners often walk into negotiations with rosy assumptions only to feel blindsided at the closing table. This calculator removes the guesswork by walking you through each major deduction involved in a real estate sale and presenting a clear estimate of what you might actually pocket.
The starting point for any net proceeds calculation is the final sale price agreed upon with the buyer. From this amount, the largest deduction is typically the real estate commission. While fees are negotiable, a common structure is 5% to 6% of the sale price split between the listing and buyer's agents. If your home sells for $400,000 with a 5.5% commission, that is $22,000 off the top. The calculator converts whatever percentage you enter into a dollar amount and subtracts it automatically so you see the impact immediately.
The next major deduction is the outstanding balance of your mortgage or any other liens on the property. At closing, the settlement agent uses the sale proceeds to pay your lender in full. If you owe $250,000 on your mortgage, that amount is removed before you see any cash. For homeowners with significant equity this step is satisfying because it converts paper wealth into liquid funds. For others who bought recently or refinanced heavily, the payoff can consume most of the sale price. Entering your current balance in the calculator ensures this critical factor is accounted for in the estimate.
In addition to commission and mortgage payoff, sellers must cover a range of closing costs. These can include title insurance, attorney fees, transfer taxes, recording fees, inspections, and settlement charges. In some markets, sellers also provide home warranties or pay for pest remediation. The calculator offers a field for “Other Closing Costs” where you can enter a lump-sum estimate. If you are unsure, a rule of thumb is to budget 1% to 3% of the sale price for miscellaneous fees. Including this figure yields a more realistic net proceeds estimate.
Seller concessions represent another potential deduction. Buyers may request that sellers contribute toward their closing costs or repairs as part of the negotiation. These concessions reduce the amount of cash you receive at closing. If you agree to pay $5,000 toward the buyer’s expenses, that money is subtracted from your proceeds. The calculator’s “Seller Concessions” field shows how different concession amounts affect your bottom line so you can negotiate with clearer insight.
The mathematical relationship tying all of these components together can be expressed with a straightforward formula. Let be the sale price, the commission rate as a decimal, the remaining mortgage balance, other closing costs, and seller concessions. The net proceeds follow
While the formula is simple, its implications are significant. A seller who focuses only on the sale price may be disappointed once all the deductions are tallied. This calculator transforms the abstract equation into a tangible result by prompting you for each component and displaying the final number prominently.
The following scenarios illustrate how net proceeds vary for a $350,000 home sale under different commission rates and mortgage balances, assuming $6,000 in other costs and no concessions:
| Commission Rate | Mortgage Balance | Net Proceeds |
|---|---|---|
| 5% | $150,000 | $176,500 |
| 6% | $150,000 | $173,000 |
| 5% | $200,000 | $126,500 |
| 6% | $200,000 | $123,000 |
These examples show how small changes in commission or loan payoff amounts can dramatically change the cash you walk away with. If you are deciding between listing agents with different fee structures or considering whether to pay down your mortgage before selling, experimenting with the calculator clarifies the financial impact.
In practice, the settlement statement issued at closing will include many line items beyond those listed here. Property taxes are usually prorated between buyer and seller, homeowners association dues might be adjusted, and some states impose transfer taxes. While the calculator cannot anticipate every fee, it is designed to capture the main categories that affect most transactions. If you know about additional costs, simply add them to the “Other Closing Costs” field for a more complete estimate.
Keeping track of expected proceeds also helps with broader financial planning. If you intend to purchase another home, the net amount becomes your available down payment. If you are selling to pay off debt or fund retirement, the figure feeds directly into your budget or investment plan. The calculator’s estimate is not a guarantee, but it provides a realistic starting point for discussions with real estate professionals, lenders, and tax advisors.
Continue planning with the home closing cost calculator, the mortgage payoff calculator, and the home equity calculator to align your sale proceeds with the rest of your housing budget.