See cash at closing — and whether the higher offer actually pays more.
After NAR, buyer-broker compensation is a negotiated line, not an
automatic split of “the commission.” Enter the offer, the payoff, and
the costs. The worksheet shows net to the seller, the sale price that
hits a target net, and a side-by-side of two offers.
Everything runs in this page; nothing is uploaded.
Offer A — the worksheet
Rates are starting points you can edit. Transfer tax, title, and prorations are local — replace them with the title company’s estimate.
Estimate it: annual tax ÷ 365 × days charged to the seller
Offer B — compare on cash, not just price
Shared payoff and closing costs stay the same. Change only what this offer does differently: price, buyer-broker pay, and extra concessions.
Cash to the seller
$—
estimated net on Offer A
Offer A price
Loan payoff
Listing broker
Buyer-broker compensation
Other concessions
Title, tax, other costs
Total selling costs
Cost of sale
Price that hits target net
Same house, two offers
Offer
Price
Net
What each half point costs
Offer A's net at nearby prices (rows) and buyer-broker rates (columns), everything else as entered.
The share link carries every number on this page in the part of the URL after the #, which browsers never send to a server. Anyone you send it to opens this worksheet already filled in — and can change the payoff or a rate to see their own figure.
Transparent arithmetic from your inputs — not a closing disclosure, a tax opinion, or advice about which offer to accept. Confirm every line with title/escrow, the lender payoff, and your broker.
It does not recommend a list price, a commission, or an offer, and it
is not legal, tax, or real-estate advice. The gap between offers is an
arithmetic comparison of the rates you entered.
Common questions
How do I calculate how much I will net from selling my house?
Start with the offer price. Subtract the loan payoff, the listing broker fee, any buyer-broker compensation the seller agrees to pay, other concessions, title and escrow, transfer tax, prorations, and remaining closing costs. What remains is an estimate of cash to the seller. This page does that arithmetic from the numbers you enter; it is not a closing disclosure.
Is the higher offer always more money for the seller after NAR?
No. Buyer-broker compensation is now a negotiated amount, not an automatic split of a 5% or 6% commission. A higher offer that asks the seller to pay the buyer’s broker and closing costs can leave less cash than a cleaner, lower offer. Compare both on a net sheet before deciding.
What sale price do I need to walk away with a target amount?
Enter the net you want, the loan payoff, and the same cost rates. Percentage fees scale with price; flat fees and the payoff do not. The calculator solves for the sale price that produces that net on those assumptions. Confirm the figure with title or escrow before listing or countering.
How do I estimate the Tax / HOA proration figure above?
Take the annual property tax bill and divide by 365 for a daily rate, then multiply by the number of days in the tax period the seller is responsible for through closing. A $3,650 annual bill is $10/day; 80 days charged to the seller comes to $800 — which is why that field defaults to $800 above. The Estimate it box under the field does this arithmetic for you: enter the annual tax and the days charged, then Use this estimate fills the proration field for you. Whether the seller owes days before or after closing depends on whether your local jurisdiction bills taxes in advance or in arrears, so use the title company's proration once you have it; this is a starting estimate, not the number on the closing statement.