Seller Net Sheets

A net sheet is a simple tool that allows a seller to better understand the costs required to sell the property and shows approximately what the amount of the proceeds will be after all costs have been considered. Required costs include paying any existing mortgages/loans secured by the property, real estate professional compensation and administrative fees, Owners Title Policy, real estate taxes, HOA(s), closing fees, utilities and other miscellaneous fees. Fees not required to sell the home, except as indicated by an accepted contract, include buyer closing costs paid by seller, home warranty, and repairs, to name a few.

When should I do a net sheet?
The listing appointment with a potential seller is the opportune time to impress them with an immediate estimate of their closing costs and estimated net proceeds, along with your knowledge of the industry and marketing expertise. It is also helpful for assisting with the decision to accept or counter an offer from a potential buyer.

How do I create a net sheet?
To create a net sheet through Land Title, follow these steps:
1. Visit ltgc.com and click “Place an Order” in the upper right-hand corner.
2. If you have an existing account, enter your username and password. If you are new to ltgc.com, follow the steps to create a free account.
3. Once logged in, click “New” in the upper right-hand corner, then select “New Seller Net Sheet.”
4. Fill out the required information about the subject property.
5. When finished, click “Quote Options” to edit, download, email, or request a confirmation.

What information do I need to prepare the net sheet?
Ask the sellers for the following information:
• Last mortgage statement(s)
• Statements or coupons for any and all HOA dues
• Last billing statements for water, sewer, and/or wastewater as applicable
Ask the sellers to consider the following before your meeting:
• Are they willing to consider any concessions to the buyer?
• Will they offer and pay for a Home Warranty for the buyer?

Need additional information before getting started?
If more information is needed about the property, consider ordering an O&E on the property. You may do this by emailing oe@ltgc.com, placing an order on our website or phone 303-850-4190. This will give you a snapshot of who owns the property and for how long, and also the liens that are of record against the property, how much the original liens were and when they were recorded. Based on this additional information, you may also be able to determine if the sellers are qualified for a reissue rate on title insurance.

Preparing a net sheet
When utilizing a net sheet calculator, such as the one available via Land Title, the following information is needed to provide the seller with the best estimate of costs and net proceeds:
1. The estimated purchase price is determined by you and the seller.
2. Who will pay for the Owner’s Title Policy? (Traditionally paid by the seller).3. Who will pay for the Title Closing Fee? (Traditionally split between buyer and seller).
4. Who will pay for OEC (Owners Extended Coverage)? ($90 additional and traditionally paid by the seller).
5. Has the property had title insurance issued in the last five years? The property may qualify for a discounted rate on the above title policy fees.
6. The estimated closing date is based on the average DOM (days on market) and an additional 30 to 45 days to close the deal.
7. Will the seller offer a home warranty? What is the cost?
8. Agent compensation and administrative fees.
9. Does the owner pay for water, sewer, and/or wastewater? A minimum $500 escrow will be required for final bills as required by the title company.
10. Estimate $350 for each HOA transfer fee.
11. What are the total monthly HOA dues, considering all sub and master associations?
12. Amount of previous year’s taxes.
13. Status of previous years’ taxes – Amount due or paid in full.
14. Amount of any past taxes due.
15. Principal balance of existing loan(s)/mortgages secured by the property, including HELOC’s.
a. You will want to consider that interest on a traditional mortgage is paid one month in arrears, and interest for the current month of closing will be due and added to the payoff quote from the bank. We recommend adding one full month of interest and $75 to cover fax/statement fees along with the principal balance amount.
b. If any loan/mortgage is a Home Equity Line of Credit, confirm any recent draws or large payments and adjust estimates entered accordingly.
16. Will the seller offer any concessions?
17. Are there any outstanding utility liens, tax liens, county liens, and/or seller judgments, etc., that will have to be paid at closing?

Please reach out to your Land Title Sales representative with any questions. The net sheets can be emailed directly to clients or any other recipients immediately after input.

Disclaimer: This publication is designed to provide accurate and authoritative information regarding the subject matter covered at the time of publication. It is distributed with the understanding that the publisher is not engaged in rendering professional services or advice. If professional advice or expert assistance is required, the services of a competent professional should be sought. ©Copyright, 2025, by Land Title Guarantee Company.