Start with the seller-net formula
Estimated sale price − loan and lien payoffs − brokerage compensation − closing charges − property-specific expenses = estimated seller proceeds.
The sale price is only the top line. A good planning estimate shows each category, who is expected to pay it, the source of the assumption, and how the result changes under different price or credit scenarios.
Brokerage compensation is negotiable
Listing-side compensation pays the seller’s brokerage for the agreed representation and services. Buyer-broker compensation, if any, is separate and negotiable. The signed agreements and purchase contract govern what applies.
Landon advertises a 1.5% listing-side fee for full-service representation. That is not a claim that commissions are standard or fixed. Use the seller savings calculator to compare hypothetical listing-side percentages.
Escrow, title, transfer, and settlement charges
Possible categories include escrow charges, owner’s title policy or related title charges, county or city transfer taxes, recording or reconveyance charges, document preparation, notary, wire, courier, prorations, and other settlement items. Customs and allocations vary; the contract and escrow estimate control.
The standard seller escrow fee is covered under the written terms of Landon’s listing offer. Title, transfer, HOA, lender, and other third-party expenses remain separate.
Property and contract-specific costs
- Mortgage, equity line, lien, judgment, or other payoff amounts
- HOA documents, transfer charges, balances, or special assessments
- Agreed repairs or buyer credits
- Inspections, reports, permits, or specialist work
- Cleaning, landscaping, staging, storage, and moving
- Solar loan, lease, or power-agreement obligations
- Unpaid taxes, assessments, utilities, or other prorations
- Home warranty or other negotiated contract items
Do not assume every category applies. Obtain current written estimates from the appropriate escrow, title, lender, HOA, tax, legal, or other professional.
Build a useful estimate before making decisions
- Establish a supported range of possible sale prices.
- Obtain current loan and lien payoff information.
- Enter the proposed listing-side and buyer-side compensation separately.
- Use preliminary escrow and title figures.
- Add known HOA, tax, assessment, solar, repair, credit, and preparation items.
- Model more than one price and credit scenario.
- Update the estimate when offers and actual invoices arrive.
A seller net sheet is an estimate, not a guarantee. The final settlement statement reflects the actual transaction.