Sell-to-Net Calculator (Seller's Net → List Price)

Most seller calculators ask for a price and tell you what's left. This one runs the other direction: start with the cash you want in your pocket, and it solves for the sale price you need after commission, closing costs, and paying off your loan.

It's the fastest way to pressure-test a list price against a real goal — a 1031 exchange target, the down payment on your next home, or simply the number that makes moving worth it.

Net Proceeds You Want (cash in pocket)

Remaining Mortgage Payoff

Total Commission (%)

Other Selling Costs (%) — title, escrow, transfer tax

Fixed Costs (repairs, staging, concessions)

Commission at that price—

Other selling costs—

Loan payoff—

Fixed costs—

Target sale price to hit your net—

Estimates only — not financial, tax, or lending advice. See methodology below.

HOW IT WORKS

Methodology & Assumptions

Working backward from your target net: Sale Price = (desired net + loan payoff + fixed costs) ÷ (1 − commission% − other-costs%). Commission and 'other selling costs' (escrow, title, the seller-customary $1.10 per $1,000 county transfer tax, and misc) are treated as a percentage of the sale price; loan payoff and fixed costs (repairs, staging, buyer concessions) are flat dollars. It excludes property-tax and HOA prorations, mortgage payoff interest and recording fees, and any capital-gains tax — all of which I quantify in a full seller net sheet before you list.

More tools: How much house can I afford? · Should I buy or keep renting? · What will I pay at closing? · What will my property taxes be? · How long until I can buy?

FREQUENTLY ASKED

Common Questions

How is this different from a normal seller net sheet?+

A standard net sheet starts from a sale price and tells you what's left. This one starts from the net you need and solves for the price to list at — useful when your next purchase, a 1031 exchange, or a payoff goal sets the number first.

What commission rate should I enter?+

Commissions are negotiable and never set by law. Since the 2024 buyer-broker changes, the seller-paid buyer-agent portion is explicitly negotiated in every deal — enter the total you expect to pay across both sides, and I'll walk you through current East Bay norms.

Does this include capital-gains tax?+

No. A primary residence often qualifies for the $250K/$500K capital-gains exclusion, but investment properties and large gains can owe real tax. That belongs with your CPA and a full net sheet — never guess on it.

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