Seller Net Sheet Calculator
See what you could take home from your Southwest Florida home sale, line by line, before you list. It’s free.
What Will You Net From Selling Your Home?
Start with five numbers to see what you could take home from a sale in Lee or Collier County. Add more detail whenever you’re ready.
Your numbers stay in your browser. Nothing is saved or sent to us.
Sets the usual contract and who customarily pays the title policy. You can change both under Contract and title.
The payoff includes interest through closing, so it runs a little higher than your statement balance. Enter 0 if the home is paid off.
The rate in your listing agreement. Rates are negotiable.
A separate, negotiable decision. Enter 0 if you are not paying it.
Refine your estimate
Open only what applies to your sale. Each section shows what it is using right now.
Contract and title
It changes how property taxes are split and who pays the municipal lien search.
In Lee County the seller customarily pays for the owner’s policy and the title search. In Collier County the buyer customarily does. Your signed contract controls who pays and who chooses the closing agent.
Property taxes
The full amount, before any early-payment discount. Use this year’s bill once it’s out in November. Before then, use the estimate on your August TRIM notice, or last year’s bill if you don’t have one.
Used only to split this year’s property taxes.
The NABOR contract uses this year’s bill when it’s out, with the 4% discount. Otherwise it uses the TRIM estimate, then last year’s bill adjusted for any exemption that no longer applies, both without the discount.
This year’s bill comes out in November. If you have paid it, the buyer credits you for the rest of the year.
HOA or condo
The total for all your associations. Each one may charge its own fee, which Florida caps at $299 for a standard request, plus extra for rush or overdue accounts. Enter 0 if there is no association.
Only an assessment your contract says you pay.
Second mortgage or HELOC
Credits and extras
A plain number is a credit to you. Put a minus sign in front for a cost you’ve agreed to cover.
Closing agent fees
Planning estimates. Fees vary by closing agent, so replace them with your closing agent’s figures when you have them.
Paid by whoever pays the owner’s title policy.
The NABOR contract assigns this to the buyer.
Recording your mortgage release and any title corrections.
Compare pricing scenarios
See how two other sale prices would change what you take home, with the same costs and contract.
Cost of waiting
What extra months on the market would cost you out of pocket while the home is still yours.
Mortgage payment, insurance, HOA dues, taxes and upkeep, combined.
How this estimate worksThe rules and rates behind each line
Owner’s title insurance uses Florida’s promulgated rate (Fla. Admin. Code 69O-186.003): $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1 million, $2.50 per $1,000 from $1 million to $5 million, $2.25 per $1,000 from $5 million to $10 million and $2.00 per $1,000 above that. A reissue credit can lower it.
Documentary stamp tax on the deed is $0.70 per $100 of the price, rounded up to the next $100, set by Florida law.
Property taxes are split through the day before closing, assuming the buyer moves in at closing. Under the Florida Realtors/Florida Bar contract, the split allows for the 4% early-payment discount. Under the NABOR contract, this year’s bill is used with the discount once it’s out; before that, the TRIM estimate, or last year’s bill if there’s no TRIM estimate, is used in full. Both contracts have more detailed rules, such as for new construction and exemptions, so your closing agent’s figure can differ.
The title search follows whoever pays for the owner’s policy. The municipal lien search does too under the Florida Realtors/Florida Bar contract’s standard options, while the NABOR contract assigns it to the buyer. These, the settlement, recording, notary and delivery fees are planning estimates that vary by closing agent. Estoppel fees vary by association. Anything you leave blank counts as $0.
For a plain-language look at each cost and who usually pays it, see The Numbers Behind Your Net below.
This tool does not calculate capital gains tax or FIRPTA withholding for sellers who are not U.S. persons. Talk with your tax advisor about your situation.
Your net sheet is ready
Download a one-page copy with any price comparisons and carrying costs you added, or talk it through with a Worthington agent. Your numbers aren’t sent anywhere, so bring them along or share the PDF.
What a seller net sheet shows in Southwest Florida
A seller net sheet estimates what you keep after selling a home in Lee or Collier County, once the costs of the sale come out of your price. Open any line below to see what goes into it, and why the local details change the total.
Agent compensationNegotiable on both sides. There is no standard rate.
Commission is negotiable on both sides
Your listing-side commission is whatever you agreed to in your listing agreement. Any compensation to the buyer's agent is a separate, negotiable decision rather than an automatic cost, and there is no standard rate.
Documentary stamp tax$0.70 per $100 of the sale price, set by Florida law.
Documentary stamp tax on the deed
Florida charges a documentary stamp tax on the deed of $0.70 per $100 of the sale price, about $7 for every $1,000. In Lee and Collier County the seller customarily pays it. The rate is set by statute, so the amount is not negotiable, though who pays can be.
Title insuranceFlorida sets the base rate. Your contract decides who pays.
Title insurance follows a rate the state sets
Florida sets the owner's title insurance premium by rule, so the base premium is the same wherever you close. In Lee County the seller customarily pays for the owner's policy and the title search. In Collier County the buyer customarily does. Your contract controls who pays and who chooses the closing agent, and a reissue credit can lower the premium.
HOA or condo estoppel feesEach association sets its fee, up to Florida’s caps. Some homes need two.
HOA estoppel fees and special assessments
An association may charge an estoppel fee to prepare the certificate that confirms what you owe. Florida caps a standard request at $299, plus up to $119 to rush it and up to $179 if the account is behind. A home with a master and a neighborhood association can need one from each, so the calculator starts with a $400 total you can change. A special assessment may be settled at closing, depending on your contract.
Property taxesSplit by your closing date. Your contract and a paid bill change the credit.
Property taxes are split at closing
Florida property taxes cover the calendar year, and the bill comes out in November. Close before you've paid it, and you credit the buyer for the days you owned the home that year. The Florida Realtors/Florida Bar contract allows for the 4% early-payment discount in that credit. The NABOR contract uses a TRIM estimate or last year's bill in full until this year's bill is out. If you close in November or December after paying the bill, the buyer credits you instead.
Mortgage payoffUse your lender’s written payoff, not your statement balance.
Your mortgage payoff, not just the balance
Use the lender's written payoff statement, which includes interest through the closing date. The payoff usually runs a little higher than the balance on your last statement, so the net sheet uses the payoff figure.
Example: a $550,000 Fort Myers saleA sample sale to show how the lines add up. Your own numbers are in the calculator above.
Worked example: selling a $550,000 home in Fort Myers
Here is how the lines add up on a $550,000 home, using the same rates and estimates as the calculator above. It assumes the Florida Realtors/Florida Bar contract, the seller paying for the owner's title policy, a $5,000 tax bill and a June 30 closing. Costs before agent compensation come to about $10,490, roughly 1.9% of the price.
| Sale price | $550,000 |
|---|---|
| Documentary stamp tax on the deed ($0.70 per $100) | − $3,850 |
| Owner’s title insurance (Florida’s set rate) | − $2,825 |
| Title search and municipal lien search (estimate) | − $250 |
| Settlement, recording, notary and overnight delivery (estimate) | − $795 |
| HOA estoppel fees, if the home is in an association (estimate) | − $400 |
| Property tax credit to the buyer (180 days, 4% discount) | − $2,367 |
| Agent compensation, example only at 5% (negotiable, no standard rate) | − $27,500 |
| Estimated proceeds before your mortgage payoff | about $512,000 |
Agent compensation is negotiable and there is no standard rate. The 5% shown is an example only. Search, settlement and delivery fees vary by closing agent. Subtract your lender’s written payoff amount to estimate what you take home. Your own numbers will differ with your price, closing date, taxes and contract.
Add your numbers to the calculator above to see your estimated net proceeds, then compare a few prices side by side. When you are ready to plan the sale, see how we sell homes in Southwest Florida, prepare with the Home Staging Guide, and check the latest market reports for your area.
Seller net sheet and closing cost FAQs
What would I net selling a $550,000 home in Fort Myers?
About $512,000 before your mortgage payoff, in an example with a June 30 closing, the Florida Realtors/Florida Bar contract and agent compensation of 5%. Documentary stamp tax is $3,850, owner's title insurance $2,825, title and municipal lien searches about $250, settlement and related fees about $795, HOA estoppel fees about $400, and the property tax credit to the buyer about $2,367 on a $5,000 annual bill. Agent compensation is negotiable and there is no standard rate, so the 5% is an example only.
How much are seller closing costs in Southwest Florida?
Apart from agent compensation, seller closing costs came to about 1.9% of the price in our $550,000 Fort Myers example, and the total varies with your county, contract, taxes and any association. They include documentary stamp tax, owner's title insurance and the title search when you pay for the policy, a municipal lien search, settlement, recording and delivery fees, estoppel fees, and the property tax split. The calculator above totals them for your price.
Who pays for title insurance in Lee County versus Collier County?
In Lee County the seller customarily pays for the owner's title policy and the title search. In Collier County the buyer customarily does. Who pays, and who chooses the closing agent, are set by your contract.
What is documentary stamp tax when I sell a home in Florida?
It is a state tax on the deed of $0.70 per $100 of the sale price (rounded up to the next $100), about $7 per $1,000. In Lee and Collier County the seller customarily pays it, and the rate is set by Florida statute.
Do I still pay the buyer's agent commission?
Not automatically. Any compensation to the buyer's agent is a separate, negotiable decision, and there is no standard rate. Your listing-side commission is set in your listing agreement.
How are property taxes handled at closing in Florida?
Florida property taxes cover the calendar year and are billed in November. If you close before paying this year's bill, you credit the buyer for the days you owned the home. The Florida Realtors/Florida Bar contract allows for the 4% early-payment discount; the NABOR contract uses a TRIM estimate or last year's bill in full until this year's bill is out. If you close in November or December after paying, the buyer credits you for the rest of the year.
What is an HOA or condo estoppel fee?
It is the fee an association may charge to prepare the estoppel certificate that confirms what you owe at closing. Florida caps a standard request at $299, plus up to $119 to rush it and up to $179 if the account is behind. A home with a master and a neighborhood association can pay two.
How accurate is this seller net sheet?
It uses Florida's set title insurance and documentary stamp rates, the property tax rules in the Florida Realtors/Florida Bar and NABOR contracts, and planning estimates for closing agent and association fees. It counts anything left blank as $0. Your closing agent's final figures can differ, so confirm them before you rely on the number.
Does selling my home trigger capital gains tax?
This tool does not calculate capital gains. Many sellers of a primary home qualify for the federal exclusion, but the rules depend on your situation, so talk with your tax advisor.
Thinking about selling in Southwest Florida?
See your net proceeds, then find what your home is worth, plan the sale with the Home Staging Guide, get answers to common seller questions in our Seller FAQs, and talk with a Worthington agent about pricing and timing.
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