Texas Seller Net Sheet
What You Actually Walk Away With at Closing
A seller net sheet answers the only question that really matters when you sell: after everything comes out at closing, how much money do you actually keep? Below is exactly what goes on a Texas net sheet, a worked Houston-area example, and the one line item — your listing commission — where most sellers leave thousands on the table.
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What a Seller Net Sheet Really Tells You
A seller net sheet (sometimes called a seller’s estimated proceeds or net-to-seller worksheet) is a line-by-line estimate of what you will walk away with once your home sells. It starts with your sale price, subtracts every cost of the transaction, and lands on your estimated net proceeds. It is not the same thing as a home value estimate: a value estimate tells you what your home might sell for, while a net sheet tells you what you keep after the sale. The most accurate net sheet starts from a realistic sale price, which is why sellers should pair it with a real comparative market analysis or a broker opinion of value rather than an automated guess.
Texas has some quirks that make a local net sheet different from a national calculator. There is no state income tax and no state real-estate transfer tax, which helps sellers here. But by long-standing local custom the Texas seller usually pays for the owner’s title insurance policy — often the single largest closing cost after commission — and property taxes are paid in arrears, so you will owe a prorated share of the year’s taxes for the days you owned the home. Because these customs are negotiable and rates change, treat every figure here as an estimate and confirm exact numbers with your title company. Our full Texas closing costs guide breaks down who customarily pays what.
Every Line on a Texas Seller Net Sheet
Loan Payoff
The remaining balance on your mortgage (or mortgages), plus any accrued interest to the closing date. Request an official payoff statement from your lender — your online balance is not the payoff amount.
Listing Commission
Historically the largest single cost — often quoted as a percentage of the sale price. This is the line you have the most control over. A flat-rate listing fee instead of a percentage can save many Houston sellers thousands (see below).
Owner's Title Policy
In Texas the seller customarily buys the owner's title insurance policy for the buyer. The premium is set by the state and rises with sale price, making it one of the biggest fixed line items on the sheet.
Prorated Property Taxes
Texas property taxes are paid in arrears. At closing you credit the buyer for the taxes accrued during the part of the year you owned the home, since the buyer will pay the full bill later.
Escrow / Settlement Fees
The title or escrow company's fee for handling closing, plus document prep, recording, and courier fees. Usually a few hundred dollars, sometimes split with the buyer.
HOA Transfer & Resale Fees
If your home is in an HOA — as most Kingwood, Humble, and Atascocita communities are — expect transfer, resale-certificate, and sometimes capital contribution fees. Amounts vary by association.
Survey
Buyers or their lenders often require a current survey. Sellers sometimes provide an existing survey with a T-47 affidavit; a new survey is an added cost if one is needed.
Buyer Concessions & Repairs
Any closing-cost help you agreed to pay for the buyer, plus negotiated repair credits from the inspection. These come straight off your net.
Home Warranty (optional)
Sellers sometimes offer a one-year home warranty to the buyer as an incentive. It is optional but common in competitive stretches.
Outstanding Liens or Assessments
Any unpaid liens, judgments, MUD assessments, or special-district charges must be cleared at closing and reduce your proceeds.
A Worked Houston-Area Example
Illustrative only — every figure depends on your price, payoff, and closing date. Use it to see how the pieces fit, then request a net sheet built for your home.
Look closely at that example. Every line except one is largely fixed by the transaction — your payoff, the state-set title premium, the tax proration. The commission is the line you can actually change. On a $400,000 sale, moving from a roughly three-percent listing commission to a flat-rate listing fee of $5,000 keeps about $7,000 more in your pocket for the same result. That is not a rounding error — it is often the difference between two offers. Our breakdown of flat-fee vs. percentage cost to sell walks through how the math scales at higher price points.
Your Net Sheet Is Also a Timing Tool
A net sheet is also a timing tool. Knowing your real proceeds early tells you how much you can put down on your next home, whether you can make a non-contingent offer, and how long you can carry two properties if the timelines do not line up perfectly. If you are wondering how the calendar affects all of this, our guide to how long it takes to sell a house pairs naturally with your net sheet. And if speed and privacy matter more than squeezing out the last dollar, ask about off-market and pocket-listing options.
Selling Usually Means Buying Next
Most sellers are also buying next, and your net sheet is where that plan begins: the proceeds line is your down payment on the next home. Once you know your number, it is worth getting ahead on the buy side too — start with our Kingwood Living Guide and the best neighborhoods in Kingwood, or the wider Greater Houston relocation and home buyers guide. Handling both sides with one broker keeps your sale and your purchase on the same timeline instead of working against each other.
Request Your Free Seller Net Sheet
Tell us about your home and target timeline and we will prepare a personalized Texas net sheet — showing your estimated proceeds under both a percentage and a flat-rate listing fee — at no cost and no obligation.
Prefer to talk? Call 832-445-8934.
Frequently Asked Questions
What is a seller net sheet?
A seller net sheet is a line-by-line estimate of your proceeds from a home sale. It starts with the sale price and subtracts every cost — loan payoff, commission, the owner’s title policy, prorated taxes, escrow fees, HOA fees, and any concessions — to show what you actually keep at closing.
How much does it cost to sell a house in Texas?
Total seller costs in Texas commonly run in the range of roughly 6% to 8% of the sale price once commission, the owner’s title policy, prorated taxes, and miscellaneous fees are included — but the commission portion is negotiable, and a flat-rate listing fee can cut the total meaningfully. Your exact number depends on your price, payoff, and tax proration.
Who pays the owner's title policy in Texas?
By long-standing local custom in most of Texas, the seller pays for the owner’s title insurance policy that protects the buyer. The premium is regulated by the state and increases with the sale price. Like most closing terms, it is negotiable in the contract.
Are property taxes prorated when I sell in Texas?
Yes. Texas property taxes are paid in arrears, so at closing the seller credits the buyer for the portion of the year’s taxes that accrued while the seller owned the home. The buyer then pays the full tax bill when it comes due.
Does Texas have a real estate transfer tax?
No. Texas does not impose a state real-estate transfer tax, and there is no state income tax on the sale. That is one reason net proceeds in Texas can compare favorably with many other states, even before negotiating commission.
How do I get an accurate net sheet for my home?
Start from a realistic sale price using a comparative market analysis or broker opinion of value, then apply your actual loan payoff and local fees. Request a personalized seller net sheet below or call Stacy Sherman at 832-445-8934 — we will prepare one specific to your home, payoff, and target price at no cost.