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Seller Net Sheet Calculator: What Will You Walk Away With?

Selling in Lancaster, Palmdale, or anywhere in the Antelope Valley? Enter your price and payoff and see exactly how much you will pocket after commissions, escrow, title, and county fees. Free, instant, and no sign-up.

Your sale

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$
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Defaults to 1.25% of the sale price (a typical CA effective rate). Edit it if you know your actual tax bill.

Commissions

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Commissions are fully negotiable and vary by agreement.

Closing costs (auto-calculated)

...($2 per $1,000 + $500)
...(from the title rate table)
...($1.10 per $1,000)
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$
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Your estimated net sheet

Enter your estimated sale price to see the full breakdown.

Estimates only. Actual escrow, title, and county fees vary by provider and transaction; this is not a closing statement.

Want these numbers verified?

Mike will check your net sheet against real local escrow and title quotes, free and with no obligation.

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Prefer to talk? Call (661) 733-2196

What sellers pay in the Antelope Valley

Every line in the calculator above maps to a real cost on your closing statement. Here is what each one is and how it is figured.

Escrow / transaction fee

The neutral third party that handles the money and paperwork. Locally this typically runs about $2 per $1,000 of the sale price plus a $500 base, so a $500,000 sale is roughly $1,500. The calculator computes this automatically and lets you override it with your escrow company's actual quote.

Owner's title insurance

The seller customarily pays for the buyer's owner's title policy in Southern California. The premium comes from a tiered rate table based on the sale price; the calculator looks up the same ALTA homeowner's rate table Mike uses internally.

County transfer tax

Los Angeles County charges a documentary transfer tax of $1.10 per $1,000 of the sale price. On a $500,000 sale that is $550. Antelope Valley cities like Lancaster and Palmdale do not add a separate city transfer tax.

Property tax prorations

Lenders typically pay the two California installments in late November and late March. A close after that payment credits you for unused prepaid days (annual tax divided by 365, times days remaining in the paid window). A close before that payment charges you for days from the installment start through closing. Either way it is an estimate; title will use the actual paid/unpaid status on the closing statement.

Commissions

Listing and buyer's agent compensation are fully negotiable and vary by agreement. They are usually the largest cost line after your mortgage payoff, so the calculator shows them in dollars as you adjust the percentages.

Small fixed fees and optional items

Notary, reconveyance, and FTB Form 593 processing are small fixed fees. Negotiated extras like a home warranty, pest inspection, NHD report, HOA transfer, or a buyer repair credit only apply if your contract includes them; toggle them on in the optional costs section.

Not sure what your home is worth?

Your net sheet is only as good as your sale price. Get a free instant estimate built from recent MLS sales near your address, then bring the number back here.

Get an instant home value estimate →

The same math Mike runs for his sellers

Mike Watson has worked Antelope Valley real estate since 2002 and has been a licensed Realtor since 2005. This calculator uses the exact fee formulas and title rate table from the net sheets he prepares for his own listing clients, so the estimate you see here is the same starting point he would show you across the kitchen table.

Questions about your payoff, timing, or how to net more from your sale? Call or text Mike directly at (661) 733-2196.

Seller net sheet FAQ

+What is a seller net sheet?
A seller net sheet is an itemized estimate of what you will actually walk away with when you sell your home: the sale price minus your mortgage payoff, commissions, escrow and title fees, county transfer tax, and prorations. It answers the question "how much will I make selling my house?" before you list.
+What fees do sellers pay in California and Los Angeles County?
Typical seller costs in LA County include the escrow or transaction fee (often around $2 per $1,000 of the price plus a base fee), the owner's title insurance policy (a tiered rate based on price), the county documentary transfer tax of $1.10 per $1,000, notary and reconveyance fees, an FTB Form 593 fee, and any negotiated items like a home warranty, pest inspection, or buyer credits. Your remaining mortgage balance is paid off through escrow as well.
+Are real estate commissions negotiable?
Yes. Commissions are fully negotiable and vary by agreement. This calculator starts with example percentages you can change to match whatever you and your agent agree to, including whether and how much you offer a buyer's agent.
+How accurate is this net sheet calculator?
It uses the same fee formulas and title rate table Mike Watson uses for his clients, so it is a realistic estimate for an Antelope Valley sale. Actual escrow, title, and county fees vary by provider and transaction, so treat it as a planning tool, not a closing statement. Mike can verify the numbers against real local quotes for free.
+Is the seller net sheet calculator free?
Yes. It is completely free, requires no sign-up, and the numbers update instantly as you type. Having Mike verify your net sheet is also free, with no obligation.
+What is the property tax credit on my net sheet?
Lenders with a tax impound typically pay California property taxes in late November (first installment, July through December) and late March (second installment, January through June). If you close after that payment, the buyer reimburses you for unused prepaid days and you see a credit. If you close before the installment is paid, the sheet charges you for days from the start of that installment through closing instead. The calculator uses that calendar automatically from your closing date and annual tax amount.

Ready to make it real?

A ten-minute conversation with Mike will turn this estimate into a verified number with real escrow and title quotes. Free, local, and no pressure.

Call (661) 733-2196

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