Real estate / Seller decision tool
What does the seller actually keep?
Estimate seller net proceeds, compare up to three offers, and make concessions and closing costs visible before the conversation gets buried in headline prices.
Beyond the calculation
Make every listing conversation repeatable.
Build custom listing-intake, seller-priority, property-feature, showing-readiness, buyer wish-list, offer-review, and contract-to-close templates for yourself or your team.
Worked example
The highest offer is not always the best net.
Consider a $400,000 offer requesting $10,000 in seller concessions and a $395,000 offer requesting none. With the same payoff, compensation, prorations, and other closing costs, the lower offer can leave the seller with $4,750 more after accounting for the $5,000 price difference and $10,000 concession difference.
This calculator performs that comparison while keeping each offer's concessions and credits separate. Shared seller costs are applied consistently across all offers.
Method and boundaries
Transparent assumptions.
Estimated net equals the sale price minus percentage-based compensation, loan payoffs, concessions, closing fees, tax prorations, HOA charges, repairs, liens, and any other seller-paid amounts entered. The break-even estimate solves the same equation for the price required to reach a desired seller net.
The tool does not determine tax liability, local transfer taxes, compensation obligations, payoff figures, or which party must pay a fee. Those inputs must reflect the specific contract, jurisdiction, and professional guidance for the transaction.
Formula version 0.1 · Initial product pilot · Professional review required before public launch
Common questions.
A quick guide to what the estimate includes—and what still needs professional confirmation.
What are seller net proceeds?
Seller net proceeds are the estimated funds remaining after subtracting mortgage payoffs, agreed compensation, concessions, prorations, closing fees, liens, repairs, and other seller-paid obligations from the sale price.
Why can a lower offer produce a higher seller net?
A lower offer may request fewer concessions, repair credits, or seller-paid costs. Comparing estimated net proceeds exposes those differences more clearly than comparing purchase prices alone.
Does this replace a title-company net sheet or closing disclosure?
No. This tool is an early estimate for listing and offer discussions. Final figures must come from the closing, title, escrow, legal, lending, and tax professionals involved in the transaction.
Does the calculator assume a commission rate?
No universal rate is assumed. Listing-side and any seller-paid buyer-side compensation are separate, editable inputs so the estimate can reflect the actual agreement.
What is the desired-net break-even price?
It is the estimated sale price needed to leave the seller with the desired amount after the percentage-based and fixed costs entered into the calculator.