Is a net sheet the same as a closing statement?

No. A net sheet is an estimate prepared before or during a sale to help a seller plan. The figures that actually govern are the title company's own net sheet and, at closing, the settlement statement. Those are the documents to rely on.

How does Arizona property tax proration work?

Arizona property taxes are paid in arrears. The first half of the year is due October 1 and the second half is due March 1 of the following year. Because taxes are behind, a seller normally owes the buyer for the portion of the tax year they owned the home but have not yet paid. The exact figure depends on the closing date and which halves have already been paid.

Does the seller still pay the buyer's agent?

Not automatically. Following the 2024 NAR settlement, buyer-broker compensation is negotiated separately and is no longer assumed to come from the listing side. Where a seller does agree to pay it, it functions as a concession and should be shown as its own line rather than folded into the listing brokerage fee.

Are these numbers a guarantee of my proceeds?

No. This calculator produces an estimate for planning only. Actual proceeds depend on your payoff statements, the title company's fee schedule, the closing date, prorations, repairs negotiated after inspection and other items that are not known until closing.

Seller Net Sheet

Roughly what you’d walk away with. Type dollars or a percentage on any line — whichever you type is the one that sticks when the sales price changes.

An estimate. Your title company’s net sheet and the closing statement govern.

The six lines that move the number most.

Line item

Amount

% of price

Sales priceEstimated likely sale price — edit as needed

Closing costs

Agent compensationTotal agent fees, both sides combined

Listing brokerage compensationWhat you agreed with me in the listing agreement

Buyer-broker compensation, if you agree to pay itSince 2024 this is negotiated separately — it is a concession, not automatic

Title feesApprox 1% of sale — customarily the seller in Arizona

Mortgage payoffWhat you currently owe on the home

Repair requestsBuyer-side asks after inspection

Seller concessionsOften $0–3% of sale; up to 6% with certain loan types

Other closing costsEscrow, recording, HOA, taxes and the rest — switch to Advanced to itemise

Payoff detail

Second mortgage or HELOC payoff

Payoff interest and demand feesInterest accrues to the day funds arrive

Escrow and recording

Escrow / settlement feeSeller's share

Recording, release and transfer feesArizona has no transfer tax — just a small affidavit fee

Wire and courier fees

HOA

HOA transfer and disclosure fees

HOA capital or reserve contributionSome communities charge this at resale

HOA dues owed at closing

Arizona property tax proration

Annual property taxFull year, both halves

Closing dateArizona taxes are paid in arrears — halves fall due Oct 1 and Mar 1

Which halves have you already paid?

1st half 2nd half

Estimated tax prorationYour share of the tax year up to closing, less what you have paid

Other

Home warranty for the buyer

Termite / pest inspection or treatment

Total closing costs and payoffs$0

Estimated net proceeds

$0

What you walk away with — an estimate for planning only. Your title company's net sheet and the closing statement govern.

The highlighted box is the one you set. Change the sales price and it holds while the other recalculates.

Your numbers stay on this device — nothing is sent anywhere.

Seller net sheet — estimate only, prepared by Mike Millet, REALTOR®. Not a guarantee of proceeds and not tax advice. Your title company's net sheet and the settlement statement govern. livinginmaricopa.com/seller-net-sheet.html

Copied

The shareable link contains these figures — anyone who opens it sees them, and can change them. Send it only to the person it is for.

Built by Mike Millet

REALTOR® · Maricopa, Arizona

I have sold homes across Maricopa and the Phoenix metro, and I build the net sheet for every listing I take before we ever talk about a price. This is the same arithmetic, with your numbers instead of mine. More about me, or ask me anything.

An estimate — not a closing statement, and not tax advice

This is a planning tool. It produces an estimate so you can think about your proceeds before and during a sale. It is not a guarantee and not a substitute for the numbers your title company produces. Your title company's net sheet and, at closing, the settlement statement are the figures that govern.

It is not tax advice. This calculator deliberately does no capital-gains math, no primary-residence exclusion and no depreciation recapture. Those depend on facts this page does not ask for and should not guess at. Talk to a CPA or tax attorney.

Real figures move with your payoff statements, your title company's fee schedule, the closing date, prorations, and whatever is negotiated after inspection. Defaults here are typical Maricopa-area starting points meant to be edited — they are not quotes.

Nothing you type here is sent anywhere. If your browser allows it, your figures are remembered on this device only so they are still here when you come back. They are never transmitted, and Clear my numbers removes them.

Talk through your numbers with me What it costs to sell in Arizona