Net sheet: what reaches you at closing
Last updated
Put in a price you want to test, and the sheet shows what comes out of it at a Texas closing. It starts on an example so you can see how it works. Change anything and it updates.
An example, not a value for any home. Try your own.
Estimated net to you
Example$347,985.00
Not counting 8 blank lines, including commission and mortgage payoff.
| Sale price | $350,000.00 |
|---|---|
| Mortgage payoff | not entered |
| Commission | not entered |
| Owner's title policyTDI rates, effective March 1, 2026 | −$2,015.00 |
| Escrow fee, recording, courier | not entered |
| Tax proration, credit to buyerTREC resale contract ¶13 · Tax Code §31.02(a) | not entered |
| HOA transfer, resale certificate | not entered |
| Survey | not entered |
| Repairs or buyer concessions | not entered |
| Home warranty | not entered |
| Estimated net to you | $347,985.00 |
An estimate, not a quote. Your title company prepares the real figures.
Your figures
What you still owe. Your lender's payoff statement has the exact figure.
Varies by title company. Use their quote.
An example, 45 days from today. Sets your share of the year's property tax, January 1 through closing.
Your HOA or its management company sets these.
Only if your contract has you provide one.
What you agree to in the contract.
Only if you agree to pay for one.
Email me this net sheet
Every line of the sheet, with its sources, in one email.
You'll hear back from me directly. Say stop once and I stop.
Two lines are worked out for you. The owner's title policy comes from the basic rate the Texas Department of Insurance sets for every title insurer in the state. The tax proration splits the year's property tax between you and the buyer, the way the standard Texas contract does. The rest come from your loan, your listing agreement, your contract, your title company and your HOA, so they start blank. I'd rather leave a line empty than guess at it.
When you get closer, the title company's estimate is the one to go by. If you want a range for the house itself, that's a conversation, and it starts at what's my home worth?