Houston Seller's Net Sheet Calculator
A seller’s net sheet shows what you’ll actually walk away with (or owe at closing) after every cost — commission, mortgage payoff, prorated taxes, title insurance, MUD/PID assessments, and the rest. The numbers below use 2026 Texas promulgated title rates and Houston-area defaults, so you get a real Texas estimate, not a generic national estimate. Every field updates in real time — change any input and the bottom line updates instantly.
If your equity is thin or you bought recently, you may end up needing to bring cash to closing rather than walking away with money. This calculator shows you that scenario honestly — no surprises.
Your Sale
Your Payoff
Estimated payoff from your last mortgage statement. Don't have it? Use your remaining balance plus a month of interest.
Taxes & HOA
Houston metro average is about 2% of sale price. Pulled from HCAD or your most recent escrow statement.
Texas property taxes are paid in arrears. Your [[ priorYear ]] tax bill is still owed (due Jan 31, [[ closingYear ]]). If you haven't paid it yet, the title company will collect the full prior-year amount from your proceeds at closing — on top of the small proration for the days of [[ closingYear ]] you owned.
Texas tax bills mail in October and are due Jan 31, [[ nextYear ]]. If you (or your lender's escrow) have already paid the [[ closingYear ]] bill, the buyer will credit you back for the portion of the year they'll own the home — which adds to your net at closing.
Common in newer Houston suburbs (Cinco Ranch, Bridgeland, Fulshear, Sienna, Cypress master-planned communities). Often $500–$2,500/yr. Not sure which you have? See MUD disclosure in Texas and PID disclosure in Texas.
Offer Terms
Post-NAR-settlement (2024): the buyer asks you to cover this in their offer. Most Houston sellers end up agreeing to 2.5%–3% to widen the buyer pool. Set to 0 if no buyer agent involved.
Optional Costs
Cost breakdown
| Item | Creekstone 1% | Traditional 3% | |
|---|---|---|---|
| Sale price | [[ formatCurrency(salePrice) ]] | [[ formatCurrency(salePrice) ]] | |
| Listing commission | −[[ formatCurrency(creekstoneListingFee) ]] (1%) | −[[ formatCurrency(traditionalListingFee) ]] (3%) | |
| Buyer-agent commission | −[[ formatCurrency(buyerAgentCommission) ]] ([[ buyerAgentPct ]]%) | −[[ formatCurrency(buyerAgentCommission) ]] ([[ buyerAgentPct ]]%) | |
| First mortgage payoff | −[[ formatCurrency(firstMortgagePayoff) ]] | −[[ formatCurrency(firstMortgagePayoff) ]] | |
| Second mortgage / HELOC payoff | −[[ formatCurrency(secondMortgagePayoff) ]] | −[[ formatCurrency(secondMortgagePayoff) ]] | |
| Other liens / payoffs | −[[ formatCurrency(otherPayoff) ]] | −[[ formatCurrency(otherPayoff) ]] | |
| Owner's title insurance (2026 TDI rate) | −[[ formatCurrency(titleInsurance) ]] | −[[ formatCurrency(titleInsurance) ]] | |
| Prior-year property tax ([[ priorYear ]] bill, still owed) | −[[ formatCurrency(priorYearTaxOwed) ]] | −[[ formatCurrency(priorYearTaxOwed) ]] | |
| Property tax proration ([[ daysIntoYear ]] days seller owned) | Property tax credit from buyer ([[ daysInYear - daysIntoYear ]] days buyer will own) | −[[ formatCurrency(taxProration) ]] +[[ formatCurrency(Math.abs(taxProration)) ]] | −[[ formatCurrency(taxProration) ]] +[[ formatCurrency(Math.abs(taxProration)) ]] |
| Prior-year MUD / PID ([[ priorYear ]] bill, still owed) | −[[ formatCurrency(priorYearMudPidOwed) ]] | −[[ formatCurrency(priorYearMudPidOwed) ]] | |
| MUD / PID proration | MUD / PID credit from buyer | −[[ formatCurrency(mudPidProration) ]] +[[ formatCurrency(Math.abs(mudPidProration)) ]] | −[[ formatCurrency(mudPidProration) ]] +[[ formatCurrency(Math.abs(mudPidProration)) ]] |
| HOA transfer fee | −[[ formatCurrency(hoaTransferFee) ]] | −[[ formatCurrency(hoaTransferFee) ]] | |
| Buyer concessions | −[[ formatCurrency(buyerConcessions) ]] | −[[ formatCurrency(buyerConcessions) ]] | |
| Survey | −[[ formatCurrency(survey) ]] | −[[ formatCurrency(survey) ]] | |
| Home warranty | −[[ formatCurrency(homeWarranty) ]] | −[[ formatCurrency(homeWarranty) ]] | |
| Other cost | −[[ formatCurrency(otherCost) ]] | −[[ formatCurrency(otherCost) ]] | |
| Escrow / closing / recording fees | −[[ formatCurrency(escrowFees) ]] | −[[ formatCurrency(escrowFees) ]] | |
| Net to seller | [[ formatCurrency(creekstoneNet) ]] −[[ formatCurrency(Math.abs(creekstoneNet)) ]] | [[ formatCurrency(traditionalNet) ]] −[[ formatCurrency(Math.abs(traditionalNet)) ]] |
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Want to talk through your specific numbers? Call (281) 606-0863 or request a free listing consultation.
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Estimate only. Final closing costs are determined by your title company at closing. Title insurance uses the 2026 owner's-policy rate set by the Texas Department of Insurance — every title company in Texas charges the same promulgated premium for a given sale price (how Texas title insurance works). Property tax proration uses your closing date and your most recent annual tax bill, and the seller credits the buyer for the portion of the year the seller owned the home (Texas property taxes are paid in arrears) — see cost to sell a house in Houston for a fuller breakdown. MUD and PID assessments work the same way; if you're in a master-planned community, see MUD disclosure in Texas and PID disclosure in Texas. Your actual mortgage payoff includes accrued interest through the closing date — ask your lender for an exact payoff letter when you're within 30 days of closing.
Questions about a specific number? Call (281) 606-0863 or request a free listing consultation. We'll walk through your specific numbers with you, no obligation.