Net Sheet Calculators / Seller
Seller Net Sheet
Estimate net proceeds at closing with Florida rates for any supported county — Orange (Orlando, default), Brevard, Lake, Seminole, Osceola, Volusia, or Polk. Generate a branded PDF in one click.
Estimate only — not a Loan Estimate or Closing Disclosure
This calculator is a closing cost estimate prepared by MaxLife Realty, a Florida licensed real estate brokerage (FL Broker License #3354351). It is not a Loan Estimate, Closing Disclosure, or settlement statement as defined under RESPA / TILA / CFPB TRID, and is not legal, tax, financial, or investment advice. Only your lender can issue an official Loan Estimate and only your title company can issue an official Closing Disclosure. Actual closing costs depend on your specific contract, title company, lender, and county. Consult your title company, lender, real estate attorney, and CPA before acting on any figure shown here. Download the PDF for the full two-page disclosure document.
Information deemed reliable but not guaranteed · Equal Housing Opportunity · Rates and fees subject to change without notice.
Seller Net Sheet
Orange County, FL (Orlando) closing estimate
Optional (for PDF)
Enter a sales price and click COMPUTE to see your net at close.
How the Seller Net Sheet Works
The Seller Net Sheet estimates your proceeds at closing by subtracting commissions, title fees, documentary stamp tax, property tax proration, and any mortgage payoff from your sales price.
Title insurance is calculated using Florida's promulgated rates — $5.75 per $1,000 on the first $100,000 and $5.00 per $1,000 above that. Toggle the Reissue Rate on to apply the 30% discount when the prior owner's policy is still in force.
Documentary stamp tax on the deed is charged at $0.70 per $100 of the sales price (customarily paid by the seller, though the contract decides). Use the County selector at the top of the form to switch between Orange, Brevard, Lake, Seminole, Osceola, Volusia, or Polk — each county pre-fills its own effective property tax rate, closing fee, and lien search defaults.
All figures are estimates. Actual closing costs vary based on the contract, title company, and county. Consult your closing agent for final numbers.
The Seller Net Sheet Formula
The calculator subtracts every cost it models from the sales price. The line items it uses:
Commission = Price × Seller Fee % + (Price × Buyer Fee % if the seller pays or splits it)Owner's Title Premium = $5.75 per $1,000 on the first $100,000 + $5.00 per $1,000 above (× 0.70 if Reissue Rate is on)Documentary Stamp Tax = $0.70 × (Price ÷ $100, rounded up)Property Tax Debit = Annual Tax ÷ 12 × 4Net at Close = Price − Loan Payoff − Tax Debit − (Commission + Title Fees + Doc Stamps + Recording + Concessions + Misc)Title fees also include a title search fee equal to 25% of the owner's premium, plus a closing fee, lien search, and estoppel fee that default by county.
Worked Example: A $400,000 Orange County Sale
Hypothetical numbers for illustration, not a quote or a forecast. The assumptions:
- →Sales price $400,000, mortgage payoff $200,000
- →Seller pays a 3% listing fee and the 3% buyer-side fee, so $24,000 total commission
- →Annual property tax 1.0% of price ($4,000), standard (not reissue) title rate, no concessions
- →Orange County defaults for closing fee ($450), lien search ($175), estoppel ($350), and recording ($18.50)
The tax debit is shown separately from the closing-cost total, matching how the calculator reports it. Net at close is price, minus the $200,000 payoff, minus the tax debit, minus the closing-cost total.
Inputs and Limits
Property tax proration
The proration is a fixed four months of the annual tax. Your real figure depends on the closing date and on whether the year's tax has been paid, so ask your closing agent.
Title and county fees
The title premium, search fee, and county default fees are estimates built into the calculator. Actual premiums and fees come from your title company and the contract. Do not use this sheet in place of a closing disclosure.
Commission and concessions
Enter the fees in your listing agreement. The buyer-side fee is counted only when you choose that the seller pays or splits it.
Not included
Repairs and credits negotiated after inspection, HOA transfer or capital fees beyond what you enter as misc, prorated rent or HOA dues, and any income or capital gains tax on the sale. Talk to a CPA about tax on your gain.
Frequently Asked Questions
Who pays the documentary stamp tax on a Florida deed?
Florida Statute 201.02 sets the tax on deeds at 70 cents on each $100 of consideration. The calculator charges it to the seller, which is a common allocation, but the purchase contract controls who pays. Confirm with your closing agent.
Is this a closing statement?
No. It is an estimate for planning. The final numbers come from your title company's closing disclosure, which reflects the actual contract, payoff, and prorations.
What does the Reissue Rate toggle do?
It applies a 30% discount to the owner's title premium in the calculator, which is meant for sales where the seller's existing policy is recent enough to qualify. Whether you qualify is for your title company to confirm.
Why does the county selector change the result?
It pre-fills local defaults for the property tax rate and line items like the closing fee, lien search, and recording fee. You can override any of them with numbers from your own paperwork.
Does the net figure include taxes on my profit?
No. It shows cash at closing before any income or capital gains tax. A CPA can tell you what applies to your situation.
Sources and As-Of Dates
- Florida Statutes s. 201.02, Tax on deeds and other instruments relating to real property: 70 cents on each $100 of consideration on deeds.
Sources last checked October 31, 2026. Title insurance rates and county default fees in the calculator are not tied to a primary source on this page, so treat them as estimates and confirm with a title company. Educational estimate, not financial, tax, or legal advice.