Understanding Your Net Sheet

The foundation of any net sheet is the agreed sale price. In Austin, listing price and sale price frequently differ depending on condition, pricing strategy, and current market. Your net sheet should always be built on a realistic sale price derived from a professional CMA — not an automated estimate.

In Texas, commission is negotiable and paid by the seller from sale proceeds. Under NAR settlement rules (effective August 2024), buyer's agent compensation is no longer required through the MLS — but most sellers still offer it to attract more buyers. Commission is deducted at closing from your gross proceeds.

In Texas, sellers pay the owner's title policy (which protects the buyer) — customarily paid by the seller in Austin. You'll also pay your half of the escrow fee and prorated property taxes. Unlike many states, Texas has no transfer tax — a meaningful savings on high-value transactions.

Your mortgage payoff includes accrued interest through the payoff date, not just your remaining principal balance. Any prepayment penalties (rare on conventional loans) and reconveyance fees also apply. The title company will order an official payoff statement from your lender — this is the precise number used at closing.

If your buyer negotiated concessions — closing cost assistance, repair credits, or a price reduction post-inspection — those reduce your net. Understanding these levers helps you evaluate counteroffers strategically rather than emotionally.

Subtract commission, seller closing costs, mortgage payoff, and any concessions from your sale price — what remains is your net proceeds, transferred to you at closing by wire. Vedara prepares a detailed net sheet before you list so you know exactly what you'll walk away with.