When selling a home in Orlando, one of the biggest questions sellers ask is:
"How much money will I actually walk away with?"
That’s where the Seller Net Sheet comes in. As a Realtor, helping your clients understand this document not only builds trust but also sets realistic expectations from the start.
In this guide, we’ll break down what a Seller Net Sheet is, why it matters, and how to explain it in a way that makes sense to Orlando-area home sellers.
What Is a Seller Net Sheet?
A Seller Net Sheet is a financial breakdown that estimates how much a seller will net after all costs associated with the home sale. This document outlines:
✔️ The final sale price of the home
✔️ Estimated closing costs
✔️ Realtor commissions
✔️ Mortgage payoff (if applicable)
✔️ Taxes and other fees
Essentially, it gives sellers a realistic picture of their take-home proceeds—not just the sales price on paper.
Why the Seller Net Sheet Is Important for Orlando Home Sellers
Many sellers assume that if their home sells for $500,000, they will walk away with that full amount. However, Orlando real estate transactions come with specific costs that need to be factored in.
A well-explained Seller Net Sheet:
✔️Prepares sellers for closing costs—avoiding last-minute surprises
✔️ Helps with pricing decisions—understanding what they’ll net can impact negotiation strategies
✔️Builds trust—showing transparency in the financial breakdown reassures sellers
✔️ Reduces unrealistic expectations—preventing frustration later in the process
Breaking Down the Seller Net Sheet for Orlando Sellers
Here’s how to walk your sellers through each section of the Net Sheet, with Orlando-specific considerations included.
1. Sales Price
Start with the agreed-upon home sale price or an estimated amount based on Orlando’s market trends.
💡 Orlando Market Insight: As of early 2024, the median home price in Orlando is around $400,000. However, prices vary by neighborhood—Lake Nona, Winter Park, and Dr. Phillips may see higher values, while areas like Pine Hills or Azalea Park may trend lower.
2. Realtor Commissions
Most sellers know they’ll pay a commission, but they may not fully grasp how it’s divided. Explain that the standard commission in Orlando is around 5-6%, which is typically split between the listing and buyer’s agents.
💡 Example: If the commission is 6% on a $500,000 sale, that’s $30,000 deducted from the proceeds.
3. Closing Costs in Orlando
Orlando home sellers typically pay 1-3% of the sales price in closing costs, which include:
Title insurance (required in Florida, usually paid by the seller)
Doc stamps on the deed (Florida charges $0.70 per $100 of the sale price—so a $500,000 sale = $3,500)
Title search and closing fees
HOA estoppel fees (if applicable—many Orlando communities have HOAs that charge for payoff verification)
💡 Tip: Florida is one of the few states where buyers typically pay their own closing costs, but sellers should still budget around 2% of the sale price for their portion.
4. Mortgage Payoff
If the seller has an outstanding mortgage, this amount will be deducted from the proceeds. Orlando’s home values have increased significantly in recent years, so many sellers walk away with more equity—but some may still have prepayment penalties on older loans.
5. Property Taxes & Prorations
Florida property taxes are paid in arrears, meaning sellers might owe prorated taxes at closing. Orlando’s property tax rates vary by county, but a good estimate is 0.83% of the home’s assessed value.
💡 Example: If the seller’s annual property tax bill is $4,150, and they close on July 1st, they may owe half of that ($2,075) at closing.
6. Estimated Net Proceeds for Orlando Sellers
After deducting all costs, you’ll arrive at the estimated net proceeds—the final amount the seller can expect to receive.
💡 Example Calculation for an Orlando Home Sale:
Item | Cost |
|---|---|
Home Sale Price | $500,000 |
Realtor Commissions (6%) | -$30,000 |
Closing Costs (2%) | -$10,000 |
Mortgage Payoff | -$250,000 |
Doc Stamps on Deed (0.70 per $100) | -$3,500 |
Property Taxes (prorated) | -$2,000 |
Estimated Net Proceeds | $204,500 |
How to Use the Seller Net Sheet to Your Advantage
Now that your seller understands their estimated net proceeds, use this information to:
✔ Set pricing strategies – Help them determine a competitive yet profitable listing price
✔Prepare for negotiations – Show them how different offers impact their bottom line
✔Avoid surprises at closing – Ensuring a smooth transaction with no last-minute concerns
Final Thoughts
A Seller Net Sheet isn’t just a document—it’s a powerful tool that helps Orlando home sellers make informed decisions. By walking them through it in a clear and transparent way, you build trust, prevent misunderstandings, and position yourself as a knowledgeable, client-focused Realtor.
Would you like a customizable Orlando Seller Net Sheet template to use with your clients? Let me know, and I can help! 🚀
