Texas seller's net sheet calculator, itemized to net proceeds.
Add commission, owner's title insurance, recording fees, HOA transfer fees, and the property tax proration, then see the seller's estimated net proceeds line by line.
A Texas seller's net proceeds is the sale price minus the mortgage payoff, commission, any owner's title premium, recording fees, the property tax proration credit, and closing fees. Texas has no state transfer or stamp tax, so there is no stamp-tax line. The owner's title premium is negotiable by contract, and it is common for the seller to pay it in Texas.
Negotiated percentage of the sale price, paid from seller proceeds.
Premium rates are promulgated by the Texas Department of Insurance. The seller commonly pays in Texas, but it is negotiable by contract.
Recording the release of the seller's deed of trust once the existing loan is paid off.
Texas taxes are paid in arrears, so the seller credits the buyer through the day before closing.
Build the seller's side, line by line.
In Texas, who pays the owner's title premium is negotiable. The seller commonly pays in much of the state, but it can shift to the buyer by contract or local custom. Confirm your contract.
This is an estimate for planning. Texas has no transfer tax. The owner's title premium shown is a study estimate of the promulgated tiered schedule, not an exact rate quote. Who pays that premium is negotiable, settlement and HOA fees vary by closing agent and association, and the property tax proration uses the most recent bill because Texas taxes are paid in arrears.
Email this net sheet and the Texas template.
Get the itemized seller costs, the title-custom note, and your current breakdown in one printable net sheet.
This is the forward net sheet, not the reverse price tool
This calculator starts from a known sale price and itemizes every Texas seller cost down to net proceeds. If instead you know the net you need and want to solve for the sale price that reaches it, use the seller net and required sale price calculator, which works the same math backward.
Why the title premium matters
The single biggest swing on a Texas seller net sheet is the owner's title insurance premium, which can run over a thousand dollars. Who pays it is negotiable by contract, though it is common for the seller to pay in Texas. Getting that one line right changes the net more than most fees combined.
| Closing item | Customary payer | Note |
|---|---|---|
| Real estate commission | Seller | Paid from the seller's proceeds at closing. |
| Owner's title insurance premium | Negotiable, often seller | Common for the seller to pay in Texas; the contract controls. |
| Lender's title policy | Buyer | Tied to the buyer's new loan, when financed. |
| Property tax proration | Seller credits buyer | Taxes in arrears, prorated through the day before closing. |
| Release of seller's deed of trust | Seller | Recording the payoff release of the seller's existing loan. |
| Recording the deed | Buyer | Distinct from recording the seller's release. |
| Settlement or closing fee | Each side | Each party usually pays its own closing fee. |
| HOA transfer or resale fee | Negotiable | HOA transfer, resale certificate, and transfer fees are allocated by contract. |
These payers are defaults, not rules. In Texas every line is negotiable by contract, and it is common for the seller to pay the owner's title premium. Always confirm the payer in the signed contract.
Texas promulgated owner's title premium
Texas sets owner's title insurance premium rates through the Texas Department of Insurance, so the premium is the same at every title company for the same coverage amount. Title companies can add separate escrow and settlement fees on top of the promulgated premium. The premium this calculator shows is a study estimate of that tiered schedule, not a rate quote; confirm the exact figure against the current TDI Basic Premium Rate table or your title company.
| Policy band | Rate |
|---|---|
| First $25,000 of policy | Promulgated base premium |
| $25,000 to $100,000 | Promulgated tier rate per $1,000 |
| $100,000 to $1,000,000 | Lower promulgated tier per $1,000 |
| $1,000,000 to $5,000,000 | Lower promulgated tier per $1,000 |
| Over $5,000,000 | Lowest promulgated tier per $1,000 |
Who pays closing costs when selling a house in Texas?+
The Texas seller customarily pays the real estate commission, the recording of the release of the seller's existing deed of trust, and a property tax credit to the buyer for taxes that are paid in arrears. The owner's title insurance premium is negotiable by contract, and it is common for the seller to pay it in Texas. Texas has no state transfer or stamp tax.
Who pays for owner's title insurance in Texas?+
It is negotiable by contract. In Texas it is common for the seller to pay for the owner's title insurance policy, but the signed contract controls who pays. The party who pays the premium often selects the title company, though this is negotiable.
How is the owner's title insurance premium calculated in Texas?+
Texas promulgates owner's title insurance premium rates through the Texas Department of Insurance, so every title company charges the same premium for the same coverage amount. The premium is set by tiered rate bands on the policy amount. Title companies may add separate non-promulgated fees such as escrow and settlement charges.
How does property tax proration work for a Texas seller?+
Texas property taxes are paid in arrears, meaning the bill issued late in the year covers that calendar year. At a mid-year closing the seller credits the buyer for the part of the year the seller owned the property, from January 1 through the day before closing, because the buyer will receive the full-year bill. The Texas exam uses both 360-day and 365-day methods, and the question tells you who owns the closing day, so the two can give slightly different numbers.
What is the difference between equity and seller net proceeds?+
Equity is the sale price minus the mortgage payoff. Net proceeds is what the seller actually walks away with after also subtracting commission, any owner's title premium, recording fees, the tax proration credit, settlement fees, and other costs. Net proceeds is always lower than equity once selling costs are included.
Is this seller net sheet calculator for the exam or a real closing?+
It works for both. The commission and proration pieces are exactly what the Texas exam tests, so you can drill them in Math Coach. The itemized title, recording, HOA, and settlement lines make it a realistic planning net sheet, but a real closing disclosure from your title company is the controlling document.