Texas seller net sheet, reconciled down to the last line.
Separate equity from net, calculate the current Texas title premium, reverse prepaid and unpaid tax directions correctly, and see every seller credit and debit before the final number.
Seller net = total seller credits - total seller debits. Sale price is the main seller credit. Payoff, agreed compensation, seller-paid title, unpaid-tax proration, concessions, escrow, HOA, recording, repairs, and other seller costs belong on the debit side. Keep the two totals visible until the final subtraction.
Add sale price and seller credits. Subtract payoff and every seller-assigned cost.
Equity comes before compensation, title, prorations, concessions, and closing costs.
Current TREC Form 20-19 lets the contract select Seller or Buyer in Paragraph 6A.
Unpaid taxes debit the seller. Prepaid taxes can create a buyer reimbursement to the seller.
Account for every seller dollar before calling it net.
Start with price and payoff. Keep seller brokerage compensation separate from any amount the seller separately agreed to pay toward buyer brokerage compensation.
Current TREC Form 20-19 lets the contract select Seller or Buyer. The basic premium is state-set, but separate title and escrow charges may still apply.
Uses the official basic premium rates effective March 1, 2026. Verify real quotes on the TDI rate chart.
Unpaid and prepaid taxes reverse the debit and credit direction. The day method and closing-day owner must come from the question or transaction facts.
$13.15 daily rate. 182 seller days and 183 buyer days on a 365-day basis.
Enter only amounts assigned to the seller by the question, contract, payoff statement, association, or closing estimate.
Equity before selling costs is $127,000.00. Seller net also subtracts compensation and seller-assigned closing costs.
$2,386.00 is included because Seller is selected. ($425,000.00 - $100,000.00) x 0.00494 rounded to the nearest dollar + $780.00 = $2,386.00.
Seller debit and buyer credit for 182 seller days. The calculation uses the 365-day method.
Owner's title policy, brokerage compensation, concessions, and many other expenses depend on the contract or separate written agreements.
($425,000.00 - $100,000.00) x 0.00494 rounded to the nearest dollar + $780.00 = $2,386.00. Seller is selected, so this amount is included in seller debits.
Money is displayed to cents. The TDI premium calculation follows the official table and nearest-dollar instruction. The tax proration keeps full precision before display. A real closing may contain additional payoff interest, escrow, tax, insurance, association, legal, and negotiated entries.
Email this itemized seller ledger.
Keep the title calculation, proration direction, seller credits, seller debits, and final net together.
Try five seller-net-sheet traps without the calculator.
A property sells for $425,000 with a $298,000 payoff. What is equity before selling costs?
Build the ledger before trusting the net.
A seller net sheet becomes dependable when every amount keeps its own label, payer, and direction.
Enter price and payoff
This gives equity before costs. It is a checkpoint, not the final seller net.
Separate compensation
Keep seller brokerage compensation apart from any seller-paid buyer brokerage amount in a separate agreement.
Assign title and taxes
Select the title payer, title calculation, tax timing, day method, and closing-day owner from the facts.
Itemize every other line
Add concessions, escrow, HOA, recording, repairs, other costs, and seller reimbursements without netting them early.
Reconcile both totals
Total seller credits and seller debits separately, then subtract once and check whether the seller nets funds or needs funds.
Three decisions that materially change seller net.
These examples use the calculator defaults so each total can be recreated instantly.
$425,000 price, $298,000 payoff, 6% seller brokerage compensation
Debits include the current $2,386 TDI basic premium, $2,393.42 unpaid-tax proration, $500 escrow fee, and $30 release fee.
Same facts, but Paragraph 6A selects Buyer for the owner's policy
The calculator still shows the policy premium for reference but keeps it off the seller ledger.
Same facts, but the seller already paid the annual tax bill
Prepaid reverses the direction and uses buyer-owned days. It is not the same entry as an unpaid-tax seller debit.
Assign the line from the document, not from habit.
| Closing item | Worksheet treatment | Why |
|---|---|---|
| Owner's title policy | Seller or Buyer selection | TREC Form 20-19, Paragraph 6A |
| Existing lien release and recording | Seller expense | TREC Form 20-19, Paragraph 12 |
| Purchase and financing document recording | Buyer expense | TREC Form 20-19, Paragraph 12 |
| Seller escrow fee | Enter seller-assigned amount | Standard form assigns one-half to Seller |
| Brokerage compensation | Follow separate written agreements | Do not infer the amount from the sales contract |
| Seller concessions | Seller debit when agreed | Enter only the amount stated in the facts |
| Current-year tax proration | Reciprocal debit and credit | Timing and ownership determine direction |
Four checks that keep the sheet honest.
The old placeholder title estimate is gone
The calculator now uses the full TDI table effective March 1, 2026, including the official lookup values through $100,000 and every formula tier above it.
Prepaid and unpaid taxes are not interchangeable
Unpaid taxes use seller-owned days as a seller debit. Prepaid taxes use buyer-owned days as a seller credit. The worksheet shows both the amount and direction.
Closing day is never silently assumed
Pearson says the question specifies the 360 or 365 basis and who owns closing day. Both selections stay visible beside the proration result.
A planning sheet is not a settlement statement
Real payoffs, title charges, prorations, escrow figures, association fees, legal fees, and negotiated agreements can add entries beyond this educational worksheet.
Current sources behind the worksheet.
Links go directly to the responsible agencies and current exam outline.
Use a specialist when one line needs more room.
Texas seller net sheet FAQ.
How do you calculate seller net proceeds?+
Add sale price, seller reimbursements, and other seller credits. Subtract the mortgage payoff and every seller debit, including agreed brokerage compensation, title when Seller is selected, unpaid-tax proration, concessions, escrow, HOA, recording, repairs, and other stated costs.
Who pays the owner's title policy in a Texas resale?+
Current TREC Form 20-19 provides a Seller or Buyer expense selection in Paragraph 6A. Do not assign the premium from habit. The signed contract or exam facts control the payer.
How does the calculator determine the 2026 Texas title premium?+
It uses the official TDI basic premium table effective March 1, 2026. Amounts through $100,000 use the published lookup table. Higher amounts use the published subtract, multiply, nearest-dollar rounding, and add instructions for the applicable tier.
Does the TDI basic premium include every title-company charge?+
No. The basic premium is the state-set policy premium. Escrow, settlement, endorsements, tax certificates, courier, electronic filing, and other transaction charges can appear separately where permitted and applicable.
How do unpaid and prepaid property taxes change seller net?+
For an unpaid annual item, the seller's share is normally a seller debit and buyer credit. If the seller prepaid the item, the buyer's share reimburses the seller and becomes a seller credit. Use the day method and closing-day owner stated in the facts.
Are equity and seller net the same?+
No. Equity is sale price minus mortgage payoff. Seller net subtracts selling costs as well and adds any seller credits. The difference can be substantial.
What does seller funds needed mean?+
It means the entered seller credits do not cover the mortgage payoff and seller debits. The calculator shows the absolute shortage instead of hiding a negative result.
Does Texas have a state real property transfer tax?+
Texas does not impose a state tax on a fee-simple real property transfer. A national or general exam question may still supply another jurisdiction's transfer-tax rate, so follow the hypothetical facts.
Can this replace a title-company net sheet or settlement statement?+
No. This is an educational planning worksheet. A real transaction requires current payoff statements, tax information, title quotes, association statements, negotiated agreements, and the final settlement documents.