Printable template

Texas seller's net sheet template

An itemized Texas seller net sheet: subtract every customary seller cost from the sale price to reach net proceeds. Use it for planning and to drill the exam-tested pieces.

Reviewed August 30, 2026 · TDI rates effective March 1, 2026 · TREC Form 20-19

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Sale priceContract price

The starting point for the net sheet.

Mortgage payoffLess: loan balance

Seller's existing loan, paid at closing.

Real estate commissionLess: sale price x rate

Use the negotiated compensation and the party allocation stated in the contract or question.

Owner's title insuranceLess: promulgated premium (negotiable)

TDI sets the premium schedule. Current Form 20-19 makes the payer a Seller or Buyer contract selection.

Recording feesLess: release of deed of trust

Recording the payoff release of the seller's existing loan.

HOA transfer or resale feeLess: HOA transfer / resale certificate

HOA transfer and resale fees are allocated by contract.

Property tax prorationLess: annual tax x seller days / year

For unpaid taxes, the seller debit and buyer credit cover the seller-owned period. Follow the stated day basis and closing-day owner.

Net proceeds= price - payoff - costs - credits

What the seller actually walks away with.

Who customarily pays in Texas

  1. Brokerage compensation: use the negotiated agreements and the allocation stated in the contract or question.
  2. Owner's title premium: current TREC Form 20-19 provides a Seller or Buyer expense selection.
  3. Lender's title policy: use the loan and contract facts supplied. Do not invent a charge.
  4. Property tax proration: unpaid taxes create a seller debit and buyer credit for the seller-owned period; prepaid taxes reverse the direction.
  5. Lien releases and their recording fees are listed as seller expenses in current Form 20-19; buyer recording fees are listed on the buyer side.
  6. HOA, escrow, settlement, and other charges follow the contract, provider statements, and question facts.

Promulgated owner's title premium

  1. Texas promulgates owner's title premium rates through the Texas Department of Insurance.
  2. Every title company charges the same premium for the same policy amount.
  3. The premium is set by tiered rate bands on the policy amount.
  4. Title companies may add separate escrow and settlement fees.
  5. There is no Texas state transfer or stamp tax to add.

Traps to check

  1. Do not add a stamp-tax line. Texas has no state transfer or stamp tax.
  2. Do not assume the buyer always pays owner's title. In Texas it is negotiable and commonly seller-paid.
  3. Do not prorate taxes the wrong direction. Texas taxes are in arrears, so the seller credits the buyer.
  4. Do not confuse equity (price minus payoff) with net proceeds after selling costs.
  5. Do not treat who-pays defaults as fixed. The signed contract controls who pays.

Work it without the answer showing

Itemize the seller ledger and calculate proration separately. Keep equity, selling costs, credits, and final proceeds distinct.

Problem 1 · full seller net$425,000 sale, $298,000 payoff, 6% seller brokerage, seller-paid 2026 basic owner premium, $500 escrow fee, $30 recording and release fees, and $4,800 unpaid annual taxes. Closing is July 1, seller owns closing day, actual/365. Find seller net.
Seller days
Tax entry
Seller debits
Net proceeds
Problem 2 · closing-day directionUse Problem 1, but the buyer owns July 1. Find seller days, seller tax debit, and the change in seller net.
Seller days
Tax entry
Seller debits
Net proceeds
Problem 3 · prepaid taxesUse Problem 1, but taxes were prepaid. Find the seller tax credit and seller net.
Seller days
Tax entry
Seller debits
Net proceeds

Answer key

  1. The 2026 TDI basic premium for $425,000 is $2,386. Seller owns 182 days. Tax debit is $4,800 / 365 x 182 = $2,393.42. Seller net is $425,000 - $298,000 - $25,500 - $2,386 - $500 - $30 - $2,393.42 = $96,190.58.
  2. Buyer owns closing day, so seller owns 181 days. Tax debit is $4,800 / 365 x 181 = $2,380.27. Seller net rises by $13.15 to $96,203.73.
  3. Seller owns 182 days and buyer owns 183 days. Prepaid taxes create a buyer debit and seller credit for 183 days: $4,800 / 365 x 183 = $2,406.58. Seller net is $100,990.58.

Sanity check

  1. Equity before selling costs should equal sale price minus payoff.
  2. Changing the closing-day owner should move the proration by one daily rate.
  3. Unpaid taxes reduce seller net; prepaid-tax reimbursement increases seller net.
  4. Changing the title payer should move seller net by the selected premium.
Practice the patternPass Texas drills commission, title costs, and proration.

Use the calculator, Math Coach, and Texas-specific questions at passtexasrealestate.com.

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Sources: TDI title rates effective March 1, 2026, TREC Form 20-19, Texas Comptroller property-tax guidance, and Texas Constitution Article VIII. For planning and exam prep only, not legal, tax, title, or closing advice. Final settlement documents control. Reviewed August 30, 2026.

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