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Net Proceeds Calculator 2026 — What You Take Home at Closing
The net proceeds calculator estimates the cash you actually walk away with after paying off your mortgage, real estate commissions, transfer taxes, and seller-side closing costs on a home sale in 2026 — using state-specific rates from LodeStar and ALTA.
A net proceeds calculator estimates what a seller keeps after paying off the mortgage and covering selling costs such as commissions, transfer taxes, title fees, and prorated items. Enter the expected sale price and payoff to see an estimate. Figures are illustrative; your settlement statement governs the actual result.
- ✓Net proceeds = sale price − mortgage payoff − seller closing costs − prorations − capital gains (if any).
- ✓Typical seller closing costs run 6–10% of the sale price in 2026, driven mostly by real-estate commissions.
- ✓State transfer taxes, HOA transfer fees, and owner's title policy vary widely — Florida 0.70% doc stamps, Colorado 0.01%, NY/NJ/DE among the highest.
- ✓Primary-residence capital gain exclusion is $250K single / $500K joint under IRC § 121 if the 2-of-5-year test is met.
- ✓Educational estimate only — get a preliminary seller net sheet from your title company before listing.
Written by
Simply Approved Mortgages Team
Licensed Loan Officers · NMLS# 2620881
Get your personalized scenario summary
Complete the short request and a Simply Approved Mortgages Loan Officer sends back a written summary built from your own numbers: estimated payment breakdown, estimated cash to close, the loan structures that fit your file, and what documentation the file will need.
- Estimated monthly payment with taxes and insurance
- Estimated cash to close for your scenario
- Loan options your profile may fit
- Document checklist for your file
Takes about 3 minutes · Summary shown on screen and emailed to you
Illustration only, generated from the information you enter. Not a rate quote, lock, loan estimate, pre-qualification, offer, approval, or commitment to lend. Figures are subject to credit, income, asset and property review and full lender underwriting; binding numbers appear on your Loan Estimate.
Scenario summary
- Purchase price entered
- $412,000
- Down payment entered
- $20,600
- Estimated loan amount
- $391,400
- Estimated cash to close
- $14,300
- Programs reviewed
- 4
Sample layout with example figures — your own numbers replace these. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.
What Gets Deducted From Your Sale Price
- Mortgage payoff — current principal balance + accrued interest to close date + any prepayment or reconveyance fees. Your servicer issues a payoff good through a specific date; the title company pulls it 5–10 days before closing.
- Real-estate commission — historically ~5–6% combined listing + buyer's agent. After the NAR settlement (August 2024), buyer-agent commission is negotiated separately and no longer required on the MLS. Sellers now commonly offer 2.5–3% listing + 2–3% buyer-side, or nothing to buyer-side.
- State + local transfer tax and doc stamps — Florida charges 0.70% state doc stamps ($0.70 per $100 of price, except Miami-Dade $0.60 + $0.45 surtax on non-single-family). Colorado 0.01% state + no local transfer tax. New York 0.4% state + 1% NYC mansion tax on $1M+. Delaware 4% combined. Pennsylvania 2%.
- Owner's title insurance and settlement fees — split by local custom. In Florida the seller pays owner's title in most counties (except Miami-Dade, Broward, Sarasota, Collier). In Colorado buyer typically pays.
- Prorated property tax — you owe the portion of the year covering the days you owned the home. On a $6,000/year tax bill closing June 30, you owe ~$3,000 credit to the buyer.
- Prorated HOA dues and transfer fee — most HOAs charge $200–$500 transfer fee; some Florida condos $1,500+.
- Home warranty for the buyer — often $500–$700 if you offer one.
- Repair credits from inspection — highly variable; average $2,000–$5,000 in 2026.
- Capital gains tax — federal exclusion of $250K / $500K (single / joint) on primary residence per IRC § 121. State tax may still apply (no state income tax in FL, TX, TN, NV, WA, WY, SD, AK, NH). Investment property gains follow different rules (§ 1031 exchange, depreciation recapture at 25%, long-term capital gains at 15–20%).
Typical Seller Closing Cost by State (2026)
National average is 8–10% of sale price all-in (commission + transfer + title + prorations). State-specific highlights:
- Florida: ~7–9% — 0.70% doc stamps + seller-paid owner's title in most counties.
- Colorado: ~6.5–8% — very low transfer tax; buyer typically pays title.
- New York: ~10–12% — high transfer tax + mansion tax + attorney fees.
- California: ~7–9% — city transfer tax varies (LA 0.45%, SF 0.5–3%, Oakland 1.5%).
- Texas: ~6.5–8% — no state transfer tax, owner's title customarily seller-paid.
- Delaware: ~10–12% — 4% combined transfer tax split with buyer.
Source: LodeStar 2026 closing cost data, ALTA settlement customs by state, Bankrate 2026 closing cost survey. Confirm exact figures with your title company.
Want these numbers built around your file?
A short request is all it takes to get a written scenario summary back from a Simply Approved Mortgages Loan Officer. Binding figures appear on your Loan Estimate.
How to Maximize Net Proceeds
- Negotiate commission structure — post-NAR-settlement you can offer 2.5% listing + 0–2% buyer-side.
- Time the sale past July 1 — property tax prorations flip in your favor mid-year in most counties.
- Request payoff quote 30 days out — spot any prepayment penalty or errors early.
- Use a Section 121 exclusion if primary — no federal tax on up to $250K/$500K gain.
- Consider a 1031 exchange if investment property — defer capital gains into replacement property within 45 days identify / 180 days close.
- Get a pre-listing inspection — reduces buyer credit requests from $3–5K down to $500–1K.
Common Deductions People Miss
- Loan payoff includes 15–30 days of accrued interest past the last payment.
- HOA transfer fee and Estoppel letter fee (Florida $250–$500).
- Escrow shortage/overage from your existing mortgage tax + insurance escrow — usually returned within 30 days post-close, not at closing.
- State-specific taxes: Florida documentary stamps on the deed, Georgia intangibles, Maryland recordation.
- Attorney fees in East Coast states where an attorney closes ($500–$1,500).
Educational estimate only. Confirm exact figures with your title company (they'll produce a Seller's Estimated Net Sheet), your CPA (for capital gains), and your servicer (for exact payoff). Simply Approved Mortgages does not sell homes and does not provide tax or legal advice.
Sources: IRS Publication 523 (Selling Your Home), IRC § 121, LodeStar 2026 data, ALTA state settlement customs, NAR August 2024 settlement, Florida F.S. § 201.02, Colorado C.R.S. § 39-13-102.
Compare loan officer compensation on your mortgage quote
Loan officer compensation is part of the cost of a mortgage. On eligible residential loans, Simply Approved Mortgages generally uses 1.5% lender-paid compensation. Enter the compensation shown on another lender's Loan Estimate to see the difference in dollars.
Compensation difference on this illustration: $3,750.
How lower compensation can help you
When less compensation is built into pricing, there can be room for a lower interest rate, which may lower your monthly payment.
Depending on the rate you choose, pricing can sometimes include a lender credit toward third-party closing costs, so you may bring less cash to closing.
A lower rate means a lower monthly payment, which can lower your debt-to-income ratio and may help you qualify for more home on the same income.
As a mortgage broker we compare pricing from wholesale lenders instead of offering a single bank’s retail pricing.
Tip: On page 2 of your Loan Estimate, look at Section A, "Origination Charges." If the lender pays the loan officer, that compensation usually does not appear there as its own line; it is built into the interest rate. That is why comparing the rate and any lender credits side by side matters.
Already have a Loan Estimate from another bank or broker? Share it with a Simply Approved Mortgages Loan Officer, who will compare the rate, fees and credits side by side with options we can arrange. No cost to request a review.
Illustration only — not a quote, lock, offer, or commitment to lend; binding figures appear on your Loan Estimate. Lender-paid compensation is paid by the lender, not directly by you, and is part of the loan's pricing, so the loan is not free of costs. A lower compensation figure does not by itself guarantee a lower rate or lower closing costs; individual results vary by credit, loan type, property and market conditions. Residential lending in FL and CO only. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.
Purchase market update
What buyers should know this month
30-Yr Fixed · national avg
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15-Yr Fixed · national avg
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2026 buying power
Conforming baseline: $832,750
FHA floor / ceiling: $541,287 – $1,249,125
Cost and payment tools
Run your payment, affordability, closing cost and refinance numbers
Monthly payment, affordability, closing costs, refinance break-even and early payoff, all on one screen. This page is not written for one state, so property tax, insurance and transfer or recording charges start at neutral placeholder assumptions rather than published averages — Transfer, documentary-stamp and recording charges are set by your state and county — enter your own figure, or open the state page for a sourced seed. Insurance and tax assumptions vary widely by state, county and property, so replace these starting values with quotes for your address. Every figure is an illustrative estimate, not a quote, lock, offer, approval, or commitment to lend.
Your inputs
Estimated result
- Down payment
- $20,000
- Loan amount
- $380,000
- Principal & interest
- $2,402
- Property tax
- $333/mo
- Homeowners insurance
- $167/mo
- Estimated total monthly
- $2,902/mo
Reference sources: Tax Foundation — property taxes paid as a percentage of owner-occupied housing value, NAIC — Homeowners Insurance Report, CFPB — Understanding your Loan Estimate.
Assumptions, methodology, and limitations
Principal and interest use the standard amortization formula on the loan amount you enter. This page does not target a single state, so the property tax and insurance fields start at neutral placeholder assumptions rather than published averages — replace them with figures for your own address, or open the matching state page for sourced seeds. Closing costs apply your state's transfer / documentary-stamp practice (0.00% of price used as the buyer-side seed) plus typical title, recording, appraisal, credit and prepaid escrow lines. Refinance break-even divides your entered costs by the monthly payment difference. Early payoff runs a month-by-month amortization with your extra principal.
These tools do not include mortgage insurance, funding or guarantee fees, HOA special assessments, flood or windstorm premiums, seller credits, lender credits, discount points, or county and municipal charges specific to your parcel. Statewide averages will not match any individual property. Figures are estimates only.
Illustrative only. Binding figures appear on your Loan Estimate, and terms vary by borrower, property, lender, program, and state.
Turn these estimates into real numbers
Send your scenario to a Simply Approved Mortgages Loan Officer and get a written summary back, or compare where rates sit today. Educational only — not a quote, lock, offer, approval, or commitment to lend.
Frequently Asked Questions
Answers written by licensed loan officers.
Ask SAM anything about mortgages
SAM is the Simply Approved Mortgages AI assistant. It answers general questions using the reviewed guides published on this site and links you to the primary government source. It is educational only — it does not quote a rate, payment, APR, approval or commitment to lend. A Simply Approved Mortgages Loan Officer reviews every scenario before any terms are confirmed.
Hi, I'm SAM — an AI assistant for Simply Approved Mortgages. I can explain loan programs, closing costs, DTI, down payments and which calculator or guide to use. I'm not a licensed loan officer, and nothing here is a quote, approval or commitment to lend.
Ask Sam AI provides general educational information only. It is an automated assistant, may be incomplete or out of date, and does not provide legal, tax or financial advice. Nothing it produces is a rate quote, APR, pre-approval, offer or commitment to lend. Never share a Social Security number, ITIN, date of birth, account number or password in chat. Simply Approved Mortgages LLC (NMLS #2620881) arranges residential mortgage loans in Florida and Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.
Trusted government resources
These independent government resources can help you research mortgage programs, rates, and your rights before you apply.
IRS
IRS — Publication 523 (Selling Your Home)
IRS
IRS — Section 121 Exclusion of Gain
CFPB
CFPB — What is a Closing Disclosure?
HUD
HUD — Selling your home
Simply Approved Mortgages is not affiliated with HUD, the CFPB, the FTC, the VA, or any other government agency. Links are provided for your independent verification.
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Broker identification. Simply Approved Mortgages LLC is a mortgage broker and is not a direct lender. We arrange residential mortgage loans with third-party wholesale lenders and do not make the lender's final credit decision or fund the loan. We arrange residential mortgage loans in Florida and Colorado. Business-purpose mortgage products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.
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