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Net Sheet After Repairs Calculator
A standard seller net sheet shows proceeds if the deal closes clean. Post-inspection, the seller often has to absorb repair credits or pay for pre-close repairs — shrinking proceeds by thousands. This calculator bakes the repair concession into every line so the seller sees real, after-inspection net.
Net proceeds to seller
$240,300
Cost of concession vs clean deal
$7,500
Net if no concession
$247,800
Total costs to seller
$39,700
Listing agent fee
$13,063
Buyer agent fee
$11,875
Transfer tax
$1,900
Title insurance
$2,613
Repair/credit outflow
$7,500
How the math works
On a $475K contract with $7,500 repair credit: commission and other costs still based on $475K. Net reduces directly by $7,500 + closing costs. A $7,500 price cut reduces commission basis, saving ~$394 in commission — a small side-benefit of pricing-cut over credit.
Before accepting any concession, calculate this number. If net drops below your reserve price, counter with a different concession structure or terminate. 'Walking at inspection' is always better than closing at a net you can't live with.
How to Use
- Enter contract price, mortgage payoff, and commission rates.
- Enter post-inspection outcome: repair credit, price cut, or seller-done repair cost.
- Add standard seller closing costs (title, transfer tax, prorated taxes).
- See net proceeds with and without the repair concession.
Frequently Asked Questions
Does a repair credit affect commission?
No — commission is calculated on contract price, not net-of-credit. Sellers sometimes mistakenly assume credits reduce commission basis. They don't unless you've specifically negotiated that in the listing agreement (rare).
What closing costs are seller-side?
Commission (2.5-6%), title insurance for buyer (varies by state — seller pays in some), transfer tax ($2-$20 per $1,000), prorated property tax up to close, HOA estoppel/transfer, attorney fees ($400-$1,500 where required), home warranty ($450-$650 if offered).
Should I counter a credit with a price cut?
For you as seller, price cut usually comes out the same on net since commission is based on price. For the buyer, price cut is much better (lower loan + lower lifetime interest). Agreeing to a price cut instead of credit is a no-cost goodwill move — suggest it.
What about VA or FHA appraisal repairs?
Those are separate — the lender requires specific fixes before closing (VA has MPRs; FHA has MPS). These almost always fall on the seller regardless of inspection concession. Budget separately for these.
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