Short answer: a seller's net sheet is the one page that turns a sale price into a walk-away number — price, minus payoff, minus the costs of selling, equals your estimated proceeds. Your agent runs it before you list and again on each offer. Here is what is on it, why it is an estimate and not a promise, and the one number it is often confused with.
Every net sheet, whatever the layout, walks the same arithmetic. At the top, the expected sale price. Then the loans: your mortgage payoff — the servicer's payoff quote through the closing date, not the statement balance — and any second loan or home equity line secured by the home. Then the costs of the sale itself: the commissions as agreed in your listing paperwork, and the closing costs — title and settlement charges, your state's transfer and recording charges, and prorations of taxes and similar items through the closing day. Then the contract's own items: any credit or concession the offer carries. What remains at the bottom is the estimated net proceeds — the number the sale actually pays you.
A net sheet is a planning document, not a legal one, and three of its numbers move before closing: the payoff grows with interest until the loan is retired, prorations land on the real closing day, and a credit agreed mid-negotiation changes its line. That is the point of it — run early, while the moving numbers can still change your decision, and re-run when an offer changes them. The final, exact version of the same arithmetic is the settlement statement you sign at closing; a good net sheet means that statement holds no surprise categories, only final figures.
Sellers do not decide on prices; they decide on bottom lines. Two offers at the same headline price can net very differently — one carrying a seller credit and a long closing, the other clean and quick — and the net sheet is how you see that before you answer. Ask for the sheet on every serious offer, side by side, and answer the offer with the better bottom line, which is sometimes not the higher price.
The cash left after payoff and costs is not the number a tax return works from: a gain is figured from the price against what you paid and put into the home, and the mortgage payoff does not enter it the way it enters the net sheet. Sellers mix the two up constantly, usually at tax time. The net sheet answers "what do I walk away with"; the gain question belongs to a tax professional, with your purchase records, not your payoff quote.
A Homeowner HQ estimate is not an appraisal.
Your own agent sends a monthly value update from Homeowner HQ — the estimate, labeled as an estimate, with your equity beside it — and HQ runs on Amazon AWS. Realtors and lenders use the same HQ together: homeowners stay connected to their own agent, and the monthly trend is the honest way to watch what is moving the number.
Homeowners are always free. Realtors pay $25/mo to join and lenders join at the $5/mo founding rate, at any book size, with no setup fee; sending messages inside HQ is a $100/mo unlock ($125/mo total for realtors, $105/mo total for lenders). A lender-sponsored realtor joins for $0.
Homeowner HQ is an AI-powered marketing department for agents and lenders — a relationship and revenue engine, not a homeowner database. A homeowner's record routes them back to their own agent; it is never sold and never shown to lenders.