Seller Net Sheet in Arizona 2026: How to Read One and What It Leaves Out

The net sheet is the one document in a home sale that sellers actually care about, and the one nobody teaches you to read. It arrives as a tidy column of numbers with a bolded total at the bottom, which makes it feel like a quote. It is not. Every line is an estimate somebody chose, and a few lines that will hit your closing statement are not on it at all. That does not make net sheets useless. It means the bottom line is a starting point, and knowing which lines move tells you how much room is in it.

What a net sheet actually is

It is an estimate of your proceeds, produced by your listing agent or a title company, and nobody is bound by it.

The math is simple. Start with a sale price, subtract agent compensation, your mortgage payoff, title and escrow and recording fees, prorated taxes, and anything else charged to the seller. The remainder is your net. A title company version is usually better on the fee lines because those are its own fees. An agent version is usually better on the sale price because that is their read of the market.

What matters is which number sits at the top. Most net sheets you see before listing are run on the list price, which is the optimistic version by definition. The October 2026 STAT report from ARMLS put the median sales price at 450,000 dollars against a median list price of 475,000, with homes averaging 86 days on market and 4.45 months of supply. If yours is built on your asking price in a market where the gap between asking and getting runs around 25,000 dollars, the bottom line is high before you decide anything.

Ask for two. One at your list price, one at 95 percent of it. The second one is the honest one.

How to read every line on it

Sort every line into fixed, negotiable, or estimated, because only two of the three are worth arguing about.

Agent compensation. Negotiable, and now two separate figures: what your listing brokerage charges, and what you offer a buyer's agent. Both belong on the sheet as separate lines. Our guide to listing agent commission covers what moves each one.

Mortgage payoff. The biggest number and the most commonly wrong one. A payoff is not your principal balance. It includes interest through the day the wire lands, any escrow shortage, and sometimes a demand fee. Pull a real payoff quote instead of the balance on your statement, because the gap is routinely a few thousand dollars.

Title, escrow, and recording. Mostly fixed, but they vary by company and county, and in Arizona who pays the owner's title policy is negotiated rather than set by law. If the sheet assumes you are paying it, ask whether that is customary in your area or just the template default.

Prorated property taxes. An estimate that depends entirely on your closing date. Arizona taxes are billed in two installments and paid in arrears, so closing one month versus the next can swing this line by over a thousand dollars.

Buyer concessions. Usually a blank or a placeholder before you have an offer, and usually the single largest variable in the whole document. With the 30 year fixed at 7.18 percent on Freddie Mac's November 5 survey, a third straight weekly decline but still well above the 6.22 percent of a year ago, buyers are asking for closing cost help and rate buydowns in most negotiations. If your net sheet shows zero there, it is showing you a sale that probably will not happen that way. The current state of seller concessions in Phoenix is worth reading before you set expectations.

Estimate what you would walk away with

The lines most net sheets leave out

Five things get left off routinely, and together they are often the difference between the estimate and the wire.

HOA transfer and disclosure fees. If you are in an association, expect a transfer fee, a disclosure package fee, and sometimes a capital contribution. Several hundred to well over a thousand dollars, and a template net sheet usually shows nothing. Our rundown of HOA fees to sell your house has the ranges.

Repair credits from the inspection. Nobody can predict these before the inspection period, which is why they are missing and why you should pencil in a number anyway. One to two percent of the sale price is a fair placeholder for a house with no pre listing inspection.

Home warranty for the buyer. Commonly requested, a few hundred dollars, rarely on the sheet.

Carrying costs while it sits. The one that gets ignored most and costs real money. With average days on market at 86 plus a 30 day escrow, you carry the mortgage, taxes, insurance, utilities, and pool service for roughly four more months. That is not a closing cost, so it never appears on a net sheet, and it is the real price of listing high and reducing later.

Taxes on the gain. Not a closing cost either, but it is real money and it is the one sellers find out about in April. Primary residence exclusions cover most sellers, but not all, and not usually a rental.

How to stress test the number before you list

Run three versions, not one, and make your decision off the middle one.

The asking price version. Your list price, zero concessions, no repair credits. This is the sheet you will be handed. Treat it as the ceiling.

The likely version. Five percent under asking, 1.5 percent in concessions, 1 percent in repair credits, HOA fees included, and four months of carrying costs noted underneath. This is the number to plan your next move around.

The slow version. Ten percent under asking after a reduction, with concessions, credits, and six months of carrying costs. Not a prediction, just the floor. If the floor still works, you can list with a clear head. If it does not, that is useful to know now rather than in week ten.

The calculator above runs the first two in a minute. At higher price points, where the buyer pool is thin and the monthly carry is larger, the spread between the three gets wide fast, which is part of why we built the Arizona Luxury Property Search for that end of the market.

When to ask for a new one

Four moments, and the second one is the one people skip.

Ask for a fresh one when you set the list price, when you have an accepted offer with real terms, when the repair negotiation lands, and again if the closing date crosses a tax installment. The accepted offer version matters most and is the one sellers rarely request, because by then every big variable has a real number on it. Your escrow officer will run it for the cost of an email.

If you are buying next, run the net against the payment on the other side before you commit to anything. The loan programs page lays out what that looks like, and knowing when sellers actually get paid matters if your down payment is coming out of this sale.

Where this breaks down

I am a mortgage broker, not a title officer or your listing agent, so treat this as how to read the document rather than as the authority on any line in it.

Three caveats. Fee figures vary by title company and county, and a blended estimate can be off by several hundred dollars either way, so get your numbers from the title officer handling the file. The percentages I used for concessions and credits are averages, and your house and price band can land well outside them. And nobody can promise you a sale price or a closing date, which is the whole reason you run three versions instead of trusting one. For the full sequence, the step by step guide to selling a house puts it in order, and seller closing costs in Arizona breaks down the fee side in more detail.

Frequently asked questions

What is a seller net sheet?

A one page estimate of what you walk away with from a home sale. It starts with a sale price and subtracts agent compensation, your mortgage payoff, title and escrow fees, prorated taxes, and anything else charged to the seller. Your agent or a title company produces it, and nobody is bound by the total.

Is a net sheet the same as a closing statement?

No. A net sheet is an estimate produced before or during the transaction. The closing statement, often called the settlement or ALTA statement, is the final accounting your escrow officer prepares at closing, and it is the one that governs what gets wired to you.

Why is the number on my net sheet higher than what I got?

Usually one of four reasons: it was built on the list price rather than the sale price, it showed no buyer concessions, it left out repair credits from the inspection period, or the mortgage payoff came in higher than the loan balance once interest and fees were added. Running a fresh one after you accept an offer catches all four.

Who should prepare my net sheet, my agent or the title company?

Get both if you can. The title company is more accurate on fee lines because those are its own charges, and your agent is better positioned on sale price and likely concessions. Where the two disagree, the difference is almost always the sale price assumption.

Does a net sheet include taxes on my profit?

No. A net sheet covers the cost of the transaction, not income tax on the gain. Many sellers owe nothing because of the primary residence exclusion, but that is not automatic and it generally does not apply to a rental. Ask a CPA before you count the whole net as spendable.