Most Pennsylvania homeowners focus on the listing price when they decide to sell. But the number that actually matters — the one that determines whether you can afford your next move — is your net proceeds. That's the amount you walk away with after commissions, closing costs, transfer taxes, and your remaining mortgage balance are all paid.
A seller net sheet does exactly one thing: it shows you that number before you ever sign a listing agreement.
What Is a Seller Net Sheet?
A seller net sheet is a one-page estimate that breaks down every cost associated with selling your home and calculates your estimated proceeds. It's not a guarantee — final numbers depend on your actual payoff balance, negotiated terms, and closing date — but it gives you a realistic picture of what to expect.
For Pennsylvania sellers, the sheet typically includes:
- •Real estate commission (typically 5–6% of sale price, split between buyer's and seller's agents)
- •PA transfer tax (2% of sale price — 1% state, 1% local)
- •Title insurance and settlement fees
- •Prorated property taxes
- •Mortgage payoff (your remaining balance plus any prepayment penalties)
- •Any seller concessions you've agreed to pay
Why Run It Before You List?
The most common mistake PA sellers make is pricing their home based on what they want to net rather than what the market will bear. Running a seller net sheet first flips that equation: you start with the market value, subtract the real costs, and see whether the number works for your situation.
This is especially important if you're planning to use your proceeds to fund a down payment on your next home — whether that's in Pennsylvania or you're making the move to Florida.
How the Jim Roman Group Seller Net Sheet Works
Our free [Seller Net Sheet Calculator](/calculators/seller-net-sheet) walks you through the inputs step by step:
The calculator is free and takes about two minutes. No sign-up required.
What the Numbers Look Like in Practice
Here's a quick example for a home selling at $350,000 in Allegheny County:
| Item | Estimated Cost |
|---|---|
| Sale price | $350,000 |
| Real estate commission (5.5%) | -$19,250 |
| PA transfer tax (2%) | -$7,000 |
| Title and settlement fees | -$2,500 |
| Prorated taxes and misc. | -$1,800 |
| Mortgage payoff | -$210,000 |
| Estimated net proceeds | $109,450 |
Your actual numbers will vary, but this gives you a sense of how quickly costs add up — and why knowing your net before you list matters.
When to Ask for a Full CMA
The seller net sheet is most useful once you have a realistic estimate of your home's market value. If you're not sure what your PA home would sell for in today's market, the first step is a Comparative Market Analysis (CMA) — a free service Jim Roman provides to all prospective sellers.
Once you have a price range, plug it into the net sheet calculator and you'll have everything you need to make an informed decision.
Ready to see what you'd actually walk away with? [Use the free Seller Net Sheet Calculator](/lp/free-real-estate-tools?utm_source=blog-aab&utm_medium=blog&utm_campaign=cmp_-Ae6wVeAXnQQ2goYMXoi0XUjY7Y3SitX8tLhvpfRoR4&utm_content=act_inLzKeKXBs5V0HehiQl7Vb_H641_Dg2JI2pH_Swu9f8&utm_term=topic_seller-net-sheet) and get your estimate in minutes — or contact Jim Roman directly to walk through the numbers together.
Jim Roman
Realtor — Licensed in Pennsylvania & Florida | MBA | Military Relocation Professional
With 30+ years of experience in real estate, construction, and business — and an academic background including an MBA and doctoral-level study — Jim brings unmatched depth to every client relationship.