Last updated: October 24, 2026
Short answer: A seller's net sheet estimates what you'll walk away with after selling. It starts with the sale price, then subtracts your mortgage payoff, any credits to the buyer, agent compensation, title and escrow charges, HOA fees and your share of property taxes. It's an estimate, and your final settlement statement controls. Start with a free home value report.
Key takeaways
- Your payoff isn't the same as your loan balance. The CFPB says it includes interest through the payoff day and may include unpaid fees.
- Arizona property taxes are paid in arrears. The first half is due October 1 and the second half March 1 (A.R.S. § 42-18052), so escrow splits the year's taxes between you and the buyer.
- For a planned community, Arizona caps the HOA's resale paperwork fees at $400, plus up to $100 for rush service and $50 for an update (A.R.S. § 33-1806).
- Agent compensation is negotiable, not set by law or any association.
¡Qué tal! I'm Rosie Armenta. A price is just a number until you know what lands in your bank account. That's why we build a seller's net sheet before you list and again with every offer. The first time you see one, it can look like a wall of numbers. Let's go through it line by line, so you can read it like a pro and ask the right questions.
What is a seller's net sheet?
A seller's net sheet is a one-page estimate of your proceeds: the sale price minus everything that gets paid out of it at closing. Fannie Mae uses the same basic math when a lender estimates a seller's proceeds: sales price minus sales costs and all liens equals estimated proceeds. Your agent or escrow officer fills in the lines using your payoff, your HOA's fees, the tax bill and the terms of the offer.
A net sheet is not the final word. At closing, your escrow company prepares the settlement statement with exact figures. A good net sheet should land close to it.
What's on a seller's net sheet, line by line?
| Line | What it is | Where the number comes from |
|---|---|---|
| Sale price | The price in your purchase contract | Your accepted offer |
| Mortgage payoff | What it takes to pay off your loan in full | A payoff statement from your servicer, as of the closing date |
| Other liens | Home equity line, solar or other loans tied to the house | Payoff statements from each lender |
| Seller credits | Money toward the buyer's closing costs or repairs | The offer and any repair agreement |
| Agent compensation | What you agreed to pay for brokerage services | Your listing agreement (it's negotiable, not set by law or any association) |
| Title and escrow | Your share of the escrow fee and title insurance | The title company's quote and your contract |
| HOA charges | Disclosure, transfer and any unpaid dues | Your HOA's management company |
| Property tax proration | Your share of this year's taxes | The county tax bill and the closing date |
| Recording | Recording documents, like your loan release | $30 per document in Arizona (A.R.S. § 11-475) |
| Estimated net | What's left for you | Sale price minus all the lines above |
Why is my payoff higher than my loan balance?
Your monthly statement shows your principal balance, but your payoff also includes interest up to the day the loan is paid off. The Consumer Financial Protection Bureau explains that a payoff "includes the payment of any interest due through the day you intend to pay off your loan," and may include unpaid fees or a prepayment penalty. Your escrow officer orders the payoff statement, so you don't have to guess.
If you have solar panels with a loan or lease, that can show up as another payoff or a transfer. My guide on selling a house with solar panels in Avondale explains the options.
How are property taxes prorated when I sell in Arizona?
Arizona property taxes are paid in arrears, meaning you pay for the year after it starts. Under A.R.S. § 42-18052, the first half is due October 1 and becomes delinquent after 5:00 p.m. on November 1, and the second half is due the following March 1 and becomes delinquent after 5:00 p.m. on May 1. Escrow usually treats the first half as covering January through June and the second half July through December, and charges you for the days you owned the home that aren't paid yet.
Here's a worked example for an Avondale home:
| Step | Example |
|---|---|
| 2026 tax bill | About $1,531 a year |
| Closing date | November 20, 2026, with the first half already paid |
| Days you owe for (July 1 to November 20) | 143 days |
| Daily amount | $1,531 ÷ 365 = about $4.19 |
| Your share, credited to the buyer | About $600 |
Tax bill: Maricopa County 2026 rates for tax area 440100 (Avondale #44 / Agua Fria / Avondale), 4.7149 primary plus 4.6439 secondary, applied to Avondale's 2026 median Limited Property Value of $163,567 (Maricopa County Assessor), before the State Aid to Education credit owner-occupants receive. Your title company may count days a little differently.
What else comes out of my proceeds?
Here's the same example carried through to a net before the fees you'll get quotes for. The payoff and the credit are made-up numbers for illustration.
| Line | Example |
|---|---|
| Sale price | $420,000 |
| Mortgage payoff (made-up example) | −$250,000 |
| Seller credit to the buyer (made-up example) | −$6,000 |
| Property tax proration | −$600 |
| HOA resale disclosure fees, if your contract has you pay them | up to −$400 |
| Recording a loan release | −$30 |
| Net before agent compensation and title and escrow charges | $162,970 |
Price: 85392 median sale price of $419,877 (Redfin market data, three months ending September 2026), rounded. Agent compensation and title and escrow charges are then subtracted using your listing agreement and the title company's quote.
Some HOAs also charge a capital improvement or working capital fee set in their recorded documents, and your contract says who pays it. My guide to what HOA fees are paid when a home sells in Arizona explains each one.
Two more items can apply. If the seller is a foreign person under U.S. tax law, the IRS generally requires the buyer to withhold 15% of the amount realized under FIRPTA, with some exceptions for homes $300,000 or less bought as the buyer's residence. And if you offer a home warranty or agree to repairs after the inspection, those costs go on the sheet too. For a full rundown of costs, see how much it costs to sell a house in Avondale.
How do I compare offers with a net sheet?
Run a net sheet for each offer. A higher price with a big credit and a later closing can net less than a lower, clean offer. Look at the price, the credit, the closing date (which changes your tax proration and interest), who pays the HOA and title fees, and the buyer's loan type. My guide to seller concessions shows how a credit compares with a price cut.
Ready to see your own net sheet?
Get a free home value report, then call or text me at 623-295-5770. Mariela and I will build your net sheet with your real payoff, your HOA's fees and today's tax bill, so you know your number before you decide anything.
Frequently Asked Questions
What is a seller's net sheet?
It's an estimate of how much money a seller will receive at closing. It starts with the sale price and subtracts the mortgage payoff, other liens, credits to the buyer, agent compensation, title and escrow charges, HOA fees and the seller's share of property taxes.
How accurate is a seller's net sheet?
It's an estimate, so the final settlement statement from escrow controls. It gets more accurate when it uses a real payoff statement, the HOA's actual fees, the current tax bill and the title company's quote.
Why is my mortgage payoff more than my balance?
The CFPB explains that your payoff includes interest due through the day you pay off the loan, and it may include unpaid fees or a prepayment penalty. Your current balance doesn't include those amounts.
How are property taxes prorated at closing in Arizona?
Arizona taxes are paid in arrears. The first half is due October 1 and the second half March 1 under A.R.S. § 42-18052. Escrow figures the days you owned the home that haven't been paid and credits that amount to the buyer.
Who pays HOA fees when selling a house in Arizona?
Your purchase contract decides who pays which HOA fees. For planned communities, A.R.S. § 33-1806 caps the HOA's resale paperwork fees at $400 in total, plus up to $100 for rush service and $50 for an updated report. Some communities also charge a capital improvement or working capital fee set in their recorded documents.
Is agent compensation set by law?
No. Agent compensation is negotiable, not set by law or any association. It's whatever you agree to in your listing agreement, and it shows up as its own line on your net sheet.
What is FIRPTA withholding?
When a foreign person sells U.S. real estate, the IRS generally requires the buyer to withhold 15% of the amount realized. There are exceptions, including some homes sold for $300,000 or less that the buyer will live in. A CPA can tell you if it applies.
When do I get my money after closing?
Your proceeds are paid by the escrow company after the sale closes and records. Ask your escrow officer how and when they'll send the funds, and confirm wiring instructions by phone with a number you already know.
This article is general information, not legal, tax, or financial advice. Please talk with a licensed attorney, CPA, or lender about your situation.
About the authors
Rosie Armenta is a REALTOR® with West USA Realty. She and her daughter, Mariela Armenta, work together as a mother-daughter team. Avondale (85392) is their home base, and they help buyers and sellers across the West Valley in English and Spanish. Call or text 623-295-5770, or get a free home value report.
Rosie Armenta, REALTOR® | West USA Realty | Equal Housing Opportunity
Figures were checked on October 24, 2026, from A.R.S. §§ 42-18052, 33-1806 and 11-475, the Consumer Financial Protection Bureau, the Fannie Mae Selling Guide (B3-4.3-10), the IRS FIRPTA withholding page, the Maricopa County 2026 Tax Rates sheet, the Maricopa County Assessor's Tax Year 2026 and 2027 Single Family Residential comparison, and Redfin market data for ZIP 85392. The payoff and credit in the example are made up for illustration.