Seller's Net Sheet

A two-page worksheet you fill in with a pen. Every line between your sale price and the money that reaches your account, in the order a closing statement puts them — statutory costs printed exactly, everything else left blank for your real numbers.

What it is

A settlement statement you fill in before you need one

Two pages. Every line that sits between your sale price and the money that reaches your account, laid out in the order a closing statement puts them.

You write your numbers in the blanks. It's built to be worked through with a pen at a kitchen table, or with your lender on the phone — not to be read once and filed.

It produces an estimate, and only an estimate. Two lines are set by Michigan statute and won't move. Everything else depends on your lender, your title company, your closing date, and what you negotiate. Your actual settlement statement is the authoritative version, and it doesn't exist until you're under contract.

What's inside

Four sections, one page of context

Start with the sale price. Expected price, mortgage payoff, and any second lien — the three numbers everything else works against.
Costs Michigan sets by statute. The state and county transfer tax, with the per-$500 rates printed and the arithmetic shown so you can check it in your head.
Costs that vary. Eight lines — agent compensation, title, proration, closing fee, recording, concessions, post-inspection repairs, HOA — each with a plain description of what it is and who usually pays it.
Three things that surprise sellers. A short page on why your payoff isn't your balance, why the transfer tax is bigger than people expect, and how concessions quietly come out of your side.
A five-item prep checklist. What to request, from whom, before you can fill the sheet in properly.

When to use it

Twice, ideally

Once before you list — so your net number, not your list price, is what you're actually deciding against. And again when a real offer arrives, because concessions and repair credits are unknowable until then and they move the total.

It's also the sheet to bring when you're comparing two offers. A cash buyer and a thinly financed one can look $10,000 apart on paper and land in a different order once you net them out.

Take it with you

Download the Seller's Net Sheet

A printable version you can write on, bring to a lender, or hand to whoever you're making this decision with.

Enter your email and the worksheet is yours right away. No waiting on an inbox.

For more information

The longer argument behind this one is in the Michigan closing costs post.