Net Proceeds Calculator

Seller guide

How the Net Proceeds Calculator works

Your net proceeds are what you walk away with after the sale: the price, minus your loan payoff, the cost of the sale, the property tax settlement with the buyer, and anything you agree to pay toward the buyer's costs. This calculator builds that number the way a title company builds a settlement statement, line by line, so you can see where every dollar goes before you list.

• Sale price. Use a realistic price, then run it at two or three prices to see how much each change moves your net.
• Mortgage balance and rate. Enter your current principal balance and rate. Mortgage interest is paid in arrears, so the calculator adds interest through the day of the month you close: balance times rate, divided by 365, times the day.
• Commission. Enter the listing commission from your listing agreement and, if you choose to offer it, compensation to the buyer's Realtor. Both are negotiable, and the co-op share goes to the buyer's Realtor, not to Rackley Realty.
• Closing costs. The transfer tax, owner's title policy and Closing fee calculate from the price. Fixed and optional items such as a survey, termite letter or home warranty switch on and off.
• Property taxes and concessions. Add any unpaid prior-year tax bill, this year's estimated taxes for the proration, and any concession you expect to give the buyer.

Press Calculate and the estimate shows your equity at Closing, each group of costs, and your estimated net. Print it, or enter an email address to receive a branded PDF.

What the Arkansas estimate assumes

These are the calculator's built-in figures for Arkansas, so you know which ones to replace with real quotes:

• Transfer tax (revenue stamps): $1.65 per $1,000. Arkansas taxes a deed at $3.30 per $1,000 of the price on transfers over $100, and buyer and seller customarily split it, so the seller's half is $1.65 per $1,000. On a $500,000 sale that is $825.
• Owner's title policy: $6.00 per $1,000. By Arkansas custom the seller pays for the buyer's owner's policy. Premiums vary by title company, so treat this as a placeholder for a quote.
• Closing fee: $4.95 per $1,000, with a $400 minimum. An estimate of the title company's settlement fee.
• Attorney fee ($20) and recording fee ($40). Small fixed charges the calculator includes by default.
• Optional items. Termite inspection and clearance budgeted at $300, a survey at $325, and a home warranty at $550. Switch off anything your contract does not call for.

For what each of these costs is, who pays it by Arkansas custom, and which ones are negotiable, see our itemized guide to seller closing costs in Arkansas.

Property taxes: why the seller credits the buyer

Arkansas property taxes are billed a year behind. A year's taxes become payable the following spring and go delinquent after October 15, so at Closing the current year's bill does not exist yet. The seller credits the buyer for the part of the year the seller owned the home, and the buyer pays the full bill when it arrives. If last year's bill is still unpaid, it comes out of your proceeds as well.

The calculator estimates the proration by month: your annual tax times the months that have passed before your Closing month, divided by 12. The title company prorates to the exact day, so expect a small difference on the settlement statement.

Your payoff is more than your loan balance

The balance on your monthly statement leaves out the interest that builds each day until the loan is paid off, and some servicers add fees. Home equity lines and second mortgages are paid off at Closing too. Federal rules require your servicer to send an accurate payoff statement within seven business days of a written request, and the title company orders the official one before Closing. Requesting one early gives you a firm number for planning.

Commission and the buyer's Realtor

There is no standard commission. Your listing commission is set in your listing agreement, and since August 17, 2024 offers of compensation to a buyer's broker can no longer be published on the MLS. You can still choose to offer compensation to the buyer's Realtor, or offer a concession instead, to attract buyers. Enter the terms you have agreed to, and set the co-op to zero if you are not offering it, so the estimate reflects your actual deal.

Seller concessions

A concession is money you contribute toward the buyer's costs at Closing. It comes straight off your net, so run the estimate with and without it before you agree. Each loan program caps what a seller can contribute: conventional loans backed by Fannie Mae allow 3, 6 or 9 percent depending on the down payment, FHA allows up to 6 percent, and VA caps concessions at 4 percent, with normal closing costs allowed outside that cap. Your Realtor confirms the buyer's program before you agree to a number.

Selling on Florida's Emerald Coast

Choose the Emerald Coast in the market selector and the calculator switches to Florida's cost set. Florida charges documentary stamp tax on the deed at $0.70 per $100 of the price, customarily paid by the seller, and the owner's title policy uses the state's promulgated rate: $5.75 per $1,000 of the first $100,000 and $5.00 per $1,000 from there to $1 million, with lower rates above that. Florida property taxes are also paid in arrears, so the seller credits the buyer for January 1 through Closing. Florida real estate services are provided by Chase Rackley, Licensed Florida Real Estate Broker, License BK3584648.

What the estimate leaves out

The calculator covers the costs of the sale itself. It does not include income tax on any gain, HOA or POA transfer fees and dues prorations, repair credits negotiated after the inspection, or your own moving costs. Ask your CPA about taxes before you list, and ask your Realtor to add association and repair figures once you know them.

Frequently asked questions

What are net proceeds when you sell a house?

Net proceeds are the cash a seller receives after Closing: the sale price minus the mortgage payoff, commission, closing costs, the property tax credit to the buyer, and any concessions. They are not the same as equity, which is simply the value of the home minus what you owe.

How do I calculate net proceeds on a home sale in Arkansas?

Start with the sale price. Subtract your loan payoff including interest to Closing, your commission, your half of the transfer tax ($1.65 per $1,000), the owner's title policy, the Closing fee and other fixed costs, the property tax credit to the buyer, and any concessions. The calculator on this page does that math and itemizes every line.

How accurate is a net proceeds estimate?

It is as accurate as its inputs. The biggest swings come from the payoff, the commission terms and the title company's actual fees. Replace the built-in assumptions with your payoff statement and a title quote and the estimate will land close to your settlement statement. Final figures are set by the title company at Closing.

When do sellers receive their proceeds?

Once every document is signed and the buyer's loan has funded, the title company pays your proceeds by wire or check, usually at or shortly after Closing. Ask the title company how they will pay you before Closing day so nothing slows it down.

Does the calculator include capital gains tax?

No. It estimates the proceeds of the sale, not income tax. If the home was your main residence and you owned and lived in it for at least two of the last five years, federal law lets you exclude up to $250,000 of gain, or $500,000 on a joint return. Check your situation with a CPA before you list.

Can I get a copy of my estimate?

Yes. Print it from the results, or enter an email address at the bottom of the calculator to receive a branded PDF summary you can keep or share.

Sources: Arkansas DFA, Real Property Transfer Tax (Ark. Code 26-60-101 et seq.); Ark. Code 26-35-501, property tax due dates; 12 CFR 1026.36(c)(3), payoff statements; Fannie Mae Selling Guide B3-4.1-02; HUD Handbook 4000.1; VA Lenders Handbook, Chapter 8; National Association of REALTORS practice changes effective August 17, 2024; IRS Topic 701, Sale of your home; Florida Statutes 201.02, documentary stamp tax; Fla. Admin. Code R. 69O-186.003, title insurance rates.