Start With Sale Price, Not List Price
Your net proceeds calculation should be based on a realistic expected sale price — not your list price and not your Zillow Zestimate. A Comparative Market Analysis from an experienced local agent gives you the most reliable number to work from. Once you have a credible sale price estimate, the math becomes straightforward.
What Comes Out of the Sale Price
Agent commission: typically 2.5–3% to the buyer's agent, plus your listing agent fee (varies). Ohio conveyance tax: $1 per $1,000 of purchase price (minimal). Owner's title insurance: paid by seller in Ohio, typically $500–$1,500. Outstanding mortgage payoff: your current loan balance plus per diem interest to the payoff date. Any agreed-upon seller concessions (closing cost credits to the buyer). Transfer fees, HOA transfer fees, and any prorated property taxes.
A Real Example on a $450K Sale in Cincinnati
Sale price: $450,000. Mortgage payoff: $220,000. Buyer's agent commission (3%): $13,500. Listing agent fee (varies): $11,250 at 2.5%. Owner's title policy: $900. Ohio conveyance tax: $450. Closing cost credit to buyer (if applicable): $5,000. Prorated taxes and HOA: $1,500. Total deductions: approximately $252,600. Net proceeds to seller: approximately $197,400. This is the check you take to the closing table.
Pre-Listing Repairs and Preparation Costs
Don't forget to account for the money going in before the sign goes up. Fresh paint throughout: $3,000–$8,000. Carpet replacement if needed: $4,000–$10,000. Pre-listing inspection and repairs: $500–$5,000. Professional cleaning and staging: $1,500–$5,000. These investments typically return 2–5x their cost in final sale price, but they do affect your net number on the front end.
Request a Formal Net Sheet Early
Any listing agent worth their commission will produce a formal Seller's Net Sheet before you list — a detailed projection of all costs and estimated net proceeds based on specific assumptions. Ask for it. Use it to make an informed decision about timing, pricing strategy, and whether it makes financial sense to sell right now or wait. I produce net sheets for every seller I meet with — if you want one before making any decision, that's the first call.