Net Proceeds: What's Actually Left After You Sell
Published by Cash Flow Deals · Last updated 2026-08-18 · Published and reviewed for compliance by Camilo Palacio, a Florida Licensed Realtor
Net proceeds is the number left after agent commissions, closing costs, taxes, and mortgage payoff come out of your sale price. Opendoor's own calculator ran a $200,000 example and landed at $156,500 net, a $43,500 gap, more than double the 8 to 10 percent range the same page quotes elsewhere. Cash Flow Deals locks your net number in writing instead of running it through a formula.
| Cash Flow Deals | Traditional Listing | |
|---|---|---|
| Timeline to a real number | Often same day | Days to weeks for a full comparative market analysis and pricing strategy |
| Repairs | Reviewed as-is, priced into the number up front | Usually need to be finished, or the price gets negotiated down, before closing |
| Fees | Flat fee, no listing commission | 5-6% commission split between listing and buyer's agent |
What Net Proceeds Actually Means
Net proceeds is not the price you sold your house for. It is the price minus everything that comes out at the closing table: agent commissions, closing costs, prorated taxes, and whatever is left on your mortgage. Opendoor's own home sale calculator defines it the same way, as what you actually receive after subtracting selling expenses such as agent commissions, closing costs, taxes, and mortgage payoff.
That definition sounds simple. The number underneath it usually is not, because it depends on seven separate inputs, not one flat percentage.
The $43,500 Gap in the Calculator's Own Example
Run Opendoor's own home sale calculator through its own worked example and the math does not match its own summary. On a $200,000 sale, Opendoor's calculator lists $43,500 in total costs to sell, a real 21.75 percent of the sale price, against a net proceeds figure of $156,500. The same page separately states that these expenses "typically reduce your net proceeds by 8 to 10 percent of the total sale price."
21.75 percent is not 8 to 10 percent. It is closer to triple. If you plug in your own numbers, do not assume the 8 to 10 percent headline is what you will actually see.
The Seven Inputs That Set Your Real Number
Your net proceeds number moves on seven separate inputs: your sale price, agent fees (5 to 6 percent by default), staging and prep costs, seller concessions (0 to 2 percent), overlap costs between homes, title and closing fees (1 to 3 percent), repairs needed to sell, and your mortgage payoff. Skip or guess at any one of those, and your net number is wrong before you even see it.
You are the only person who knows your real mortgage payoff and what your house actually needs repaired before it sells. A calculator defaults to an estimate for both.
One Net Number, Not a Formula
You do not have to plug your own house into someone else's default assumptions to find out what you would actually keep. Here is exactly how it works, in order: 1. Cash Flow Deals reviews your address and your house's condition, usually within one business day of you reaching out. 2. Net price: locked in writing before any repair estimate gets scoped, arranged through a licensed local broker partner. The one exception: if something structural surfaces that was not visible or disclosed before we signed - foundation issues, hidden moisture, old wiring, cast-iron drain failure - we re-cost it and bring the number back to you. You decide. You can walk away. We disclose what we know at offer time so this almost never happens. 3. Closing date: set by you, not by anyone else.
That is the whole trade. You get one real net number tied to your actual house, not a formula built on a default commission rate and a guessed repair cost. Cash Flow Deals is a real estate investor, not a brokerage, and works with sellers through a flat-fee, novation-based process.
Common questions
What is net proceeds when selling a house?
It is your sale price minus agent commissions, closing costs, prorated taxes, and your mortgage payoff, the number you actually receive at closing, not the price on the contract.
Why does one calculator's own example show 21.75 percent in costs when it also says 8 to 10 percent?
Its $200,000 worked example lists $43,500 in total costs, 21.75 percent of the sale price, while a separate line on the same page claims an 8 to 10 percent typical range. The two numbers do not match, so a real number needs your own inputs, not the headline figure.
What actually changes my net proceeds number?
Seven inputs: sale price, agent fees, staging costs, seller concessions, overlap costs, title and closing fees, repairs needed to sell, and your mortgage payoff. Guessing at any one throws the total off.
How is [Cash Flow Deals](/) different from running the numbers myself?
Cash Flow Deals reviews your specific house and locks a net price in writing, usually within one business day, instead of running your address through a formula built on default assumptions.
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What this means for your options
A value estimate is a starting point, not a guaranteed number. Our process tests your home against the real market -- real buyers, real comps -- before you commit to a price.
Wait and see
Keep the property as-is and hope conditions improve. The mortgage, insurance, and upkeep keep costing money while you wait, with no set date for things to turn around.
List with a traditional agent
Standard MLS listing, typically 5-6% in commission, and a financed buyer whose deal depends on appraisal, inspection, and lender approval — any of which can fall through after weeks on market.
Sell to Cash Flow Deals
No repairs, no showings, no financing contingency on your side — our novation structure connects you with a bank-financed buyer at a price locked at signing. Usually within one business day.
See your selling options before you decide anything.