What Is a Net Sheet? The Number That Matters More Than Your Price
Published by Cash Flow Deals · Last updated 2026-07-22 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®), affiliated with Silver Door Realty, LLC (License #CQ1064903)
A net sheet is an itemized estimate that shows how much money you actually walk away with after your mortgage payoff, agent commissions, taxes, and fees come out of the sale price. One real option for locking in that walk-away number early is a direct sale to Cash Flow Deals. Total transaction costs typically run 8 to 10 percent of the sale price before the mortgage payoff even enters the math. In Opendoor's own worked example, a $450,000 sale with a $210,000 payoff leaves the seller roughly $204,900 - which means about 54 percent of the gross price never reaches the seller's pocket.
| Cash Flow Deals | Traditional Listing | |
|---|---|---|
| Timeline | Net price locked in writing up front, so the number on your net sheet doesn't move between offer and closing. | Net number isn't final until the Closing Disclosure arrives three business days before closing, after months on the active market. |
| Repairs | One agreed price before repairs are scoped; only major issues like foundation, moisture, wiring, or drainage get re-costed, and the seller decides. | Repair credits and concessions negotiated after inspection typically shrink the net sheet number late in the process. |
| Fees/Costs | Flat-fee, novation-based structure -- no 5 to 6 percent combined agent commission stacked into your net sheet math. | Total transaction costs typically run 8 to 10 percent of the sale price, with agent commissions the single largest deduction after mortgage payoff. |
What a Net Sheet Includes, Line by Line
Every real net sheet subtracts the same stack of items from your sale price. The mortgage payoff balance, including any prepayment penalty. The listing agent commission, typically 2.5 to 3 percent. The buyer's agent commission, another 2.5 to 3 percent - so 5 to 6 percent total, usually the single largest deduction after the payoff. Title insurance and escrow fees, which commonly land between $1,000 and $3,500. Transfer taxes and recording fees, anywhere from 0.1 percent to over 2 percent depending on where you live. Then the quieter items: prorated property taxes, HOA dues, repair credits, seller concessions, and any outstanding liens.
Run the math on Opendoor's example and it gets real fast. A $450,000 sale price with a $210,000 mortgage payoff, commissions, and closing costs leaves about $204,900. The sale price was $450,000. The check was less than half of it. That gap is the entire reason net sheets exist.
The Mistake That Blows Up Closings: Reading the Price as the Check
The most common seller mistake is treating the listing price - or an offer price - as the money they will receive. It never is. Sellers who skip the net sheet find out at the closing table, when it is too late to negotiate anything.
Two habits prevent this. First, get a net sheet at multiple price points before you list, not just one optimistic number. Second, update it after every offer, because a price cut, a repair credit, or a concession changes your net immediately even when the headline price looks close to what you expected.
One more distinction worth knowing: a net sheet is a non-binding estimate, usually prepared by an agent or title company. The legally binding version of these numbers is the Closing Disclosure, which arrives three business days before closing. If the two documents do not roughly agree, ask why before you sign.
How Cash Flow Deals Handles the Net Question
Cash Flow Deals is a Florida real estate investor that connects homeowners directly to vetted FHA, conventional, VA, and DSCR buyers through a novation agreement. Listing-side details run through Silver Door Realty, a licensed Florida brokerage.
Here is what that structure does to your net sheet: the number you agree to with Cash Flow Deals up front is the number you plan around, because the buyer-side work - showings, buyer financing, negotiations - is handled for you under one agreement instead of a moving stack of commissions and concessions. There is one honest carve-out, and we say it out loud: if an inspection uncovers a structural surprise like foundation, moisture, wiring, or drain issues, the deal gets re-costed and you decide whether to move forward. No silent line items appearing at the closing table.
If you are running net sheet numbers on a Florida house right now, start with your real options at sell your Florida house and get an agreed number you can actually plan around.
Cash Flow Deals is a Florida real estate investor that locks in a net price for a seller's house before repairs are scoped, using a novation-based, flat-fee process arranged through its licensed FL brokerage partner, Silver Door Realty — not a traditional listing, and not a brokerage itself.
Cash Flow Deals' Offer Process:
1. Contact Cash Flow Deals with your Florida address and your current net sheet numbers -- the goal is a locked figure that doesn't shrink between now and closing.
2. Get a net-price offer back within 24 hours, agreed in writing before repairs are scoped, buyer financing is arranged, or any commission stack gets negotiated.
3. Close on your locked number, in as little as 10 business days, with no last-minute repair credits or fee changes eating into what you calculated on your net sheet.
Common questions
Who prepares a net sheet, and is it binding?
A net sheet is usually prepared by your listing agent or a title company, and it is a non-binding estimate. The binding version of your numbers is the Closing Disclosure, a legally required document you receive three business days before closing. Compare the two - if they disagree by more than a rounding error, ask for a line-by-line explanation before you sign.
How accurate is a net sheet?
As accurate as its inputs on the day it was made. Total transaction costs typically run 8 to 10 percent of the sale price, but your exact net moves with every price change, repair credit, and concession. Treat the first net sheet as a planning tool, ask for versions at more than one price point, and get it refreshed after every offer so the number you are planning around is the current one.
Keep reading
What this means for your options
Every path to selling a house has real tradeoffs. Cash Flow Deals is built for the middle: faster than a traditional listing, more money than a cash investor.
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.