What Is a Net Sheet? The Number That Matters More Than Your Price

What a Net Sheet Includes, Line by Line

Every real net sheet subtracts the same stack from your sale price. The mortgage payoff balance, plus any prepayment penalty. The listing agent's commission, typically 2.5 to 3 percent. The buyer's agent commission, another 2.5 to 3 percent - 5 to 6 percent combined, usually the biggest deduction after the payoff. Title insurance and escrow fees, commonly $1,000 to $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.

Opendoor's own worked example shows how fast this adds up. A $450,000 sale price. A $210,000 mortgage payoff. Commissions and closing costs on top. The result: about $204,900 left for the seller. Less than half the sale price made it to the check. 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: treating the listing price, or an offer price, as the money you'll receive. It never is. Sellers who skip the net sheet find out at the closing table, when it's too late to negotiate anything.

Two habits fix this. First, get a net sheet at multiple price points before you list. Not one optimistic number, several. Second, update it after every offer. A price cut, a repair credit, or a concession changes your net immediately, even when the headline price still 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 is the Closing Disclosure, which arrives three business days before closing. If the two documents don't roughly match, ask why before you sign.

How Cash Flow Deals Handles the Net Question

Cash Flow Deals gives you both the Fast Cash Offer and the Premium Cash Offer. With the Fast Cash Offer, we buy your house as-is and close. With the Premium Cash Offer, a pre-approved FHA or conventional buyer we already have, ready to go, pays more and buys directly from you. You choose. On Premium, your home may be listed through Silver Door Realty, a licensed Florida brokerage, with a licensed agent and scheduled showings.

Here's what that means for your net sheet. With either offer, the number is agreed before any work starts, and it changes only if you agree. 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. We cover repair costs, and we figure out a way, so nothing comes out of your pocket. On Premium, only what the buyer's lender requires gets fixed; those costs are covered up front and settled from the sale proceeds, from our share rather than your number. With Fast Cash, you sell as-is with no repairs for you to make.

On Premium, you sign with Cash Flow Deals at your agreed number and let us bring in a buyer in our place. That buyer signs a new contract directly with you, title passes directly from you to them, and their lender funds the purchase. Amounts owed against the house and sale costs are paid from the sale proceeds first, you receive your agreed number, and we are paid last from what remains, as a separate line item on the closing statement. If the buyer's loan falls through, that is our problem, not yours, and you can still take the Fast Cash Offer at its own number alongside your Premium Cash Offer choice.

Running net sheet numbers on a Florida house right now? Compare your options at sell your Florida house.

Cash Flow Deals is a Florida real estate investor. We buy your house ourselves on the Fast Cash Offer; on the Premium Cash Offer, your real buyer buys directly from you, with listing-side services handled through Silver Door Realty, our licensed Florida brokerage partner.

Cash Flow Deals's Offer Process:

1. Contact Cash Flow Deals with your Florida address and your current net sheet numbers so you can compare the Fast Cash Offer and the Premium Cash Offer net to net.

2. Get your net-price offers back within 24 hours. Your chosen number is agreed in writing before any work starts, and it changes only if you agree. 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. Discuss the existing close-in-45-days-or-less option and the timing for your chosen offer, on a date you help pick.