What Is a Seller Net Sheet, and What Does It Actually Show You?
Published by Cash Flow Deals · Last updated 2026-07-21 · Reviewed by Camilo Palacio, Licensed Florida Real Estate Professional (License #3280644, REALTOR®), affiliated with Silver Door Realty, LLC (License #CQ1064903)
A seller net sheet tells you the real number you walk away with, not the price on the listing. It takes your expected sale price and subtracts your mortgage payoff, agent commission, transfer taxes, a recording fee, and attorney fees if you use one. Whether you list traditionally or sell through an option like Cash Flow Deals, that's the math that matters. Agents usually build one when you first discuss listing, again when you receive an offer, and again once a final sale price is set, updating it any time those numbers change. Florida sellers should ask for one early. The figure in your head and the one that actually hits your account are rarely the same.
| Cash Flow Deals | Traditional Listing | |
|---|---|---|
| Timeline | Net price locked in writing upfront, closing at investor-level speed | Six to nine months once you factor in showings, negotiations, and buyer financing falling through |
| Repairs | Price holds unless a real structural issue (foundation, moisture, wiring, drain) turns up at inspection - then it's re-costed with you deciding how to proceed | Appraisal costs, lender-required repairs, and staging are budgeted separately and don't lock in until you're near the closing table |
| Fees & Costs | Your price, closing costs, and the buyer's agent commission are paid first out of proceeds - whatever's left over is Cash Flow Deals' fee, so your number holds | Mortgage payoff, agent commission, transfer taxes, recording fee, and attorney fees all come out of the sale price, and the total shifts as those numbers firm up |
What Actually Shows Up on a Seller Net Sheet
A seller net sheet subtracts the real cost of getting your house to closing from your expected sale price. What's left over is what you actually keep, not the number printed on a listing.
Cash Flow Deals sets that number upfront. We agree on your net price in writing before you sign. It's locked in, with one exception: a real structural issue found at inspection, foundation, moisture, wiring, or drain. If that happens, we re-cost it and you decide how to proceed.
To get your home in front of real buyers, we partner with Silver Door Realty, a licensed Florida brokerage. They list it on the MLS through a flat-fee listing service. That's how the listing gets posted, not what you pay us. We then market it above your locked-in price to a real, financed buyer: FHA, conventional, VA, or DSCR. When it sells, the proceeds cover your price, your closing costs, and the buyer's agent commission first. Whatever's left over is our fee. You get your number regardless of the spread.
Sell the traditional route instead, and you're still budgeting separately for appraisal costs, lender-required repairs, and staging. None of that locks in until you're near the table. Want your number locked in now? Get your net price locked in writing.
Why the Number Changes Every Time You Get New Information
A net sheet changes because your deal changes, not because someone made a mistake the first time. Agents typically hand sellers a new version when a list price is first agreed on, when it changes, when an offer comes in, and again once a final sale price is locked. Each of those moments can move your bottom line. A lower accepted offer shrinks your proceeds. A buyer's inspection can trigger repair credits you didn't budget for. A longer time on market piles on carrying costs: mortgage payments, insurance, taxes, all eating into what's left.
In Florida, one line item worth knowing ahead of time is the documentary stamp tax on the deed. Most counties charge $0.70 per $100 of the sale price. Miami-Dade uses a different rate. Confirm the number for your county before you run your own math.
The Net Sheet Question Behind Every Selling Decision
The real reason a net sheet matters: it forces you to compare paths honestly, not just compare sticker prices. A cash investor's low offer looks simple. It often skims equity you'd otherwise keep. A traditional listing can chase a higher sale price, but it usually takes six to nine months once you count showings, negotiations, and the real risk of a buyer falling through partway to closing. Any one of those can force you to redo your net sheet from scratch.
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.
Our model is built to close that gap. As a licensed flat-fee brokerage, we connect Florida sellers to a real financed buyer: FHA, conventional, VA, or DSCR, through a single-contract novation structure. You get investor-level speed without walking away from a price closer to retail. Run your net sheet against all three paths before deciding which one actually protects your bottom line.
Cash Flow Deals' Offer Process:
1. Tell Cash Flow Deals about your property and what you need to walk away with. We build you a real net number, not a listing estimate.
2. We agree on your net price in writing before you sign. It's locked in unless a real structural issue turns up at inspection. No guessing at commissions, transfer taxes, or repair credits later.
3. We market your home above that locked-in number to a real financed buyer through our licensed broker partner, Silver Door Realty, and close in as little as 10 business days once you accept. The number on your net sheet is the number you actually walk away with.
Common questions
Does a seller net sheet include repair costs?
Yes, but only as a planning estimate, not a locked cost. Repairs aren't fixed until a buyer's inspection actually happens, so a good net sheet treats them as a range, not a hard number, alongside appraisal costs and staging costs. Ask your agent to show that range early, before you get a real offer, since actual repair credits can move your final number well past your first estimate.
Who actually prepares a seller net sheet?
A listing agent usually builds it, starting the first time you discuss selling. But you don't need to wait on anyone. Build your own rough version right now: list your mortgage payoff, expected commission or fee, transfer taxes, recording fee, and any attorney costs, then subtract that total from your expected sale price. Update it as real numbers replace estimates.
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.