What will the seller walk away with?

Payoffs, commission, transfer tax, fees and the property-tax proration, taken off the price in closing-statement order. Change a number and the net follows.

The sale

State or province

Sale price

Commission (%)

Plus a flat fee ($)

What the seller owes

Mortgage payoff ($)

Second mortgage or liens ($)

Property tax for the year ($)

Closing date

The seller has already paid this year's property tax

HOA or condo fees ($)

Title, escrow or legal fees ($)

Credits to the buyer ($)

Other costs ($)

Transfer tax

Who pays it

Local transfer tax (% of the price)

County, city or municipal tax on top of the state or provincial one. Leave at 0 if there is none.

Estimated net to seller

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An estimate, not a closing statement. The figures from the lender, title company or lawyer govern. Transfer taxes use the state or provincial rates in table 2026.09, checked September 27, 2026; local taxes count only as you enter them. Property tax is prorated on a calendar year, with the buyer owning closing day.

Closer for realtors

Your Wrasse agent does this automatically.

Closer drafts this for a listing appointment from a few texted numbers, and updates it when an offer comes in. It is an agent for realtors, running in the messaging apps you already use.

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