Free seller net calculator

What you'll actually walk away with, selling in St. Louis or the Metro East

No email required. Your numbers stay in your browser. Nothing is saved and nothing is sent.

Price minus payoff is not your number. Nine more lines sit between them. Put your own figures in below and watch the bottom line move.

This changes the transfer stamp line and a few of the notes.

Sale price you are working from Your number, not ours. This tool does not estimate what your home is worth and nothing here is an opinion of value.

What you still owe

Use your payoff, not your app balance. A payoff is quoted good through a date and includes interest to the day the loan funds.

First mortgage payoffOr your current balance, if you do not have a payoff quote yet.

Second mortgage, HELOC, or other lien A HELOC usually has to be closed, not just paid to zero, or it holds up the release.

Brokerage compensation

Broker compensation is not set by law and is fully negotiable. There is no standard rate and no customary rate. These fields start empty on purpose. You will not have these numbers yet if you have not signed a listing agreement. Put in any figure to see how much it moves your net. Seeing the size of that swing is the point of this exercise.

Your listing brokerage, as agreed in writing Enter a percent or a dollar amount. Either one works.

Buyer's broker, if you agree to pay any Since August 2024 this is a separate decision, negotiated deal by deal, handled by a named rider to the contract, not through the MLS. Whatever you pay is credited against what the buyer already owes their own broker, and that broker cannot collect more than their buyer agreement says.

Concessions to the buyer

Money you agree to put toward the buyer's costs

The buyer's loan caps how much you may contribute. On a conventional loan for a principal residence the limit is 3% above 90% loan to value, 6% from 75.01% to 90%, and 9% at or below 75%, figured on the lower of price or appraised value. Anything over the cap gets deducted from the price. FHA, VA, and USDA set their own limits. One important exception: as the rules stand today, compensation you pay to the buyer's broker is treated separately and does not count against these caps. Concessions toward the buyer's closing costs do. Have the buyer's lender confirm both numbers before you agree to either.

Closing costs

Title and settlement charges on your side In Missouri, who buys the owner's policy is an election in the contract, and the seller's share is capped at a negotiated dollar amount. Ask the title company for their fee sheet in writing. Closing at the same title company as the buyer is the safer default: use a different one without a common underwriter and the contract makes you sign a notice that your settlement funds are not protected by the title insurance underwriter.

Missouri has no statewide real estate transfer tax, so there is no state stamp line to calculate here. Ask your title company to confirm nothing local applies at your address.

Property tax proration credit to the buyer Missouri: whoever owns on January 1 owes the whole year. Close mid year and you credit the buyer for the months you owned. Sellers are more surprised by this line than by any other.

Municipal inspection fees, and any repairs ordered Many municipalities require an occupancy or point of sale inspection before anyone can move in, and it is often the seller who applies. The fee is small. The repairs have no cap.

Special taxes and special assessments CIDs, TDDs, and neighborhood improvement districts. Pull your last full tax bill and read every line before you set expectations.

Pre listing work and moving Paint, carpet, landscaping, staging, storage, cleaning, movers, and repairs you choose before photos. No honest range exists, so decide your own number early. Two the contract adds: a backflow certification dated within twelve months of closing if you have a lawn irrigation system, and turning the utilities back on at your expense for inspections and the walk through if you have already moved out.

Anything else you already know about Agreed repairs, a home warranty, anything specific to your deal.

Estimated net proceeds

Enter a sale price to begin.

This is an estimate, not a quote, and not a contract. This tool is general educational information. It is not an appraisal, a broker price opinion, a comparative market analysis, an opinion of your home's value, a loan estimate, a closing disclosure, or legal, tax, or accounting advice. Every figure it produces is calculated from numbers you enter, and any line you leave blank only moves the result down. Your actual proceeds will differ and will depend on your final contract terms, your lender's payoff statement, prorations, title and closing charges, inspection negotiations, and local requirements. Broker compensation is not set by law and is fully negotiable. No figure shown here is a quoted, standard, customary, typical, or recommended rate. For numbers specific to your property, consult a lender, a closing attorney or title company, and your tax professional. Information deemed reliable but not guaranteed.

One tax question before you treat that as spendable

Federal law lets many homeowners exclude up to $250,000 of gain on the sale of a main home, or $500,000 if married filing jointly, if you owned and lived in it for at least two of the five years before the sale. Gain is not proceeds. It is price minus selling costs minus your basis, and your basis rises with improvements you made over the years. Renting the home out at any point changes the answer. This is a conversation with a CPA, and it is cheaper before you sell than after. IRS Topic No. 701 and Publication 523, current as of January 2026.

Save or print MY numbers

This is your own breakdown, with the figures you entered. Nothing is sent anywhere. Save it before you request the guide below, because this page clears when you submit the form.

Free 7 page guide, a separate document

The lines you left blank are the expensive ones

This is not your numbers. Your numbers are above, and the button beside them saves those. This is the St. Louis Seller's Net Sheet, a 7 page guide that tells you exactly who to ask for every number you could not fill in, and what to ask them. That includes the Metro East occupancy inspection table showing which cities require one, who has to apply, and the current fee. Collinsville makes the seller apply seven days before title transfers. Most sellers find that out too late.

It is free, and you can download it on the next page straight away. We ask for your email so we can send you a copy too, and we will also send occasional St. Louis and Metro East real estate education. Unsubscribe from any email in one click. We never sell or share your information.

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What you'll actually walk away with, selling in St. Louis or the Metro East

One tax question before you treat that as spendable

The lines you left blank are the expensive ones

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