Curious what you’ll actually pocket when you sell your Atlanta home? You’re not alone. Between commissions, payoffs, HOA fees, and taxes, the final number can feel unclear. This guide breaks down seller net sheets in plain English, with Fulton County specifics and a sample estimate so you can plan with confidence. Let’s dive in.
What a seller net sheet is
A seller net sheet is an estimate of your cash after closing. It starts with the sale price and subtracts closing costs, payoffs, prorations, fees, and taxes.
You use it to compare offers, plan for mortgage payoffs, and set expectations before you list. Your agent or the closing attorney can prepare one for you. Remember, it’s an estimate. Your final figures appear on your closing statement.
Key line items in Atlanta
Sale price and credits
Your starting point is the sale price. If you agree to seller-paid credits or concessions, those reduce your proceeds. Repairs or credits negotiated after inspection also lower the bottom line.
Real estate commissions
Sellers in many U.S. markets commonly see total commissions in the 5–6% range of the sale price, split between listing and buyer brokerages. Actual rates vary by property and market conditions. Confirm the exact amount in your listing agreement.
Mortgage payoffs and liens
Any mortgage, HELOC, or judgment is paid from your proceeds at closing. Your lender will issue a payoff statement that includes principal and daily interest through a payoff date. If the closing date shifts, the payoff amount may change slightly.
Prorated property taxes
Property taxes are prorated for the portion of the year you owned the home. In Fulton County, proration uses the most recent tax bill along with county and city millage rates. The proration appears as a line item on your closing statement and typically reimburses the buyer for your share through the closing date.
Title insurance and closing fees
In Georgia, it is common for the seller to pay for the owner’s title insurance policy, though this can vary by deal and should be confirmed in the contract. The buyer usually pays for a lender’s policy if they finance. Closing attorneys or title companies handle settlement, with fees for settlement, courier, and wire services that vary by provider and sale price.
Recording and documentary fees
Expect Fulton County recording and deed-related fees for items like the deed and mortgage release. Exact amounts depend on the county fee schedule and will be reflected by the closing attorney or title company.
HOA and condo items
If your property is part of an HOA or condo association, expect an estoppel or payoff letter fee and any outstanding dues or assessments to be settled at closing. Dues are typically prorated between you and the buyer.
Repairs, credits, and concessions
Inspection requests often lead to repairs or a seller credit. Any agreed credit shows on the closing statement and reduces your proceeds dollar for dollar.
Surveys, pest, and municipal items
Responsibility for surveys, pest inspections, and municipal certificates depends on the contract and local custom. Your closing team will confirm which items apply and who pays.
Miscellaneous closing costs
Plan for smaller items such as wire, courier, payoff processing, notary, and document prep fees. These are minor individually but add up.
Taxes on sale proceeds
If the home is your primary residence and you meet IRS ownership and use tests, you may exclude up to 250,000 dollars of gain if single or 500,000 dollars if married filing jointly. Georgia treats capital gains as part of state income. You may receive a Form 1099-S reporting your sale proceeds. Keep good records of your cost basis, including purchase price, capital improvements, and eligible closing costs.
Process and timeline in Fulton County
Pre-list steps that protect your net
- Request current mortgage payoff statements and note any prepayment penalties.
- Ask your HOA or management company for an estoppel and dues status.
- Pull your latest property tax bill and confirm exemptions and millage rates.
- Get estimates for any pre-list repairs or updates.
- Align with your listing broker on commission, seller-paid items, and pricing.
Who prepares the numbers
Your listing agent typically builds the first net sheet so you can compare scenarios. The closing attorney or title company prepares the final settlement statement. For accuracy, share current payoff letters, HOA statements, and the latest tax bill early.
When numbers can change
- After inspection, if you agree to repairs or credits.
- After appraisal, if the price adjusts due to value concerns.
- During final prep, when exact prorations, wire fees, and payoff interest are finalized.
Choosing a closing partner
Select a closing attorney or title company familiar with Fulton County recording and City of Atlanta requirements. Ask for a draft settlement statement a few days before closing so you can review and correct anything ahead of time.
Sample net proceeds estimate
Below is a hypothetical example to show how a net sheet comes together. Your figures will differ based on your payoff, price, and contract terms.
Assumptions for a 400,000 dollar sale:
- Total commission: 24,000 dollars
- Mortgage payoff: 200,000 dollars
- Prorated property taxes: 1,200 dollars
- Owner’s title policy: 1,500 dollars
- Closing attorney and courier: 600 dollars
- HOA estoppel and dues prorate: 300 dollars
- Repairs or credits to buyer: 3,000 dollars
- Recording and miscellaneous: 200 dollars
Calculation:
- Gross sale price: 400,000 dollars
- Less commission: 24,000 dollars
- Less mortgage payoff: 200,000 dollars
- Less taxes prorate: 1,200 dollars
- Less owner’s title: 1,500 dollars
- Less closing/title fees: 600 dollars
- Less HOA items: 300 dollars
- Less repairs/credits: 3,000 dollars
- Less recording/misc: 200 dollars
Estimated net proceeds: 168,200 dollars
This example does not include potential federal or state income tax on any capital gain, moving costs, or undisclosed liens. Your closing attorney will provide exact numbers.
Tips to boost your net
- Compare offers beyond price. A higher price with big concessions can net less than a clean offer.
- Nail down payoff dates. Ask your lender for current payoff letters close to the expected closing date.
- Clarify HOA fees early. Get the estoppel and understand all transfer or move-out fees.
- Time your closing. Coordinate closing dates to minimize tax and HOA prorations where possible.
- Review a draft statement. Ask for a preliminary settlement statement a few days before closing.
- Use strong presentation. Professional staging and premium marketing can attract more qualified buyers and improve your net.
Ready to see your numbers?
If you want a clear, custom net sheet for your Atlanta or Fulton County sale, we’re here to help. We combine local expertise with an owner-led, high-touch approach so you know exactly what to expect and how to maximize your proceeds. Reach out to LBBM Brokers to get your personalized estimate and plan your next move.
FAQs
What is a seller net sheet in Atlanta?
- It’s an estimate of your take-home proceeds after subtracting commissions, payoffs, prorations, fees, and taxes from your sale price.
Who usually pays for owner’s title insurance in Georgia?
- Local custom often has the seller pay for the owner’s policy, but it depends on the contract. Confirm with your agent and closing attorney.
How are Fulton County property taxes prorated at closing?
- Taxes are prorated using the most recent bill and local millage rates so each party pays for their time of ownership in the tax year.
What closing costs reduce a seller’s proceeds most?
- Commonly, commissions and mortgage payoffs are the largest, followed by title premiums, prorated taxes, HOA items, and any repair credits.
Will I owe capital gains tax on my Atlanta home sale?
- If it is your primary residence and you meet IRS rules, you may exclude up to 250,000 dollars single or 500,000 dollars married filing jointly. Gains beyond that may be taxable federally and in Georgia.
Can my net change after I accept an offer?
- Yes. Inspection credits, appraisal outcomes, precise tax and HOA prorations, wire fees, and payoff interest can shift your final number before closing.
Who prepares the final numbers for closing?
- Your closing attorney or title company prepares the final settlement statement. Your agent can update your net sheet along the way for accuracy.
