Eric Lawrence Frazier, MBA
Advisory Services
Principal Advisor: Eric L. Frazier, MBA
Real Estate Broker CA DRE 01143484 · Mortgage Originator NMLS 461807
Your Trusted Advisor in Business and Wealth
ILLUSTRATIVE SAMPLE. The property, owner and every figure below are fictional examples built on typical Riverside County assumptions. Not a real transaction.
Seller Net Proceeds Analysis
Seller Net Sheet California
- Property
- 100 Example Ridge Court, Riverside, CA 92506 (fictional)
- Details
- Single-family estate · 5 bd · 4.5 ba · 4,200 sq ft · 0.6 acre · pool · built 2006 · no HOA
- Sale price
- $1,500,000 (assumed accepted offer)
- Closing
- June 15 (example)
- Prepared by
- Eric L. Frazier, MBA, Principal Advisor
Sale price
$1,500,000
Standard net sheet says
$610,555
Estimated net proceeds
$499,355
1. Mortgage payoff
| Loan principal balance | $780,000 |
| Interest owed, 15 days at 6.5% | $2,084 |
| Reconveyance fee | $45 |
| Total payoff | $782,129 |
2. Selling expenses
| Real estate commission (5.0%) | $75,000 |
| Escrow fee (seller share) | $3,100 |
| Owner's title insurance policy | $3,650 |
| Natural hazard disclosure report | $125 |
| Home warranty for buyer | $750 |
| Recording, notary and courier | $400 |
| Total selling expenses | $83,025 |
3. Taxes and prorations
| County documentary transfer tax ($1.10 per $1,000) | $1,650 |
| Property tax proration (166 days unpaid) | $7,641 |
| Total taxes and prorations | $9,291 |
4. Credits to buyer
| Repair credit to buyer after inspection (1%) (money lost) | $15,000 |
| Total credits | $15,000 |
Standard net sheet result
| Sale price | $1,500,000 |
| Less mortgage payoff | −$782,129 |
| Less selling expenses | −$83,025 |
| Less taxes and prorations | −$9,291 |
| Less credits to buyer | −$15,000 |
| Net per standard net sheet | $610,555 |
5. Costs no one talks about (estimated)
| Holding costs, 6 months at $7,900/mo | $47,400 |
| Price cut to get an offer (2%) (money lost) | $30,000 |
| Surprise repairs before closing | $18,000 |
| Paying for two homes, 2 months | $15,800 |
| Total estimated hidden costs | $111,200 |
Reconciliation
| Net per standard net sheet | $610,555 |
| Less estimated hidden costs | −$111,200 |
| Estimated net proceeds | $499,355 |
Check: $1,500,000 − $782,129 − $83,025 − $9,291 − $15,000 − $111,200 = $499,355
6. Scenario analysis
| Scenario | Estimated net | vs. base |
|---|---|---|
| Base case (as above) | $499,355 | — |
| Sells 5% higher ($1,575,000) | $568,272 | +$68,917 |
| Sells 5% lower ($1,425,000) | $430,437 | −$68,918 |
| On market 3 months, not 6 | $523,055 | +$23,700 |
| On market 12 months, not 6 | $451,955 | −$47,400 |
| Cash buyer at 72% ($1,080,000), closes in 14 days | $265,967 | −$233,388 |
Notes and assumptions
- Payoff interest is simple daily interest on the principal balance: $780,000 × 6.5% ÷ 365 × 15 days. Your lender's payoff demand is the final figure.
- Riverside County documentary transfer tax is $1.10 per $1,000 of price. Some cities add their own tax; Riverside city does not in this example.
- Property tax proration assumes the second installment is unpaid and the seller owes Jan 1 through closing (166 days of a $16,800 annual bill).
- Commission, escrow and title figures are typical examples; actual amounts are negotiated and quoted by your escrow and title company.
- Hidden costs are estimates members adjust in the calculator: months on market, price cuts, surprise repairs and paying for two homes. Concessions and price cuts are shown as money lost.
- The cash buyer scenario assumes 72% of value, no commission, no repairs, no holding months and a 14-day close.
- All amounts are rounded up to the next dollar. Not tax, legal or appraisal advice.
Run this analysis on your own home
Members use the full calculator: adjust every estimate, look up an online home value, compare a cash offer, score urgency and readiness, and print their own report.