Seller Net Proceeds Calculator

Educational estimate only. This calculator uses standard formulas and the figures you enter. It is not a loan offer, a guarantee of terms, an appraisal, or tax advice. Property tax rates vary substantially by municipality and school district in Montgomery and Chester County. Confirm every number with your lender, title company, and tax professional before making a decision.

The number that matters is the net, not the price

Sellers anchor on sale price, but the only figure that affects your life is what lands in your account at settlement. Two offers at different prices can net you nearly the same amount once you account for requested credits, repair concessions, and closing cost assistance.

Pennsylvania levies a realty transfer tax that is commonly 2 percent of the sale price in total — 1 percent to the Commonwealth and 1 percent split between the municipality and school district — though some municipalities levy a higher local rate. By long-standing local custom it is usually split evenly between buyer and seller, which is why the default here is 1 percent. It is negotiable, and in some transactions it is not split evenly at all.

Notes on using this

• Commission is negotiable and, since the 2024 industry changes, buyer-agent compensation is separately negotiated and disclosed rather than assumed. The single percentage field here is a simplification — ask me for the specific breakdown in your situation.
• Other closing costs for a seller typically include title and settlement fees, deed preparation, notary, courier, and any municipal use-and-occupancy or resale certificate required by your township or borough.
• If you have a home equity line of credit, a second mortgage, or any lien, add it to the payoff figure. Payoff amounts also include interest through the settlement date, so they are always slightly higher than your current statement balance.
• This does not calculate capital gains tax. Most primary-residence sellers qualify for the federal exclusion, but it has ownership and use requirements and it is not universal. Talk to your tax professional.
• Prorated property taxes and any unused escrow balance can adjust your final number in either direction at settlement.