By Prerna Kapoor, CLHMS | REAL Brokerage | June 2, 2026
Most home sellers know the asking price. Some know the agent commission. Very few walk into a listing appointment knowing what they’ll actually take home at the end. That gap between sale price and net proceeds is where a lot of seller anxiety lives, and a good net sheet makes it disappear.
So let’s build one. Here’s exactly what comes out of your sale price in Colorado in 2026, and how to estimate your net before you sign a listing agreement.
What a Seller Net Sheet Actually Shows
A seller net sheet is a one-page projection of your sale that starts with the agreed sale price, subtracts every cost involved, and shows what hits your bank account at closing. Good agents prepare one at the listing appointment using a realistic price range, then update it once you have a real offer in hand.
It should include your existing loan payoff, real estate commissions, title and settlement fees, county recording, prorated taxes and HOA dues, and any seller-paid buyer concessions. If your net sheet skips line items or rounds heavily, ask for a more detailed version. You want to see every dollar.
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The single biggest line on most seller net sheets is the existing mortgage payoff. And here’s what trips a lot of sellers up: your payoff is not the same as your current loan balance.
Your lender will quote a payoff that includes the unpaid principal, interest accrued since your last payment, and any recording or wire fees. On a $400,000 balance, the payoff might be $402,000 by the time you close. If you have a second mortgage, a HELOC, or any liens on the property, those have to be paid off too. Pull a payoff statement two weeks before closing so you can spot any surprises early.
Commission: The Biggest Negotiated Cost
Real estate commissions used to be a single line on the seller’s side. After the 2024 buyer-agent agreement changes, the conversation has shifted. In 2026, you’re typically negotiating two things: what you pay your listing agent, and what you offer the buyer’s agent, if anything.
Total commissions in Colorado now commonly fall between 4.5% and 6% of the sale price, depending on the market, the property, and what you offer the buyer’s side. On a $650,000 sale at 5.5%, that’s $35,750. It’s still the largest controllable cost on your net sheet, but in many transactions it’s also what brings you the most prepared buyers and the cleanest offer.
Have a direct conversation with your listing agent about what services come with their fee, what’s optional, and how buyer-side compensation will be handled in your local market. Cheaper isn’t always better. Faster sale with fewer concessions often beats a discount commission with a longer days-on-market.
Title, Settlement, and Recording Costs
The seller in Colorado typically pays for the owner’s title insurance policy, which protects the buyer’s ownership rights. On a $650,000 sale, expect to pay roughly $1,500 to $2,500. Your settlement or escrow fee is usually $400 to $700 and is sometimes split with the buyer, depending on local custom.
The state documentary fee in Colorado is one cent per $100 of sale price, so $65 on a $650,000 home. Recording fees for the deed and any release of liens add another $50 to $150. These are small individually but worth showing on the net sheet so nothing surprises you.
Prorations and HOA Items
You’ll see prorations for property taxes and HOA dues on every Colorado closing statement. In Colorado, property taxes are paid in arrears, meaning you owe taxes for the time you owned the home this year, even though they won’t be billed until the following year. Your settlement company will credit the buyer for your share at closing.
HOA dues prorate the opposite direction if you paid in advance. You get a small credit back. The HOA may also charge a status letter fee and an owner transfer fee, typically $200 to $500 combined, and that comes off your side. If your HOA has a special assessment in process, you may have to pay your share at closing.
Buyer Concessions Are the Sneaky Line
In the slower spring 2026 market, buyer concessions are common. A buyer may ask for a closing cost credit, a rate buy-down, a repair allowance, or a home warranty. Each of these reduces your net proceeds dollar for dollar.
A $10,000 closing cost credit looks identical on your net sheet to a $10,000 price reduction. The difference is that the price reduction lowers comparable sales for the next neighbor who sells, while a concession keeps the recorded sale price higher. Talk through this trade-off with your agent during offer negotiation. Sometimes accepting a concession is the smarter long-term move, sometimes a price cut is.
Estimating Your Net Before You List
For a quick estimate, start with your expected sale price. Subtract your payoff, then subtract about 7% of the sale price to cover commissions, title, settlement, prorations, and typical concessions. That gives you a working number to plan around.
On a $650,000 home with a $400,000 payoff, that’s roughly $650,000 minus $400,000 minus $45,500, leaving about $204,500. Your actual number will be higher or lower depending on commission negotiation, concessions, and timing, but this gets you in the right neighborhood for planning your next purchase or your move.
Update the Net Sheet When You Have an Offer
The most useful net sheet is the one your agent prepares the moment you receive an offer. Real price, real commission, real concession requests, real closing date. That’s the number you should use to decide whether to accept, counter, or walk away.
If you’re considering selling in the next six months and want a realistic net sheet for your specific home, I’m happy to put one together. No pressure to list, no pressure to commit. Just clear numbers so you can make a decision that fits your life.
Prerna Kapoor | REALTOR® | Luxury Home Specialist
REAL Brokerage | 720-949-5450 | info@prernakapoor.com
CLHMS • RENE • PSA • ABR | International Sterling Society Award Winner
Prerna specializes in residential real estate across Parker, Aurora, Lone Tree, Castle Pines, Highlands Ranch, Cherry Creek, Greenwood Village, and Centennial. She speaks English, Japanese, and Hindi.
