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Seller Net Calculator

Nieto Properties
Marc Nieto · Brokered by Epique Realty

Seller Strategy · Connecticut

The Net Sheet Arcade

Price is the score everyone watches. Net is the score that pays you. Move the sliders and watch what each strategy puts in your pocket. Straight answers. Real numbers. Zero pressure.

Marc Nieto, Epique Realty

Set the board

An offer that carries no buyer-agent compensation from you.

Wider buyer pool, more competition. Break-even is shown below.

Negotiable. Not set by law. Example rate, not a quote.

Example rate. Applied the same in A and B.

Taxes, attorney, title. Example only. Adjust to the property.

Leave at $0 to see net proceeds before payoff.

Default from NAR medians ($360,000 vs $425,000). See the note below.

Example with a $1,000,000 offer and no buyer-agent compensation: about $955,000 to you. A $1,040,000 offer with 3.5% buyer-agent compensation: about $956,800 to you. A 3.63% higher offer covers a 3.5% commission. Turn on JavaScript to move the sliders on your own numbers, or call 914-409-5555.

Reality check · national data

$425,000Median price, agent-assisted sales
$360,000Median price, for-sale-by-owner sales
$65,000Median gap, about 18% above the FSBO median
5%FSBO share of sales, an all-time low. 91% of sellers used an agent

Read this fairly. Those are medians of different homes. FSBO sales skew toward lower-priced property types and sales to people the seller already knows, so the gap is not proof that an agent adds exactly that much to your price. It does show that FSBO is a small and lower-priced slice of the market. Option C applies the median gap to your home as a stress test, not a prediction.

Power-up table · what Option B nets versus Option A at each buyer-agent rate

Why the rules changed the math

Since August 17, 2024, MLS rules under the NAR settlement bar listing buyer-agent compensation offers on the MLS, and buyers must sign a written agreement with their agent before touring a home. Compensation is negotiable and not set by law. A seller can still choose to offer it outside the MLS. The question for you is not whether you are required to pay. It is which strategy leaves more money in your pocket.

Want this run on your home? Send me the address and I will build your real net sheet. Let’s talk.
MARC NIETONieto Properties, brokered by Epique Realty
914-409-5555
Marc@NietoProperties.com
MarcNieto.EpiqueRealty.com

Sources. Median prices, FSBO share and agent share: NAR 2025 Profile of Home Buyers and Sellers, transactions July 2024 to June 2025. Settlement practice changes effective August 17, 2024: NAR. Illustration only. Commission rates, closing costs and prices are examples, not a quote, a guarantee of sale price or legal or tax advice. Buyer-agent compensation is negotiable. Marc Nieto, Epique Realty, CT Salesperson 0816891, NY Salesperson 10401349597. Equal Housing Opportunity.

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