Las Vegas Seller Net Proceeds Calculator
Estimate what may remain after your mortgage payoff, negotiated transaction expenses, Clark County transfer tax, HOA charges and other selected selling costs — a working seller net sheet, free and with nothing gated.
To estimate net proceeds from selling a home in Las Vegas, start with the expected sale price and subtract mortgage and lien payoffs, negotiated brokerage compensation, any seller concessions, the Clark County Real Property Transfer Tax, title and escrow estimates, and HOA-related charges. What remains is your estimated cash from closing; subtracting preparation and moving costs gives your all-in proceeds. This free calculator models all of it locally in your browser.
Last reviewed July 12, 2026 · Educational estimate — not a settlement statement
Additional mortgage payoffs & liens
Second mortgage, HELOC, judgment or lien, solar loan attached to title, or any other payoff.
Brokerage compensation — negotiated
Brokerage compensation is negotiable and depends on written agreements and transaction terms. Enter only the amount applicable to your scenario. There is no default.
Seller concessions & credits to buyer
Transfer tax — Clark County (automatic)
Estimated automatically at $2.55 per $500 of value or fraction thereof (no tax at $100 or less), per the Clark County Recorder. Transfer-tax exemptions or special circumstances are not modeled.
Title, escrow & recording estimates
These vary by title company and transaction; no amounts are assumed. Ask your escrow officer for a quote, or leave blank.
Property-tax proration
Enter your own estimate, or use the helper. The final figure comes from escrow.
HOA & community association
SID/LID, assessments & solar
Responsibility for assessments and solar balances varies by contract and transaction — enter what applies to your scenario.
Preparation costs (before closing)
Not every seller pays these — enter only what applies. They do not appear on the settlement statement but affect your true bottom line.
Transition costs (moving & overlap)
These may not appear on the settlement statement but can affect your total economic proceeds.
Custom deductions & credits
Your estimated results
Estimates for educational and planning purposes only — not a settlement statement, quote, or guarantee. Actual amounts depend on contracts, payoff statements, title and escrow charges, HOA documents, taxes and closing adjustments.
Online estimates are useful for planning. Milvado Realty can prepare a property-specific net sheet using your expected sale price, payoff information and likely transaction costs — free, and without obligation.
What sale price may I need to reach my net goal?
This mode reuses every cost you entered (or will enter) on the first tab — payoffs, compensation, concessions, transfer tax, title/escrow, HOA and preparation costs — and solves for the required sale price, including the stepped Clark County transfer-tax formula.
Compare up to three offers by estimated net
Shared costs — payoffs, listing compensation, transfer-tax method, title/escrow, HOA and preparation — come from the first tab and apply to every offer. Enter what differs per offer below. For a rent-back, enter a positive number for a credit to you or a negative number for a cost.
What Is a Seller Net Proceeds Calculator?
A seller net proceeds calculator (often called a seller net sheet) estimates the cash a homeowner may receive from a sale after every payoff and selling cost is subtracted from the price. In plain language, the arithmetic is:
Expected sale price − mortgage & lien payoffs − negotiated brokerage compensation − seller concessions − estimated transfer tax − title, escrow & recording estimates − HOA, tax & assessment charges + credits to the seller = estimated cash from closing. Subtracting preparation and moving costs from that figure gives your estimated proceeds after all selected costs — the number that actually lands in your life, not just at the closing table.
This tool works the same way for a condo near the Strip, a townhome in Spring Valley, or a single-family home in Henderson, Summerlin, North Las Vegas, Enterprise or Centennial Hills — the inputs change, the arithmetic does not.
Terms Worth Knowing
- Seller net proceeds — the estimated cash remaining for the seller after all payoffs and selling costs.
- Seller net sheet — an itemized worksheet of those payoffs and costs; escrow prepares an official version, and this calculator produces a planning version.
- Mortgage payoff — the amount required to fully release your loan, usually higher than the statement balance because it includes accrued interest and possible lender charges.
- Seller concession — anything the seller agrees to pay on the buyer's behalf, such as closing-cost credits, repair credits, or a rate buydown.
- Real Property Transfer Tax — the county-recorded tax on the transfer; in Clark County, $2.55 per $500 of value or fraction thereof.
- HOA proration — the split of association dues between seller and buyer as of the closing date, alongside any resale-package, transfer or capital-contribution fees.
- Cash from closing — the estimated amount disbursed to the seller at closing, before pre-sale preparation and moving costs are considered.
How the Clark County Transfer Tax Is Estimated
The calculator applies the county formula exactly rather than approximating with a flat percentage: values of $100 or less incur no tax; above that, the tax is $2.55 for each $500 of value or fraction thereof — meaning the value is rounded up to the next $500 increment before multiplying. A $500,001 price is taxed as 1,001 increments, not 1,000.02. Source: the Clark County Recorder's transfer-tax calculator and the Nevada Department of Taxation. Rate last verified July 12, 2026. Exemptions and special circumstances are not modeled; properties outside Clark County accept a manual estimate instead. A worked example: on a $450,000 sale, 900 increments × $2.55 = $2,295.
Everything else in the tool — compensation, concessions, title and escrow amounts, HOA charges — is deliberately user-entered with no defaults, because those figures are negotiated or quoted per transaction. An estimate built on your real numbers beats one built on someone else's assumptions. For a full plain-English tour of each line item, see our guide to closing costs on both sides of a sale.
Payoff vs. Balance, and Closing Cash vs. All-In Proceeds
Balance is not payoff. Your monthly statement shows principal; the payoff statement your lender issues adds interest through the payoff date and any release charges. Plan with the payoff, not the balance — the difference on a large loan can run to four figures.
Closing cash is not the whole story. The wire you receive at closing ignores what you spent getting there — paint, repairs, staging — and what the move itself costs. That is why this calculator reports two numbers: estimated cash from closing and estimated proceeds after all selected costs. Sellers coordinating a purchase at the same time should also read how to sell and buy without moving twice.
And the highest offer may not net the most. A $505,000 offer asking for $15,000 in concessions and seller-paid compensation can net less than a clean $495,000 offer. The comparison tab exists precisely for that math — though the highest estimated net still is not automatically the strongest offer once financing, contingencies and closing certainty are weighed.
What This Calculator Does Not Include
It does not calculate capital-gains tax (individual circumstances vary — talk to a qualified tax professional), does not model transfer-tax exemptions, does not quote title premiums or escrow fees (enter quotes from your escrow officer), does not reproduce the exact escrow proration math, and does not judge whether an offer's terms beyond money are acceptable. It is an educational planning tool — your escrow officer's settlement statement is the final word. For a property-specific version built on your payoff statement and real quotes, request a personalized net sheet — free, prepared alongside a home valuation.
Questions About Estimating Your Net
About These Estimates
All results produced by this calculator are estimates for educational and planning purposes only. Actual amounts depend on contracts, payoff statements, title and escrow charges, HOA documents, taxes, assessments, negotiations and closing adjustments. Brokerage compensation is negotiable and transaction-specific; no percentage is standard. This tool is not a final settlement statement, title or escrow quote, tax calculation, or legal opinion, and it does not provide legal, tax, title, lending or financial advice. Consult the appropriate licensed real estate, escrow/title, legal, lending and tax professionals for your situation. Milvado Realty does not guarantee any estimate produced by this tool.
Plan the Rest of the Sale
Want the numbers checked against your actual property?
A personalized net sheet built on your payoff statement and real quotes — free, alongside a valuation.