What will you actually walk away with?

How this net sheet works

Estimated net = sale price minus five things sellers actually pay in a Western NC closing:

• Mortgage payoff. Every loan secured by the home, at the payoff-letter figure (a touch higher than your statement balance because interest accrues to the closing date).
• Commission, both sides. There is no standard rate in North Carolina; the listing fee and any buyer-agent concession are both negotiated, line by line, and since the 2024 NAR settlement the buyer-side is explicitly your call in the offer. The full honest breakdown: can you negotiate realtor fees in NC.
• NC excise (transfer) tax. Set by statute at $1 per $500 of price (or fraction thereof), paid by the seller at recording under NCGS 105-228.30. On a $450,000 sale that's $900. Details: how NC's excise tax works.
• Attorney and settlement fees. NC closings run through a closing attorney (not a title company), typically at a flat quoted fee. Enter the quote you're given; the default here is only a placeholder.
• Repairs and credits. Whatever the due-diligence negotiation produced.

What it deliberately leaves out

Prorated property taxes (a closing-date adjustment, usually modest), community transfer or capital-contribution fees (real money in some gated communities; check your covenants), staging and prep you choose to do, and capital-gains tax if your profit exceeds the federal exclusion. The attorney's settlement statement is the final word; this sheet is for deciding whether the move makes sense before you list.

Reading your result

Two numbers matter more than the big one. Costs as a percent of price tells you how efficient the sale is (most WNC sales land in the mid-single digits before repairs). Equity before costs tells you what the market gave you; if the net feels thin, the fix is usually price strategy or timing, not shaving a quarter point off commission. When you want the real version, the CMA is free and the selling guide covers the whole process.