Miami Seller's Net Sheet: What You'll Actually Walk Away With

May 28

What is a seller's net sheet in Miami real estate?

A seller's net sheet is a written estimate — usually prepared by your listing agent at the first appointment — that shows what you'll actually receive after commissions, doc stamps, title fees, property tax prorations, and any mortgage payoff are subtracted from your sale price. In Miami-Dade, expect total seller-side deductions of roughly 7–10% of the sale price for a single-family home with no mortgage — more if you carry a balance or agree to seller concessions. The net sheet is a planning document, not a guarantee, but every seller should have one before deciding on a list price.

By Lynley Ciorobea | May 28, 2026

If you're thinking about selling, one of the first numbers you need to see isn't your Zestimate. It's your net sheet.

Your sale price and your net proceeds are not the same number. In Miami's luxury market, the gap between them can easily run $150,000 to $300,000 or more on a typical transaction. A seller's net sheet makes that gap visible before you commit to a list price, compare offers, or start planning your next move.

Here's how it works, what goes into it, and what to realistically expect at Miami's price points.

What a Seller's Net Sheet Actually Is

A net sheet is a one-page estimate your listing agent prepares before you list. It starts with your anticipated sale price, then subtracts every cost and obligation that comes out of your proceeds at closing. What remains at the bottom is your estimated net — the number that actually arrives in your account.

Under Florida Statute 475, your real estate agent has a fiduciary duty to serve your financial interests. Providing an accurate net sheet before you sign a listing agreement is part of that duty. If an agent doesn't offer one at the first meeting, ask for it. Comparing net sheets from multiple agents is one of the clearest ways to evaluate who actually understands your market and your numbers.

Important: the net sheet is an estimate, not a binding document. Your actual closing statement — called the ALTA/HUD-1 or settlement statement — is the final version you sign at the closing table, prepared by your title company or attorney. But a well-prepared net sheet gets you close, and it's the tool you'll use throughout the listing process to evaluate whether a given offer actually works for you.

The Major Line Items on a Miami Seller's Net Sheet

Real Estate Commission

Commission is typically the largest line item on any net sheet. In Miami's luxury market, total commission runs 5–6% of the sale price, now structured as a negotiated seller-side cost following the NAR settlement in August 2024. On a $2.5M home, that's $125,000–$150,000 leaving your proceeds.

If you're unsure how commission works post-NAR settlement — including when sellers still choose to offer buyer-agent compensation and when they don't — this guide on what Miami sellers actually pay walks through the current structure in detail.

Documentary Stamp Tax (Doc Stamps) on the Deed

Florida sellers pay a transfer tax called "doc stamps" on the deed at closing. In most of the state, the rate is $0.70 per $100 of the sale price. Miami-Dade is different — the rate here is $0.60 per $100.

For a single-family home, that's the entire rate.

If you're selling a condo or townhome, Miami-Dade adds a surtax of $0.45 per $100 on top of the base rate, bringing the total to $1.05 per $100. This distinction matters:

Single-family home at $2.5M: $2,500,000 x 0.006 = $15,000
Condo at $2.5M: $2,500,000 x 0.0105 = $26,250

That's an $11,250 difference on the same sale price, depending entirely on property type. Many sellers don't realize the surtax exists until they see the closing statement. For more on how Miami-Dade's closing costs differ from the rest of Florida, including who pays which line items, see this breakdown.

Title Insurance (and Why It Usually Doesn't Come Off Your Proceeds in Miami-Dade)

In most of Florida, the seller pays for the owner's title insurance policy. Miami-Dade flips this. By local custom, the buyer pays for owner's title insurance and selects the title company in Miami-Dade County — the opposite of the statewide norm.

This means title insurance usually won't appear as a deduction on your net sheet. What you will see on your side: title search fees and closing or settlement fees charged by the attorney or title company, which typically run $800–$1,500 depending on the service provider and complexity of the transaction.

This can be negotiated differently in a specific contract, so always verify what's been agreed to in writing.

Attorney Fees

Florida doesn't legally require an attorney to close a real estate transaction, but for luxury and complex deals in southern Miami, attorney representation for the seller is well worth it. Attorney fees for seller-side representation typically run $2,000–$4,500. Transactions involving trusts, estates, LLCs, FIRPTA withholding, or contested ownership structures will run higher.

Property Tax Proration

Florida property taxes are billed in arrears. At closing, you'll owe the buyer a credit for the portion of the tax year you occupied the property. This credit is based on the most recent tax bill and calculated through the closing date.

If you close in mid-June, you're crediting roughly 4.5 months of taxes. On a $2.5M Coral Gables home with an effective tax rate around 0.7–0.9%, that's a proration credit of roughly $6,500–$8,500. On a $4M Pinecrest estate, the proration could easily exceed $15,000.

This is one of the line items that most surprises sellers — especially those who haven't sold in a while. Don't skip it on your estimate.

Your Mortgage Payoff

If you carry a mortgage, the full payoff balance — principal plus accrued interest through the closing date, plus any prepayment penalty if applicable — comes off the top of your proceeds. Your lender provides a 30-day payoff statement that reflects the exact amount due as of the anticipated closing date.

If you own the property free and clear, skip this line. If you don't, the mortgage payoff is typically the single largest deduction on the entire net sheet — larger than commission in some cases.

Seller Concessions

In the current Miami market, where single-family homes in Coral Gables average 84–114 days on market and Pinecrest posted a 91-day median DOM in Q1 2026, buyers have more room to negotiate than they did two or three years ago. Requests for closing cost credits or interest rate buydown contributions are more common now.

A $25,000 concession on a $2.5M sale is 1% of your proceeds. It may not derail the deal, but it belongs on your net sheet so you're not caught off guard at the negotiating table.

What to Expect at Miami's Luxury Price Points

The following examples assume a Coral Gables or Pinecrest single-family home, no outstanding mortgage, and a standard commission structure. These are illustrative estimates — your actual numbers will depend on your tax history, the specific terms negotiated, and your closing date.

At $1.5M:

At $2.5M:

At $4M:

At each price point, you're looking at deductions of roughly 6.5–7.5% of the sale price when selling a paid-off single-family home. Add a mortgage payoff and concessions and you can be closer to 10% or more. For a condo with the surtax, the doc stamp line alone adds $11,250 at $2.5M.

Understanding your capital gains position is also part of the full financial picture. Florida has no state capital gains tax, and federal exclusions may significantly reduce — or eliminate — your federal tax exposure on the sale. This post on capital gains and Miami home sales covers the specifics.

Why the Net Sheet Matters as Much as the List Price

Most sellers focus on the list price. What actually drives your financial outcome is the net number — and two offers at the same sale price can produce meaningfully different proceeds if the terms, concessions, and contingency structures differ.

A financed offer at $2.5M with a $30,000 closing cost concession and a 45-day close looks different on a net sheet than a cash offer at the same price with a 14-day close and no concessions. The first nets you roughly $30,000 less, closing costs for an additional 30 days of carrying costs, and more exposure to appraisal risk. The second closes quickly with full proceeds.

When offers come in, I run a side-by-side net comparison for every scenario before my clients respond. The sale price gets the headline. The net sheet drives the decision.

Your specific net will depend on your property type, your tax bill, your mortgage balance, and what's negotiated in the contract. If you're starting to think about selling in Coral Gables, Pinecrest, Coconut Grove, Palmetto Bay, or the surrounding area, I'm happy to walk through your actual numbers before you ever commit to a list price. Reach out anytime.

Frequently Asked Questions

When should I ask for a seller's net sheet?

Ask for it at your first listing appointment, before you sign anything. A good agent will bring one proactively — it's part of their fiduciary duty under Florida Statute 475 to represent your financial interests accurately. If you're evaluating multiple agents, compare their net sheet estimates side by side. Differences in how agents calculate commission or estimate concessions can reveal a lot about how they approach your transaction.

Does title insurance come off my proceeds in Miami-Dade?

Usually not. By local custom in Miami-Dade, the buyer pays for the owner's title insurance policy and selects the title company. This is the reverse of most Florida counties. You will pay title search fees and closing settlement fees, but typically not the full title insurance premium. The purchase contract can change this, so always verify what's been agreed to in writing.

How do doc stamps work differently for condos vs. single-family homes in Miami-Dade?

For single-family homes, sellers pay $0.60 per $100 of the sale price. For condos and townhomes, Miami-Dade adds a $0.45 per $100 surtax, bringing the total to $1.05 per $100. On a $2.5M condo, that's $26,250 in doc stamps versus $15,000 for a single-family home — an $11,250 difference. If you're selling a condo, this line item should be prominent on your net sheet.

Can two offers at the same price produce different net proceeds?

Yes, significantly. Seller concessions, post-inspection repair credits, fee responsibilities, and the closing timeline all affect your actual net. A 45-day close adds three weeks of carrying costs compared to a 21-day close. Your agent should run a side-by-side net comparison before you respond to any offer, especially when evaluating cash versus financed buyers or when concessions are on the table.

What's the difference between a seller's net sheet and my closing statement?

A net sheet is an advance estimate your agent prepares to help you plan. Your closing statement (ALTA/HUD-1) is the final, legally binding document prepared by the title company or attorney at closing, showing every actual debit and credit. The two should be close if the net sheet was well-prepared, but the settlement statement is the number that counts.

Knowing your net before you list changes how you think about every part of the sale — from how you set your price, to how you respond to offers, to how you plan for what comes next. It's the number that tells you whether selling now actually makes sense for your situation.

If you're thinking through this for a property in Coral Gables, South Miami, Pinecrest, Coconut Grove, or Palmetto Bay, I'd be glad to walk you through your specific numbers. Reach out anytime at lynleyresidential.com.

About Lynley Ciorobea

Lynley Ciorobea is a Miami-born real estate professional known for helping homeowners successfully prepare, position, and sell their homes across Coral Gables, South Miami, Pinecrest, Palmetto Bay, and the surrounding southern Miami neighborhoods. Since 2007, she has built her business around thoughtful strategy, strong negotiation, and a marketing-first approach designed to help listings stand out in an ever-evolving market.

A true local, Lynley grew up in Pinecrest and graduated from Palmer Trinity School before attending Duke University, where she earned a BA in Psychology. Her deep roots in Miami give her a nuanced understanding of the architecture, lifestyle, and character that make each neighborhood distinct. From classic Old Spanish homes in Coral Gables to newer construction in South Miami and Pinecrest, she brings a local perspective that goes far beyond surface-level market knowledge.

Over the years, Lynley has naturally become a trusted resource for homeowners preparing to sell. Many of her clients come to her long before their home ever hits the market, looking for guidance on timing, pricing, improvements, and how to position their property thoughtfully. She approaches each listing as a strategic launch rather than a simple transaction, combining market insight, negotiation experience, and elevated marketing to help sellers move forward with clarity and confidence.

As the founder of the Lynley Residential Group, Lynley remains personally involved in every listing she represents. She leads each transaction from initial strategy through closing, ensuring that every detail — from pricing and preparation to storytelling and exposure — reflects the uniqueness of the home itself. Her work often centers on architecturally interesting properties and homes where thoughtful positioning can make a meaningful difference in outcome.

Throughout her career, Lynley has consistently ranked among the top real estate agents in Miami. She has been recognized as part of EWM's Chairman's Club, placing in the top 5% of the company; in 2022 she was honored as the #2 individual agent at the company overall with $37 million in annual sales; and she's a leader in Miami with Real Broker. With more than $100 million in career transactions and more than 60 5-star Google reviews, her experience spans a wide range of property types while maintaining a strong focus on seller representation in southern Miami.

Beyond her work with clients, Lynley is known locally for her market insight and community-focused content. Through her weekly newsletter, neighborhood videos, blog posts, and social media, she shares thoughtful perspectives on the Miami real estate market and the lifestyle that surrounds it. Her approach is informative without being overwhelming, offering homeowners a clear understanding of how market conditions affect real decisions.

If you're preparing to sell a home in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, or nearby areas, Lynley offers a local perspective shaped by experience, relationships, and a genuine understanding of what makes Miami homes so special. Learn more at lynleyresidential.com.

Lynley Ciorobea