The sale price is only the starting point. If you are preparing to sell a home in Harrisburg or the surrounding Central Pennsylvania communities, the more useful question is: how much money will be available after closing?
A seller net sheet organizes that answer. It is an estimate that should be updated when the price, settlement date or contract terms change. Here is how to build one without assuming that every seller pays the same percentage.
Start with the property and the proposed sale
Use the property's actual municipality, a realistic sale-price range, your anticipated closing date and written payoff information. A Harrisburg mailing address alone does not identify the tax jurisdiction. If you are still planning your timeline, begin with our Central PA seller guide.
The cost categories to include
- Mortgage and lien payoffs: Obtain a payoff statement for the intended settlement date. The balance displayed on a monthly statement may differ from the final payoff.
- Real estate compensation: Use the amounts in your signed agreements and any agreed buyer-side compensation. Compensation is negotiable and is not set by law. The NAR guide to listing agreements explains the choices.
- Transfer taxes: Pennsylvania generally imposes a 1% state realty transfer tax, with local taxes potentially added. The applicable total and allocation between parties require confirmation for the property and agreement. See the Pennsylvania Department of Revenue.
- Settlement and recording charges: Ask the closing provider for a written estimate of the seller's charges.
- Prorations and adjustments: Property taxes, association amounts or other account balances may create a debit or credit depending on the closing date and circumstances.
- Negotiated credits and work: Include agreed buyer credits, inspection-related work and any other contract obligations.
- Preparation and moving: Track cleaning, repairs, storage and moving separately so they do not disappear from your overall budget.
A simple example of the calculation
Illustration only: Assume a $350,000 sale price, a $210,000 mortgage payoff and $25,000 in combined seller charges and agreed credits. Estimated closing proceeds would be $115,000. If you also spend $5,000 on preparation and moving outside closing, the amount remaining after those expenses would be $110,000.
The $25,000 is a made-up combined allowance to demonstrate the arithmetic; it is not a fee quote, standard commission or recommended budget. Replace every assumption with an itemized estimate for your transaction.
Compare offers by proceeds and terms
An offer with a higher price may also request larger credits or create additional costs. Compare each offer using the same worksheet, then consider financing, contingencies, timing and the likelihood of reaching settlement. Keep a separate line for any expense already paid so it is not counted twice.
When should the net sheet be updated?
Review it before listing, when evaluating offers, after negotiated changes and again using the final settlement figures. If you are purchasing another home, coordinate with your lender before treating projected proceeds as available funds.
Contact The Heilig Team to discuss your property, timing and a personalized seller net estimate. You can also explore our Central PA community guides while planning your next move.