Texas Seller Net Sheet: What You Actually Take Home at Closing

A Texas seller net sheet is a line-by-line summary of every cost a home seller pays at closing, subtracted from the sale price to reveal the actual proceeds you'll receive. For a home seller in Plano, Carrollton, The Colony, or Lewisville, that number is typically 7–9% less than the sale price, before accounting for any remaining mortgage payoff. On a $575,000 home, the gap between sale price and what lands in your account often surprises sellers who were planning around the gross number.

By Sherra Cameron, REALTOR® | May 11, 2026

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Sellers in the North Dallas suburbs ask me some version of this question almost every week: "If I sell for $550,000, what will I actually walk away with?"

It's the right question. And the honest answer involves a few line items that catch people off guard, especially if you've never sold a home in Texas before or if it's been more than a decade since your last transaction.

After 15 years in mortgage banking and 8 years selling real estate across Collin, Dallas, and Denton counties, I've walked through hundreds of net sheets with clients. Here's what you actually need to understand before you price your home.

The Formula Is Straightforward

Your net proceeds = Sale Price minus Mortgage Payoff minus Agent Commissions minus Closing Costs minus Other Fees.

Every one of those line items is negotiable or variable to some degree. But the core categories are consistent. Let's go through each one.

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WHAT GOES ON A TEXAS SELLER NET SHEET

Agent Commissions

This is the largest single line item for most sellers. In the DFW market, total commissions typically run 5–6% of the sale price. Based on 2026 data, the average commission in Plano is approximately 5.88%, split between the listing agent and the buyer's agent.

What changed after the NAR settlement in August 2024: sellers are no longer required to offer buyer agent compensation through the MLS. In practice, most DFW sellers still choose to offer it through a "seller concessions" field, because refusing to cover the buyer's agent typically results in fewer showings and longer time on market. Your agent can walk you through the current dynamics in your specific price range.

On a $575,000 home, a 5.5% total commission equals roughly $31,600.

Title Insurance (Owner's Policy)

In Texas, the seller traditionally pays for the buyer's owner's title insurance policy. Title insurance rates in Texas are regulated by the Texas Department of Insurance, which means every title company charges the same premium. The rate on a $575,000 home works out to approximately $2,400–$3,000.

There's also a lender's policy required by the buyer's mortgage lender, but that's the buyer's cost.

One thing that surprises out-of-state sellers: Texas title insurance costs slightly more than in some other states, but the process is streamlined. Closings happen at the title company, not with an attorney, and the title company handles everything from coordinating the payoff to distributing proceeds.

Prorated Property Taxes

This is the line item that blindsides the most sellers, particularly those who've never sold a home in Texas.

Texas property taxes are paid in arrears. You pay your 2026 taxes in early 2027. If you close on your home in May 2026, you've owned the property for approximately four and a half months of the 2026 tax year. At closing, you credit the buyer for that portion of the annual taxes, because they'll eventually pay the full 2026 bill when it comes due.

On a $575,000 Plano home with a tax rate around 2.0–2.3%, the annual tax bill runs roughly $11,500–$13,225. Four and a half months of that is approximately $4,300–$4,900 you'll credit to the buyer at closing.

That credit doesn't feel like "money out of pocket" because it's netted from your proceeds, but it's real money that reduces what you take home. This is something I always walk clients through before we finalize a listing price.

HOA Transfer Fees and Capital Contributions

If your home is in a homeowners association, which is extremely common across Plano, Carrollton, The Colony, and Lewisville, you can expect two types of fees at closing.

First, the standard HOA transfer fee. Texas law caps this at $375. This is what the HOA charges to transfer membership records from you to the buyer.

Second, and this is the one that surprises sellers in master-planned communities, is the HOA capital contribution. This is separate from the transfer fee and is not capped by Texas law. In communities like Castle Hills, newer developments near Grandscape in The Colony, and many of the master-planned neighborhoods in Prosper, Celina, and surrounding areas, this contribution typically ranges from 0.25% to 0.5% of the sale price.

On a $750,000 home in Castle Hills, a 0.5% capital contribution is $3,750. That's a real number, and it's not negotiable.

Before you list, I ask you to pull up your HOA documents in order to understand what your specific community charges. The number varies widely, and it needs to be on your net sheet before you decide on a listing price.

Survey or T-47 Affidavit

If the buyer or their lender requires a current survey, and they typically do, you have two options.

If you have an existing survey from when you purchased the home and no material changes have been made to the property since then (no additions, new fences, structures, or boundary modifications), you can sign a T-47 Residential Real Property Affidavit. This is a notarized document certifying that the existing survey is still accurate. Using a T-47 avoids the cost of ordering a new survey, which typically runs $450–$800.

If you've made changes to the property or don't have the original survey, a new survey will be required. This cost can be negotiated as a seller or buyer expense, but sellers frequently agree to provide it.

What Texas Does NOT Have (A Real Advantage)

Texas has no state real estate transfer tax. In many other states, sellers pay a percentage of the sale price directly to the state or county just for transferring ownership. Texas doesn't have this. It's one of the genuinely favorable aspects of selling a home in this state, and it's worth knowing when you're comparing your net to sellers in other markets.

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RUNNING THE NUMBERS ON A $575,000 PLANO HOME

Here's what a realistic seller net sheet estimate looks like for a typical Plano home in 2026:

Sale Price: $575,000

Agent Commissions (5.5%): ($31,625)

Owner's Title Insurance (approx.): ($2,700)

Prorated Property Taxes (approx. 4.5 months at 2.1% rate): ($4,530)

HOA Transfer Fee: ($375)

HOA Capital Contribution (0.25%, if applicable): ($1,438)

Survey or T-47 (assuming existing survey): ($0) or ($600 if new survey needed)

Miscellaneous Fees (recording, HOA documents, etc.): ($400)

Estimated Total Closing Costs: ~$41,000–$43,000

Estimated Net Proceeds Before Mortgage Payoff: ~$532,000–$534,000

Then you subtract whatever remains on your mortgage balance to get the actual cash in your account.

Every number on this list is approximate. Your specific tax rate, HOA structure, commission, and negotiations will shift the actual figure. But this gives you a real framework rather than a guess.

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FREQUENTLY ASKED QUESTIONS

Who pays closing costs in Texas, the buyer or the seller?

Both the buyer and the seller have closing costs in Texas, but they pay different things. Sellers typically pay agent commissions, the owner's title insurance policy, prorated property taxes, and HOA transfer fees. Buyers typically pay lender fees, their portion of title costs, and any prepaid items like homeowners insurance and property tax escrow. The exact split is negotiable in every contract.

Does Texas have a transfer tax on home sales?

No. Texas has no state real estate transfer tax. This is a genuine advantage for sellers compared to many other states that charge 0.1%–2% or more of the sale price at the time of transfer.

What is a Texas seller net sheet and how do I get one?

A seller net sheet is a document that shows your estimated proceeds after all closing costs, commissions, and fees are subtracted from your sale price. Your listing agent should provide one before you agree to list. It's an estimate, not a guarantee, because final numbers depend on your negotiated sale price, your specific HOA, and the prorated tax calculation at the actual closing date. If you want a current estimate for your Plano or DFW home, you can request one at sherracameronrealtor.com/evaluation.

What is the T-47 affidavit in Texas real estate?

The T-47 is a notarized affidavit that a seller signs to confirm an existing property survey is still accurate and no changes have been made to the property since the survey was completed. Providing a T-47 along with an acceptable existing survey can save the cost of a new survey, which typically runs $450–$800 in the DFW market.

Do HOA capital contributions affect what I net at closing?

Yes, if your home is in a master-planned community with an HOA that charges a capital contribution fee. This is separate from the standard HOA transfer fee (which Texas caps at $375) and can be 0.25%–0.5% of the sale price. On a $750,000 home, that's $1,875–$3,750 in additional closing costs. Your listing agent should pull the HOA governing documents before you list so this number is on your net sheet, not a surprise at closing.

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THE NUMBER THAT ACTUALLY MATTERS

Your Zestimate is not your net sheet. Neither is a generic closing cost calculator that doesn't account for your specific tax rate, HOA, or the current buyer concession environment in your neighborhood.

The only number that actually matters is the one built from your specific property, your specific community, and what the 2026 DFW market realistically supports as a sale price.

That's what I put together for sellers before we even talk about listing strategy. If you're thinking about selling your home in Plano, Carrollton, The Colony, or Lewisville this year, a personalized net sheet is the right starting point. It takes the guesswork out of the decision entirely.

Get your free home valuation and net sheet: https://sherracameronrealtor.com/evaluation

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About Sherra Cameron, REALTOR®

Sherra Cameron is a top 3% REALTOR® serving Plano, Carrollton, The Colony, and Lewisville in the Dallas-Fort Worth metroplex. With 15 years of prior mortgage banking experience, she helps buyers and sellers make financially sound decisions that build long-term wealth through real estate. Connect with Sherra at sherracameronrealtor.com.

Sherra Cameron, REALTOR® | REAL Brokerage