ClozeEZ's free seller net sheet shows what an Arizona sale actually leaves you: the sale price minus your mortgage payoff, the listing commission or ClozeEZ's flat $200 fee, any seller concession, the owner's title policy, your half of escrow, and prorated taxes plus HOA fees. On a $485,000 sale with a $280,000 payoff and a 3% concession, the gap between a 3% listing agent and that $200 is about $14,350 staying in your pocket. Run your own numbers below.
| Line item | Amount |
|---|---|
| Sale price | $485,000 |
| − Seller concession(3% of price) | −$14,550 |
| − Buyer's agent compensation(3%, negotiated per deal) | −$14,550 |
| − Owner's title policy(seller-paid by AZ custom) | −$2,183 |
| − Escrow fee (seller half) | −$791 |
| − Recording & misc(no transfer tax in AZ) | −$250 |
| − HOA transfer + disclosure | −$800 |
Estimates from typical Arizona figures: owner's title ~0.45% of price, escrow half $500 + 0.06%, $250 recording and misc, $800 HOA transfer and disclosure where applicable. Your title company's net sheet is the authoritative version; this one gets you within shouting distance before you list. Not tax or legal advice.
A $470,000 offer asking for a 3% concession nets you less than a $460,000 offer asking for nothing. Sellers who compare sticker prices routinely pick the worse offer; sellers who run each offer through a net sheet do not. This is the single most common negotiating mistake in the current Phoenix market, where concessions have become the norm rather than the exception.
The same logic applies to how you sell. Commission is the only line on the sheet that scales with your price while everything else stays roughly fixed, which is why the gap between a percentage fee and a flat fee grows with your home's value. Title, escrow, taxes, and HOA charges are identical whether or not an agent is involved.
Once you are under contract, your title company prepares an official estimated settlement statement with your exact payoff (including per-diem interest), taxes prorated to the day, and their actual fee schedule. Ask for one as soon as escrow opens, and again before signing anything that changes the price or concession. It is free, and comparing it against this calculator will show you exactly where your deal differs from typical.
A seller net sheet is a line-item estimate of what you will actually walk away with after selling: the sale price minus your mortgage payoff, agent commissions or platform fees, seller concessions, title and escrow charges, prorated property taxes, and HOA fees. Title companies prepare an official one during escrow; this calculator gives you the same shape of answer before you list.
Customarily the owner's title insurance policy (roughly 0.4%–0.5% of the price), about half of the escrow fee, recording and courier charges, property taxes prorated to the closing date, HOA transfer and statutory disclosure fees where applicable, and any seller concession agreed in the contract. Arizona has no state real estate transfer tax, which keeps closing costs lower than in many states.
Over half of Greater Phoenix sales between $200,000 and $600,000 now close with some seller concession, most often 2%–3% of the price applied toward the buyer's closing costs or a mortgage rate buydown. Concessions are negotiated per offer; compare offers on net proceeds after the concession, not on sticker price.
Only if you agree to pay one. Since the 2024 NAR settlement, buyer-agent compensation is negotiated deal by deal. Many FSBO sellers offer 2%–2.5% to attract agent-represented buyers; selling to an unrepresented buyer costs nothing on that side. The calculator lets you set it anywhere from 0% to 3% and see the effect instantly.
It uses typical Arizona title and escrow pricing, so expect the estimate to land within a few hundred dollars of a title company's official net sheet at the same inputs. What it cannot know: your exact prorated taxes (they depend on the closing date), negotiated repair credits after inspection, and your precise payoff including per-diem interest. Request an official net sheet from your title company once you have an offer.
Request a payoff statement from your loan servicer (most online portals generate one instantly). It is higher than your current balance because it includes interest through the payoff date and any small fees. If you have a HELOC or a solar loan secured by the home, those must be paid off or formally assumed at closing too.
Every other line on your net sheet is set by title companies, tax collectors, and HOAs. The commission line is the one you control. List your Arizona home free on ClozeEZ; the flat $200 Platform Success Fee is owed only if it closes.
Informational only, not legal, tax, or financial advice. Estimates vary by title company, county, closing date, and contract terms. ClozeEZ is a software platform, not a real estate broker or law firm.