Virginia Seller Net Sheet

As-is pricing and market time Optional

Before estimating an as-is sale: "As is" describes proposed sale terms, not a numerical rating of the property. Its physical condition and known defects should already inform a comparable-sales-based price. A buyer may still seek concessions after an inspection, and lender or appraiser concerns can threaten closing even when an as-is clause applies. Longer market time and repricing are also important to consider. There is no reliable universal as-is discount based on a 1–10 condition score.

Prepare the property and plan for the time it takes to sell

All expenses below start unchecked and at $0. Select only items you expect to pay, enter an amount, and identify whether the seller pays before closing or from the settlement proceeds. Preclosing expenses reduce the secondary overall-net figure; charges paid from settlement reduce the cash-to-seller figure. This section does not automatically raise or lower the house's expected sales price.

Optional one-time preparation expenses

If the same expense is entered under Additional seller debits, a closing-cost checkbox, or the 1% post-contract repair allowance, remove the duplicate. Prelisting improvements are separate from repairs negotiated after the contract.

Preparation resources: Interior preparation · Exterior preparation · Selling as-is.

Additional seller debits, credits and deferred taxes Only as applicable

Add separate entries for seller-paid repair invoices, additional buyer credits, deferred or delinquent real estate taxes, land-use rollback, HOA assessments, stormwater, tenant credits, and out-of-pocket preclosing costs. All amounts start at $0. A "seller credit received" increases proceeds; a seller debit reduces them. You can optionally enter vacant-property carrying costs already paid (such as insurance, utilities, HOA dues, and lawn care) using + Preclosing expense; those amounts change the secondary net figure, not the settlement check.

No additional items included.

Real estate tax proration

Separate payments: If the closing attorney will pay an actual outstanding tax bill, add it under “Additional seller debits” as a tax-bill payment, then enter any buyer reimbursement or proration separately. Don't mistake the tax bill itself for the proration.

Itemized costs and payer assignments Expanded fee review

Checked costs are included in the estimate, and unchecked costs are excluded. Review the synchronized checklist below, then expand all categories to add or remove specific fees, change amounts, or assign who pays. This section includes seller-paid home warranty (optional, unchecked, editable $600 example). Buyer-paid amounts are displayed for context, not deducted from seller proceeds. The suggested allocations are starting assumptions, not mandatory terms.