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Net-to-Seller Comparison — For the Listing Appointment
The honest side-by-side an agent can put on the table: what the seller keeps listing, what they keep selling as-is, and how many months separate the two. Ends in a PDF with your name on it.
Sellers compare a list price to an offer price and conclude the offer is an insult. It is the wrong comparison, and correcting it is one of the more useful things an agent does. What matters is what lands in the seller's account after commission, closing costs, repairs, cleanout, and every month of taxes, insurance, and utilities the property runs while it sits on the market — set against what a cash sale nets after a much shorter, much thinner set of deductions.
This calculator runs that comparison with the commission visible rather than buried, because an agent who hides it loses the room the moment the seller finds it. Often the listing still wins, and it should — that is the answer that earns the listing honestly. Sometimes it does not, and knowing which case you are in before you sign a six-month agreement is worth the two minutes.
Fill in the branding fields at the bottom and the tool generates a printable one-pager of the same numbers, headed with your name and brokerage. Nothing you type is stored or sent to us.
The listing path
Realistic list-to-close price after make-ready, not the hopeful number.
Both sides, however it's negotiated post-settlement.
Title, doc stamps, prorations, and any concession you expect to give.
Pre-listing work plus what the inspection negotiation typically costs.
Taxes, insurance, utilities, upkeep — everything that runs while it sits.
Prep + days on market + contract + financing.
The as-is cash path
Best written offer. Competing buyers are what find the real number.
Often lower — cash buyers frequently cover fees. No commission.
Two to four is typical once title is clear.
Listed: what the seller keeps
As-is cash: what the seller keeps
The bottom line
Listing nets $21,329 more
Listing wins on these numbers, which is the honest answer more often than not. It holds if repairs land near $18,000 and the 4-month timeline is real — stress-test both, because that's where listings go sideways.
Leave-behind one-pager
Put your name on it and hand it to the seller.
Generates a printable PDF of this exact comparison, branded to you. Every field below is optional — fill in what you want on the page. Nothing here is stored or sent to us.
Need a real cash number rather than a placeholder? Partner agents get competing written offers on a client’s property in about 48 hours. Not sure of the monthly holding figure? Start with the holding cost calculator.
How this calculator works
The listing column starts at the expected sale price and subtracts total commission, seller closing costs, repairs and make-ready, cleanout, and monthly holding costs multiplied by the months to close. The cash column starts at the offer and subtracts only closing costs and the holding that accrues during a much shorter escrow, converted to the same monthly rate at 4.345 weeks per month. Neither column applies a tax treatment — capital gains depend on basis, exclusion eligibility, and holding period, which is a separate calculation and a question for the seller's CPA.
The three assumptions that decide the outcome are the repair budget, the months to close, and the cash offer itself. The first two are where listings quietly go wrong: an $18,000 repair estimate that lands at $34,000 after inspection, or a four-month timeline that becomes nine, moves the net far more than a percentage point of commission. Stress-test both before treating the listing column as settled.
The cash offer figure is only as good as its source. A single unsolicited investor letter is an anchor, not a market number — offers on the same property routinely spread 15–20% depending on the buyer's repair estimate and exit strategy. Put competing buyers on it before you let a seller judge the cash path by one envelope.
Estimates are educational, not financial, legal, or tax advice, and not an offer to purchase. Actual figures depend on your property, market, and situation — confirm anything consequential with a licensed professional.
Common questions
How do I show a seller what they actually net?
Subtract every cost each path carries, not just the obvious one. Listing carries commission, seller closing costs, pre-listing repairs, inspection-negotiated repairs, cleanout, and monthly holding costs for every month until it closes. An as-is cash sale carries closing costs and a few weeks of holding. Comparing list price to offer price skips all of it and is the reason sellers dismiss cash offers that would have netted them more.
Why would an agent ever show a client a cash offer?
Because some sellers cannot use a listing. A property that will not pass financing, an estate that needs to close before a filing deadline, an out-of-state heir who cannot manage repairs, a seller three payments from a foreclosure sale date — these are appointments where the listing agreement is the wrong instrument, and an agent who has only one instrument loses the relationship entirely. Referring the seller to a cash buyer keeps the client, the future listing, and the sphere intact.
Should the commission be included in a net-to-seller sheet?
Yes, plainly. Sellers see the commission line on the closing statement regardless, and a comparison that omits it reads as advocacy rather than analysis the moment they notice. Showing it also strengthens the listing case in the common event that listing still nets more — a seller who watched you subtract your own fee and still come out ahead believes the result.
What holding costs should I include?
Everything that runs whether or not anyone lives there: property taxes, insurance (higher on a vacant policy), utilities kept on for showings, lawn and pool service, HOA dues, and any mortgage interest still accruing. On a typical single-family home these total $900 to $1,800 a month, which is why the months-to-close figure moves the comparison so much. Our holding cost calculator breaks the number down line by line.
Is the PDF one-pager branded to me or to BuyerMatch.ai?
To you. Your name and brokerage head the page, your contact details sit in the footer, and BuyerMatch.ai appears once as the source of the cash figure. You can use it whether or not you ever partner with us, and nothing you type into the branding fields is stored or transmitted to us.
Put a real number in the cash column
Enter the property address and we'll match it against vetted cash buyers, so the figure you show your seller is a written offer instead of a placeholder. Free, no obligation, and no fee to the seller. Agents: referral terms are on the partner program page.
Questions first? Read the FAQ →