Seller Net Sheet for Agents: Cash Offer vs As-Is MLS Listing, Side by Side
Your seller chooses the path, and they can only weigh what they see. NAR Standard of Practice 1-7 has REALTOR® listing brokers keep submitting all offers until closing unless the seller waives it in writing, and SOP 1-6 says to submit them objectively. The fair comparison is the net: what the seller keeps on each path after commission, costs, credits and carrying time.
Open the net sheet
How to use it
Every field starts empty and nothing is assumed: no rate, no cost, no timeline. Type the figures from your listing agreement, your escrow estimate and the offer itself. Enter zero where nothing is paid. Before you net a cash offer, run the wholesaler check.
- 1
Fill in what both paths share
The seller's monthly carrying cost, and the loan payoff if you want the net after payoff.
- 2
Enter the as-is MLS listing
Expected sale price, listing-side and buyer-side commission as separate figures, closing costs from your escrow estimate, likely concessions or repair credits, and days to close.
- 3
Enter the cash offer from its terms
Offer price, any commission on that sale, closing costs as the offer allocates them, and days to close.
- 4
Print it for your seller
“Print / save as PDF” gives a one-page sheet with both nets and the difference, to go with the offer.
The net sheet
Both columns
What the seller pays each month until closing: loan payments, tax, insurance, HOA, utilities.
Optional. Same on both sides, so it moves both nets but not the difference.
As-is MLS listing
From your listing agreement.
Whatever the seller agrees to pay, if anything.
From your title or escrow estimate.
What the seller may give back after the buyer's inspection.
Days on market plus escrow, from today.
Enter the expected sale price to see this net.
Cash offer
Total the seller pays on the cash sale, from your agreement.
As the offer and your escrow estimate allocate them.
The closing date in the offer, counted from today.
Enter the offer price to see this net.
The difference
Fill in both prices to compare the two nets.
Not modeled: the chance that either buyer backs out. An estimate from the figures entered, not an offer, an appraisal, or legal or tax advice.
Seller net sheet: cash offer vs as-is MLS listing
| As-is MLS listing | Cash offer | |
|---|---|---|
| Sale price / offer price | $0 | $0 |
| Listing-side commission | 0% · $0 | — |
| Buyer-side commission | 0% · $0 | — |
| Commission on the cash sale | — | 0% · $0 |
| Seller closing costs | $0 | $0 |
| Concessions / repair credits | $0 | — |
| Days to close | 0 | 0 |
| Carrying cost ($0/mo, days ÷ 30) | $0 | $0 |
| Loan payoff and liens | $0 | $0 |
| Net to seller | $0 | $0 |
Every figure was entered by the agent. Costs are subtracted from the price; carrying cost = monthly cost × days ÷ 30. Not modeled: the chance that either buyer backs out. An estimate, not an offer, an appraisal, or legal or tax advice.
Net sheet: eugenebayareahomebuyers.com/for-agents/net-sheet
Questions agents ask
Do I have to present a cash offer that's below my list price?
If you're a REALTOR®, yes. NAR Standard of Practice 1-7 says listing brokers "shall continue to submit to the seller/landlord all offers and counter-offers until closing" unless the seller has waived this in writing. A lower price doesn't change that. The net sheet shows the seller what the offer is worth to them.
What do I enter for buyer-side commission?
Whatever the seller has agreed to pay, if anything. The sheet assumes no rate: listing-side and buyer-side commission are separate fields, so you enter each from the signed agreements, or zero. In California, Business and Professions Code section 10137 says a salesperson may accept compensation for licensed work only from the broker they are licensed under.
Why does the net sheet count carrying costs?
Because the seller keeps paying until escrow closes: loan payments, property tax, insurance, HOA dues and utilities. The sheet multiplies the monthly figure you enter by the days to close divided by 30, on each side, so a longer timeline shows up in the net instead of being left out.
Does the net sheet account for a buyer backing out?
No. It compares two completed sales and doesn't model the chance that either buyer cancels. If you expect a longer road on one side, such as relisting after a fallen escrow, enter more days to close and any extra credits there, then print both versions for your seller.
General information, not legal advice. Talk to your broker or a California real estate attorney about how a rule applies to a specific deal. More for agents on the agents page.
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