Comparing a cash offer to a list price is like comparing a paycheck before and after taxes. The headline numbers don’t tell you what you’ll actually keep. A seller net sheet fixes that by subtracting every cost from each option so you can see the money that would land in your account. Handling a cash-versus-listing net sheet on a Parkville or Carney house? See selling a house in Parkville.
I’m Evan Weissman. I make cash offers on Maryland houses, and I’d rather sellers compare my number honestly than guess. Here’s how to build a net sheet yourself, line by line, using the same categories a title company uses on a settlement statement.
The lines on a net sheet
Set up two columns, one for listing and one for the cash offer. Fill in each line for both.
1. Sale price. For the listing, use a realistic price for the house in the condition you’d actually sell it, based on recent nearby sales. For the cash offer, use the offer amount.
2. Mortgage and lien payoffs. The same in both columns, except for interest that keeps accruing while you wait. Ask your servicer for a payoff statement.
3. Commission. Whatever your listing agreement would say. Many cash sales don’t involve a commission, but check whether an agent is involved on either side.
4. Your share of transfer and recordation taxes. Maryland law presumes these are split equally between buyer and seller unless the contract says otherwise, and the seller pays more when the buyer is a first-time Maryland buyer. My article on who pays closing costs explains the rules.
5. Repairs before listing. Paint, cleaning, landscaping, and any fixes you’d do to get the house market-ready.
6. Repair credits after inspection. A realistic allowance for what a financed buyer’s inspection might turn up.
7. Seller-paid buyer closing help. Some buyers ask for it; include it if that’s common in your price range.
8. Carrying costs while waiting. Mortgage interest, taxes, insurance, utilities, and HOA dues for each month until settlement.
9. Other settlement charges. Deed preparation, lien release fees, and any prorated taxes you owe or are credited.
Subtract lines 2 through 9 from line 1 in each column. The result is your estimated net.
Looking up your county’s tax rates
Transfer and recordation taxes vary a lot by county. The Department of Legislative Services publishes the rates each year. From the fiscal 2026 table:
| County | Recordation per $500 | Local transfer tax |
|---|---|---|
| Baltimore County | $2.50 | 1.5% |
| Carroll | $6.50 | 0% |
| Frederick | $7.00 | 0% |
| Harford | $3.30 | 1.0% |
| Howard | $2.50 | 1.25% |
| Prince George’s | $2.75 | 1.4% |
Add the state transfer tax of 0.5% under Tax-Property section 13-203 (0.25% for a qualifying first-time Maryland buyer). Montgomery County’s rates vary, so check with the county. My transfer and recordation tax explainer covers the details.
Sample tax math on a $300,000 Baltimore County sale
Here’s a hypothetical Baltimore County house, using only the tax rates above. Every other number is an assumption for illustration, not a quote or a prediction.
Assume a $300,000 sale price with a standard 50/50 tax split:
- State transfer tax: 0.5% of $300,000 is $1,500. Seller’s half: $750.
- Baltimore County transfer tax: 1.5% of $300,000 is $4,500. Seller’s half: $2,250.
- Recordation tax: $300,000 divided by $500 is 600, times $2.50 is $1,500. Seller’s half: $750.
That’s $3,750 in taxes for the seller in this example. If the buyer were a qualifying first-time Maryland buyer, the seller’s share would be larger, so ask early.
Now add your own numbers for commission, repairs, carrying costs, and anything else, and run the same math on the cash offer’s price. Taxes scale with price, so a lower cash price also means a slightly lower tax bill.
Lines people often leave out
- Months of carrying costs. Count from today, not from the listing date. Include prep time and time between contract and settlement.
- A cushion for inspection. Older houses almost always generate repair requests.
- The chance the deal falls through. If a financed contract collapses, you start over and carry the house longer.
- Your own time. Days off work, trips to the house, managing contractors.
Reading the result
If the listing column is clearly higher after everything, and you’re comfortable with the timeline and uncertainty, listing probably makes sense. If the two columns are close, the speed and certainty of a cash sale may be worth more to you. My article on when a listing beats a cash offer goes through the signs, and my cash offer versus listing page has more context.
Double-checking with professionals
A local listing agent can prepare a net sheet with their commission and market data. A title company can estimate settlement charges. Ask any cash buyer to show you how they arrived at their number. My guide on how cash buyers calculate offers explains the math on that side. See also cash buyer vs iBuyer vs listing.
What is a seller net sheet?
It’s an estimate of what you’ll actually receive from a sale after paying off loans, commission, taxes, repairs, and other costs.
Where do I find my county’s transfer and recordation tax rates?
The Maryland Department of Legislative Services publishes an annual table of county rates, and your county’s land records office or title company can confirm them.
Is a net sheet the same as a settlement statement?
No. A net sheet is an estimate you make in advance. The settlement statement is the final document prepared by the title company at closing.
Should I include carrying costs in a net sheet?
Yes. Each month you hold the house costs money, so include mortgage interest, taxes, insurance, utilities, and dues until settlement.
Talk through your situation
If you’d like to fill in a net sheet with a real cash number in one column, call or text me at (410) 498-7473. I’ll show you exactly how I got to my offer.