What will I actually walk away with?
A seller net sheet built for the Cedar City and St. George numbers. Plug in the sale price, the payoff, and a few details. See what hits your account after the dust settles.
Enter your numbers
Results update as you type. The breakdown below shows every line, exactly the way it lands on a Utah settlement statement.
Your Southern Utah City
Pre-fills typical tax and HOA for your market.The Sale & The Payoff
What you expect the home to sell for. Anchor to recent comparable closings, not an automated online estimate.
Include accrued interest through expected closing date. Your servicer can fax a payoff quote.
Leave at zero if none.
Used only to flag long-hold capital gains awareness. Not part of the math.
Commission
After the 2024 NAR settlement, buyer's agent compensation is negotiated separately. Set each side independently.
What your listing agent earns. Common range 2.5% to 3% in Southern Utah.
What the buyer's agent earns. Negotiated separately per the NAR settlement.
Property Taxes & HOA
Total annual amount from your last tax notice.
Jan = 0. Dec = 12. The credit to the buyer grows as the year goes on.
Leave at zero if no HOA.
Check your HOA. Some Southern Utah HOAs charge $150 to $500.
Concessions, Warranty & Occupancy
Credit toward buyer’s closing costs or rate buydown.
Default cost loaded from the rate config.
Used only to flag capital gains awareness. Not part of the math.
Quick Scenarios
Tap to apply, tap again to undo.Scenarios change one assumption at a time so you can see the dollar impact instantly.
Estimate based on the assumptions you entered and current Southern Utah closing cost norms.
Based on what you entered, capital gains may be in play. This calculator does not compute the tax. Talk to a CPA before you list so you know the after-tax number.
Run the capital gains estimatorLine-by-line breakdown
Estimates only, for illustration. This is a projection, not a quote, an offer, or a settlement statement. Actual closing costs vary by transaction, title company, lender, and negotiated terms. Title insurance brackets here approximate published Southern Utah rates as of June 2026 and are not a quote.
The calculator does not model post-inspection repair credits, FHA or VA non-allowable charges that may shift to the seller, solar lease assumptions, PACE liens, or specialty water and mineral rights transfers. Scott provides a transaction-specific net sheet during the listing consultation that reflects your specific home, your specific payoff statement, and the actual offer terms.
This tool is general information, not legal, tax, or financial advice. For your situation, consult a licensed attorney, tax professional, or financial advisor, and ask a CPA about capital gains before you list. Full disclosures below.
Based on what you entered
A net is the first answer. Most sellers have a second question right behind it. Here’s the calculator that matches yours.
Should I sell now, or wait?
Your net at today’s price vs the net you’d get if you waited a year, accounting for appreciation, carrying costs, and your current rate.
Run the calculatorThese numbers depend on the actual sale price.
A net sheet is only as good as the price you plug in. Want a real valuation instead of an estimate? I’ll walk your home, review comparable closings in your specific Southern Utah market, and give you a tight pricing range you can list against. For the thinking behind that range, see how I price a home.
I run both sides of your move.
Most sellers in Cedar City and St. George are also buying something next. They get a listing agent and then start over with a separate lender. Two phone trees, two timelines, two sets of jargon.
I’m dual-licensed. REALTOR with Real Broker LLC on the sale side, mortgage lender on the purchase side (separate transaction, by Utah rule). One person quarterbacking the math, the timing, and the paperwork between both. Your net sheet is not a guess about what your lender will say next, because I’m already in that conversation.
Utah rule, plainly: I can’t be the buyer’s agent and the buyer’s lender on the same transaction. So a referred partner handles the buy-side representation. I keep the financing seat.
- Your net feeds directly into a real pre-approval for the next home, no handoff lag.
- Bridge, recast, buy-before-you-sell, and HELOC options get evaluated in one conversation.
- Concession strategy gets priced against actual buyer financing scenarios, not guesswork.
- One closing calendar for both transactions when timing them together.
How a Utah closing actually moves your money.
A net sheet is a forecast. Here’s what each line means in plain Cedar City English so the surprises are smaller when the settlement statement shows up.
Commission
The biggest seller-side line. Total commission is negotiable. The split between listing side and buyer’s agent compensation is also negotiable, especially after the 2024 NAR settlement. The default in this calculator is a common Southern Utah figure, not a fixed rate.
Owner’s Title Insurance
In Utah, the seller typically pays for the owner’s policy that protects the buyer. The price runs on a sliding scale set by the title company. Bigger sale price means a higher policy, but the rate per thousand drops as the price climbs.
Escrow & Recording
The title company runs closing in Utah, not an attorney. They charge a settlement fee for the work and recoup the county recorder fees for releasing your trust deed and getting the new deed on record at Iron County or Washington County.
Property Tax Proration
Utah taxes run on a calendar year and aren’t paid until November. If you close mid-year, you owe the buyer credit for the months you lived there but haven’t been billed for yet. Same logic in reverse if your tax bill has already been paid.
HOA Charges
If your home is in an HOA, expect two seller-side items: prorated monthly dues through the closing date, and a one-time transfer or document fee charged by the HOA management company. Numbers vary, so call your HOA before you finalize.
Payoff & Concessions
Your mortgage payoff includes principal plus accrued interest through the funding date, plus any reconveyance fee. Buyer concessions, if you offered them in the contract, also come off the top. Whatever’s left wires to your account.
Nine things sellers forget when they do this themselves.
The headline number on a self-prepared net sheet is usually right. The surprises come from the small lines nobody mentions. Pull these into your mental model now so they aren’t closing-week shocks.
What’s different about closing in your city.
Title and recording fees in Southern Utah are pretty standardized, but a handful of things vary by city. Here’s the practical read.
Selling in a city we haven’t listed here?
I cover the entire Southern Utah corridor including Enoch, Parowan, Apple Valley, Toquerville, and LaVerkin. The closing mechanics are the same. The market norms are the variable. Tell me your city and I’ll send a market-aware net sheet.
Assumptions and rate sources
Southern Utah seller FAQ
Who pays closing costs in Utah, the buyer or the seller?
What is the average closing cost for a seller in Southern Utah?
How are property taxes prorated when I sell my home in Utah?
Do I owe capital gains tax when I sell my Utah home?
What is the difference between a net sheet and a closing disclosure?
Is the commission negotiable in Utah?
Why does the seller pay for the buyer’s title insurance in Utah?
How accurate is this seller net sheet calculator?
What is the difference between recording fees in Iron County and Washington County?
Should I offer a home warranty when selling?
Important disclosures
Estimates only, for illustration. This net sheet is a projection for informational and illustrative purposes only. It is not a quote, an offer, a settlement statement, or a commitment to lend. Your actual numbers will differ.
Results depend on your transaction. Net proceeds vary with your final sale price, your mortgage payoff, the title company, prorations, and the terms you negotiate. Figures reflect the assumptions shown and current Southern Utah title, escrow, and recording norms in effect as of June 2026, which change often. Re-run the numbers before you rely on them.
A net sheet is not a settlement statement. A net sheet is prepared before or during listing to project your walk-away amount. The closing disclosure, or seller settlement statement, is the final, line-by-line document the title company produces at closing with the actual numbers.
Not legal, tax, or financial advice. This tool is general information, not legal, tax, or financial advice. For guidance on your situation, consult a licensed attorney, tax professional, or financial advisor, and ask a CPA about capital gains before you list. For a real list price instead of an estimate, request a home valuation, or run the Capital Gains Estimator.
How Scott can work with you. Scott Buehler is a licensed REALTOR and mortgage loan originator. On a home he lists he represents the seller as the listing agent. On the buying side he takes one role only, either your mortgage lender or your buyer’s agent, never both on the same purchase. You are always free to choose your own agent and your own lender. Using Scott is never required, and he is compensated for whichever role he holds.
Nothing here is a loan approval or a commitment to lend. Full licensing and NMLS identification are available through the Licensing Disclosures and Terms of Service links in the site footer. Equal Housing Opportunity.
Listing & Lending in Southern Utah
An estimate is a start.
A real number is a plan.
Tell me about your home. I’ll review the comps that actually matter, factor in current Cedar City and St. George buyer activity, and send you a pricing range you can list against. No pressure, no obligation.