Published September 9, 2026 · By Jon Tennant
Hey friends. One of the first questions sellers ask is some version of "how much do I actually keep?" The answer lives in something called a seller net sheet. Here is how it works and what to expect in the Triangle in 2026.
A seller net sheet is a simple document that starts with your expected sale price and subtracts every cost between you and your check at closing. It gives you a realistic estimate of your net proceeds before you commit to anything. Any good agent should prepare one for you before you list and update it for each offer you receive.
Here is what typically reduces your sale price down to your net number in North Carolina.
Real estate commissions. This is usually the largest single cost. Commissions in the Triangle generally run 5% to 6% of the sale price total. Following the 2024 NAR settlement, buyer's agent compensation is now negotiable and is no longer automatically a seller obligation, but in practice most transactions still involve some form of buyer's agent compensation. On a $450,000 sale at 5.5%, commissions run approximately $24,750.
North Carolina excise tax (transfer tax). The state charges $1.00 per $500 of home value transferred, which works out to $2.00 per $1,000, or 0.2% of the sale price. On a $450,000 sale that is $900. Wake County does not charge an additional local transfer tax on top of this.
Attorney fees. North Carolina requires a real estate attorney for closing. Seller-side coordination fees typically run $150 to $400. If you retain your own attorney for review on a more complex transaction, expect $500 to $1,500.
Prorated property taxes. You pay your share of the year's property taxes up to the closing date. The buyer picks up the rest. Depending on when in the year you close this can be a meaningful number.
HOA dues. If you are in an HOA, you pay dues through the closing date and may owe a transfer fee or resale certificate fee. These vary by community but commonly run $200 to $500.
Owner's title insurance. In North Carolina sellers often cover the owner's title insurance premium, which protects the buyer's ownership rights. The cost varies based on the sale price.
Seller concessions. Any credits you agreed to give the buyer, whether at the offer stage or after inspection, come directly out of your proceeds.
Mortgage payoff. Your outstanding loan balance plus accrued interest gets paid off at closing from the sale proceeds. If you have significant equity this leaves you a healthy check. If you bought recently with a small down payment and prices have not moved much, the math gets tighter.
Sale price: $450,000
Agent commissions (5.5%): $24,750
NC excise tax (0.2%): $900
Attorney fees: $300
Prorated taxes and HOA: approximately $1,500
Seller concessions (if any): $7,000 (common in today's market)
Total costs before mortgage payoff: approximately $34,450.
If you owe $250,000 on your mortgage, your estimated net is approximately $165,550.
If you owe $350,000, your estimated net is approximately $65,550.
These are estimates. Your actual numbers depend on your specific loan payoff, your HOA, the exact concessions negotiated, and timing of closing for tax proration. Your agent should run a customized net sheet for your property before you list.
Pre-listing repairs and touch-ups. If you spend $5,000 getting the home ready to list, that comes out of your proceeds too, even though it does not show up on the closing disclosure.
Carrying costs between contract and close. If your closing is 45 to 60 days out, you are still paying your mortgage, utilities, and insurance during that window.
Capital gains tax. If you have lived in the home as your primary residence for at least two of the last five years, you can exclude up to $250,000 in gains ($500,000 if married filing jointly) from federal capital gains tax. If your equity exceeds that exclusion or you do not meet the residency requirement, talk to your CPA before closing.
Post-NAR settlement, sellers have more flexibility on commission structure than they did before 2024. The buyer's agent compensation is no longer mandated to be offered through the MLS. In practice, most Triangle sellers still offer buyer's agent compensation as part of their marketing strategy because it attracts more buyers and more offers. But you should have an honest conversation with your agent about what structure makes sense for your specific situation.
If you are thinking about selling in the Triangle, the first thing I will do is run your numbers. You should know exactly what you are looking at before you make any decisions. Reach out and I will put one together for you.
Thinking about selling in the Triangle? The first thing I will do is run your numbers so you know exactly what you'll walk away with. Reach out and I'll put a net sheet together for you.
Get Your Net Sheet