For Central Valley homeowners thinking about selling
What will I actually
walk away with?
The honest net sheet most agents don’t show you until you’ve signed. Sale price minus mortgage payoff, commission, closing, prep — with real Central Valley numbers.
A note from Janice
The #1 thing every seller wants to know — before anything else — is what will I actually walk away with?
This calculator runs the same numbers I put together for every listing consultation: sale price, mortgage payoff, commission, the seven-or-so closing line items title and escrow charge in this market, and your prep budget. No surprises at the closing table. Locked assumptions are calibrated for Manteca, Tracy, Lathrop, Modesto, Stockton.
Your sale
What you’ll sell for
Don’t know your exact payoff? A rough estimate is fine — you’ll get a real payoff demand from your lender 30 days before close.
Your costs
Commission & prep
Most Central Valley sellers spend $2K–$5K on light prep (carpet, paint touch-up, deep clean, landscape). Larger repairs (roof, HVAC, foundation) we’d budget separately.
What this calculator assumes
Estimated · Central Valley title / escrow norms
If your title company quotes different rates, text me at 209-305-9401 — I’ll re-run with the actual numbers.
Owner’s title insurance
$1.10/$1K
Estimated · CLTA owner’s policy, seller-paid in NorCal
Escrow fee (seller half)
$2/$1K + $250
Estimated · split with buyer at close
County transfer tax
$1.10/$1K
Estimated · SJ / Stanislaus / Merced base rate
Recording, NHD, pest
$425
Estimated · recording ~$150 + NHD ~$150 + termite report ~$125
Property tax proration
~1.5 months
Estimated · varies by close date (CA fiscal yr Jul–Jun)
Home warranty (optional)
$550
Only counted if you toggle it on above
Estimated net to you
$306K
49% of sale price
Solid equity. $306,041 is real money — enough for a strong down payment on a Central Valley move-up home, or a cushion if you're rightsizing.
The full breakdown
Sale price
$625,000
First mortgage payoff
-$280,000
Agent commission (5%)
Listing side + buyer side, paid at close
-$31,250
Owner's title insurance
-$688
Escrow fee (your half)
-$1,500
County transfer tax
-$688
Recording + NHD + pest
-$425
Home warranty (1-yr)
-$550
Property tax proration
Credit to buyer for unpaid days through close
-$859
Repairs & prep
-$3,000
ESTIMATED NET TO YOU
$306,041
How this is calculated: sale price minus mortgage payoffs, commission, and Central Valley closing costs (title, escrow, transfer tax, recording, NHD, pest, optional warranty, and ~1.5 months of property tax proration). Final numbers depend on close date, exact lender payoff, and title company quote. Your real net sheet ships 3–5 days before close with actual figures from escrow.
Want me to email these to you?
Get your numbers + a true seller’s estimate
I’ll text within a day and call within three. Then once or twice a month, a short email on what’s happening in the Central Valley market — useful whether you sell now or in 2 years. Unsubscribe anytime.
What’s next
Now you’ve got the math
1 · Rate it
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2 · See your next home
Trending Central Valley listings
What’s for sale right now in Manteca, Tracy, Lathrop, and surrounding cities — the rebuy side of the move.
See homes →3 · Talk to me
15-min net sheet review
Walk through your real numbers with me — commission, prep, payoff. Free, no pressure, no listing pitch.
Book consultation →If you’re selling to move
See what your net proceeds actually buy
Your equity becomes a down payment somewhere. If you’re Bay-to-Valley, this companion calculator shows three scenarios from cash buy to standard 20% down.
Bay-to-Valley equity calculator →Rent vs. Buy →
If you’re unsure whether to rebuy or rent for a while after selling.
Buyer’s Guide →
Everything to know about the buying side — written for Central Valley moves.
Or just text me.
If you want to skip the funnel and ask me a question directly — that’s what I’m here for.
Already listed with another agent? Totally fine to use this tool. If you ever feel they’re not serving you right, my door’s open — 209-305-9401.
Janice Divina Liad
Faith. Family. Forward.