Berkshire Hathaway HomeServices · Florida Showcase Properties

Manatee Net Sheet Walkthrough

How to run a Seller's Estimated Net Proceeds sheet on any Citrus County listing — which boxes you type in, which ones the calculator fills for you, and the two entries that move the number most.

Open the calculator ← Back to the Hub Defaults reflect Manatee Title, LLC's standard seller fee schedule.
The short version

Six steps, top to bottom

The form calculates live. Work down the page in order — price and closing date first, because every auto-calculated line keys off them.

  1. 1

    Clear the last one

    Hit Reset before you start a new property. The sheet holds whatever you typed last, and a stale payoff or HOA figure carried into the next seller's meeting is the one mistake you can't talk your way out of.

  2. 2

    Property & listing

    Address, sales price, estimated closing date, and the two compensation percentages. Type the price with or without the dollar sign — it formats itself.

  3. 3

    Leave the title fees alone unless quoted otherwise

    Closing fee, tech fee, title search and municipal lien search are pre-loaded at Manatee Title's published schedule. Change them only if the seller is closing somewhere else or Manatee quoted something different.

  4. 4

    Enter the seller-specific costs

    Mortgage payoff, annual property taxes, HOA/POA estoppel and dues. These are the numbers you have to go get — they're not knowable from the price.

  5. 5

    Add only the add-ons that are real

    Survey, home warranty, WDO, repair credits, concessions, attorney fees. Leave a line at $0.00 rather than padding it — a net sheet that guesses high loses you the listing, and one that guesses low loses you the closing.

  6. 6

    Print, then sign

    Print / Save PDF produces the signature version with seller, listing agent and broker lines. Do that before you touch Reset. Email sends it along from the same screen.

Field reference

What goes in every box

Grouped the way the form is grouped. Anything marked auto is read-only — the calculator derives it and you can't type over it.

Property & Listing
Property Address
Street address as it appears in the MLS. Prints on the PDF header.
Sales Price
List price for a pre-listing estimate, contract price once you're under contract. Drives title insurance, doc stamps and both compensation lines.
Estimated Closing Date
The tax proration runs January 1 through this date, so a wrong date quietly swings the net by thousands. Use the contract date once you have one. Pre-listing, leave it blank — the sheet shows the closing date and the tax proration line as TBD and keeps the proration out of the total until a real date goes in.
Listing Side Compensation %
Your side, per the listing agreement.
Default 3.00%
Buyer Side Compensation %
Only if the seller is offering it. If they're not, set this to 0 — leaving the default in overstates their costs by thousands.
Default 2.50%
Title Company Fees — Manatee Title
Closing Fee
$450.00
Tech Fee
$60.00
Title Search
$65.00
Municipal Lien Search
$190.00
State & County Charges
Owner's Title Insurance
Florida promulgated rate, calculated from the sales price.
auto — read-only
Documentary Stamps on Deed
$0.70 per $100 of sales price, the standard Citrus County rate.
auto — read-only
Other Seller Costs
Existing Mortgage Payoff
Best estimate from the lender — the seller's app balance is not the payoff. Ask for a written payoff statement; interest accrues daily and there are usually recording and wire fees on top.
Annual Property Taxes
Prior-year total from the Citrus County Property Appraiser or the tax bill. The calculator prorates it Jan 1 → closing date.
Placeholder $3,200.00
HOA / POA Estoppel + Dues
Estoppel fee plus any dues owed through closing. Get it from the association or management company — in Terra Vista and the Citrus Hills communities this is never zero.
Optional Add-Ons
Survey
Only if the seller agreed to provide one.
Home Warranty
Seller-paid buyer coverage, if offered.
Termite / WDO Inspection
Common on VA contracts.
Repair Credits to Buyer
Post-inspection credits. Add these once you're renegotiating — it's the fastest way to show a seller what a credit actually costs them.
Seller Concessions to Buyer
Closing-cost help written into the contract.
Attorney Fees
Estate sales, probate, title curative.
+ Add Custom Line
Anything the form doesn't have a box for — septic pump-out, roof credit, mobile home retirement, storage. Name it plainly; it prints on the PDF exactly as you type it.
Worked example

A $400,000 sale closing October 31

Both compensation percentages at default, Manatee Title's standard fees, $3,200.00 in annual taxes, no mortgage payoff and no add-ons. This is what the right-hand panel gives you.

Estimated Net Proceeds
Sales price $400,000.00 · est. closing 10/31/2026
Estimated costAmount
Listing Side Compensation (3.00%)$12,000.00
Buyer Side Compensation (2.50%)$10,000.00
Title Closing Fee$450.00
Title Tech Fee$60.00
Title Search Fee$65.00
Municipal Lien Search$190.00
Owner's Title Insurance$2,075.00
Documentary Stamps on Deed$2,800.00
Property Tax Proration (Jan 1 → close)$2,656.44
Total Estimated Costs$30,296.44
Approximate Net to Seller$369,703.56
Before you hand it over

Five things that bite

Use it live, not after

The calculator is built for in-field listing presentations. Running the numbers on screen while the seller watches — and dropping their price in to show the difference — does more for a pricing conversation than any printout you leave behind.