Chinese-English Triangle Seller Net Sheet: 1.5% Listing Fee and Closing Costs
A seller net sheet estimates what may remain after the sale price is reduced by mortgage payoffs and seller-side expenses. It is not a closing statement, legal advice or a guarantee. It is a decision tool that should be updated when the list price, offer terms, closing date or payoff changes.
卖房净收益表，是用预计成交价减去贷款余额、卖方经纪服务费、税费、过户相关费用、维修与买方补贴等项目后，估算卖方可能实际收到的金额。它不是最终结算单，也不是法律或税务意见。
Triangle seller net-proceeds formula | 三角区卖房净收益公式
Estimated net proceeds = sale price − mortgage and lien payoffs − listing-side fee − any separately negotiated buyer-agent compensation − NC excise tax − prorated taxes − attorney/HOA/transaction charges − repairs, concessions and other agreed expenses.
预计净收益 = 成交价 − 房贷及其他留置权结清金额 − 卖方挂牌服务费 − 另行协商的买方经纪费用 − 北卡房地产转让税 − 房产税分摊 − 律师/HOA/交易费用 − 维修、补贴及其他约定支出。
For a detailed English explanation, read How to Calculate Net Proceeds When Selling a Triangle Home. This bilingual worksheet is designed to be used alongside that guide, not compete with it.
1. Contract price | 成交价
Use the expected contract price, not the original list price. When comparing offers, start a separate net sheet for each serious offer because price, concessions, financing and requested compensation can produce different results.
请使用预计成交价，而不是挂牌价。比较多个报价时，应为每个报价分别计算净收益，因为成交价、卖方补贴、贷款方式和经纪费用要求都可能不同。
2. Mortgage, HELOC and lien payoffs | 房贷、房屋净值贷款及留置权
• First mortgage payoff | 第一顺位房贷结清金额
• Second mortgage or HELOC | 第二房贷或房屋净值贷款
• Recorded judgments or other liens, if applicable | 如适用，判决留置权或其他留置权
• Daily interest through the projected payoff date | 截至预计还款日的每日利息
Use a current payoff statement. A monthly mortgage balance is not the same as the final payoff, and the amount changes when the closing date changes.
3. Blue Orchid Realty 1.5% listing-side fee | 1.5% 卖方挂牌服务费
Blue Orchid Realty’s listing-side fee is 1.5% of the sale price. It covers the firm’s listing-side representation, including property-specific preparation guidance, pricing strategy, professional marketing, negotiation and contract-to-closing support.
Blue Orchid Realty 的卖方挂牌服务费为成交价的 1.5%，包括房屋准备建议、定价策略、专业营销、谈判以及从签约到过户的卖方代理服务。
Review what is included on the 1.5% Smart Listing Fee page. Compensation is negotiable and is established in the written listing agreement.
4. Buyer-agent compensation: keep it separate | 买方经纪费用：单独列出
The 1.5% fee is the listing-side fee only. Buyer-agent compensation, if offered, requested or otherwise negotiated, is separate. It is not set by law and should not be automatically combined with the listing fee.
1.5% 仅指卖方挂牌经纪服务费。买方经纪费用如有提出、要求或协商，应单独计算；其金额并非法律规定，也不应自动与卖方挂牌费合并。
A seller may decide whether to offer compensation in advance, consider a request case by case, or evaluate a buyer’s requested concessions as part of the complete offer. The final arrangement must be documented correctly by the parties and brokers.
North Carolina Real Estate Commission guidance confirms that brokerage compensation remains negotiable. See the NCREC commission guidance.
5. North Carolina excise tax | 北卡房地产转让税
North Carolina’s real-estate excise tax is generally $1 for each $500, or fraction of $500, of the property value conveyed. That is equivalent to approximately 0.2% for a straightforward estimate.
北卡房地产转让税通常按每 $500（不足 $500 也按一档计算）收取 $1，简单估算约为成交价的 0.2%。
Confirm the current rule and transaction treatment with the closing attorney. Statutory source: N.C. General Statute §105-228.30.
6. Property-tax proration | 房产税分摊
Property taxes are commonly prorated through closing, but the exact debit or credit depends on the county, closing date, tax status and contract. Use the property’s current county record and have the closing attorney calculate the final amount.
房产税通常会按过户日期进行分摊，最终是扣款还是抵扣取决于所在县、过户日期、税款状态和合同约定。
7. Attorney, deed, payoff and wire charges | 律师、契据、贷款结清及电汇费用
• Seller-requested legal work or deed preparation | 卖方律师服务或契据准备
• Loan payoff, release or courier charges | 贷款结清、解除抵押或快递费用
• Wire and overnight-delivery fees | 电汇和隔夜寄送费用
• Title or estate work needed to deliver clear title | 为提供清晰产权所需的产权或遗产处理
Amounts vary by attorney and transaction complexity. Ask for a current estimate rather than copying a prior closing statement.
8. HOA and community charges | HOA及社区费用
• Statement or resale-document fees | 结算单或转售文件费用
• Transfer, capitalization or initiation charges | 转让、资本金或入会费用
• Outstanding dues or special assessments | 未付会费或特别评估
• Move-related charges in condominium communities | 公寓社区搬家相关费用
Responsibility can depend on the governing documents and negotiated contract. The closing attorney should confirm the final allocation.
9. Preparation, repairs and concessions | 房屋准备、维修及卖方补贴
• Pre-listing paint, cleaning, landscaping and staging | 上市前油漆、清洁、园艺和布置
• Repairs completed before listing | 上市前维修
• Inspection repairs or credits negotiated after contract | 验房后协商的维修或抵扣
• Seller-paid closing-cost concession | 卖方支付的买方过户费用补贴
• Home warranty or other negotiated expense | 房屋保修或其他协商费用
Track preparation costs even when they are paid before closing. Otherwise the worksheet overstates the true financial result.
$750,000 example | $750,000 成交价示例
This illustration is not a quote or prediction. Property-tax proration and buyer-agent compensation are intentionally kept separate because they depend on the transaction.
• Contract price | 成交价: $750,000
• Estimated mortgage payoff | 预计房贷结清: −$350,000
• Blue Orchid Realty 1.5% listing-side fee | 1.5% 卖方挂牌服务费: −$11,250
• NC excise tax estimate | 北卡转让税估算: −$1,500
• Illustrative seller concession | 示例卖方补贴: −$5,000
• Illustrative attorney, HOA and transaction charges | 示例律师、HOA及交易费用: −$1,800
• Illustrative preparation and repairs | 示例房屋准备及维修: −$4,000
• Estimated net before property-tax adjustment and any buyer-agent compensation | 未计房产税分摊及买方经纪费用前的预计净收益: $376,450
If the seller separately agreed to $15,000 of buyer-agent compensation, the working estimate would become $361,450 before property-tax adjustment and any later changes.
如果卖方另行同意支付 $15,000 买方经纪费用，则在房产税分摊及其他后续调整前，预计净收益为 $361,450。
Blank worksheet | 空白净收益表
• Contract price | 成交价: $__________
• First mortgage payoff | 第一房贷结清: −$__________
• HELOC/second mortgage/liens | HELOC/第二房贷/留置权: −$__________
• 1.5% listing-side fee | 1.5% 卖方挂牌服务费: −$__________
• Buyer-agent compensation, if separately negotiated | 如另行协商的买方经纪费用: −$__________
• NC excise tax | 北卡转让税: −$__________
• Property-tax proration | 房产税分摊: +/−$__________
• Attorney/deed/payoff/wire charges | 律师/契据/结清/电汇费用: −$__________
• HOA/condominium charges | HOA/公寓费用: −$__________
• Repairs and seller concessions | 维修及卖方补贴: −$__________
• Other costs | 其他费用: −$__________
• Estimated net proceeds | 预计净收益: $__________
How to compare two offers by net—not headline price
A higher price can produce a lower net if it includes a large concession, requested buyer-agent compensation, repair exposure or financing/appraisal risk. Compare:
• Net after all known requested expenses
• Due diligence fee and earnest money
• Financing strength and appraisal terms
• Inspection and repair exposure
• Closing date and possession needs
• Sale-of-home or other contingencies
The strongest offer is the best combination of net proceeds, risk and timing—not automatically the highest number.
Documents to gather before requesting a seller net review
• Most recent mortgage statement and lender contact
• HELOC or second-mortgage information
• Current property-tax record
• HOA contact and known assessments
• Estimated preparation or repair budget
• Preferred selling and closing timeline
• Any estate, divorce, trust, bankruptcy or title issue requiring attorney review
Bilingual seller guidance | 中英文卖房服务
Contracts and closing documents remain the controlling legal documents. I can explain the real-estate process and financial worksheet in English or Mandarin Chinese, while attorneys and tax professionals handle legal and tax advice.
正式合同和过户文件具有法律效力。我可以用英语或普通话解释卖房流程、报价比较和净收益估算；法律与税务问题应由律师或税务专业人士确认。
Learn more about Chinese-speaking real-estate service in Cary and the Triangle, or request a property-specific net-proceeds review.
Emme Zheng, SRS®, ABR® · Broker-in-Charge and Co-Founder · Blue Orchid Realty · 14+ years of Triangle experience · 250+ successful closings
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