Why Sellers Need a Real Net Sheet Before They Sign Anything
If you ask ten Metro Atlanta homeowners what their home is worth, most of them know the number within ten percent. If you ask those same ten homeowners what they actually take home after a sale, most of them are off by twenty thousand dollars or more. That gap is where deals fall apart, where regret sets in, and where The Corbin Team focuses some of our most important work with sellers. In 2026, with Atlanta inventory rising and buyer leverage growing, a sloppy net sheet can turn a strong sale into a disappointing one. This guide walks through every line that hits a Georgia seller settlement statement and where the numbers actually land in three very different markets.
Line One: Gross Sale Price Is Not Your Number
The gross sale price is the contract price. It is also the only number most sellers focus on, which is why the surprise at the closing table is so consistent. The take-home number is what shows up after every deduction below the contract price. We typically tell sellers to plan on 8 to 11 percent of gross going to closing costs in a normal Georgia transaction, with mortgage payoff and any seller concessions stacked on top.
For a $1,800,000 Buckhead home, that is roughly $144,000 to $198,000 in closing costs alone before the mortgage payoff. For a $675,000 Decatur home, it is roughly $54,000 to $74,000. For a $385,000 McDonough home, it is roughly $30,000 to $42,000. The percentages compress as the price rises because some fixed costs dilute, but the dollar amounts swell.
Commission Math After the NAR Settlement
The single biggest line on most Georgia seller net sheets is real estate commission. In 2026, after the NAR settlement, the listing side compensation and the buyer side compensation are negotiated separately and both are spelled out in the listing agreement. The Corbin Team is transparent about what we charge and what we recommend paying buyer agents in our market.
Typical total commission in Metro Atlanta in 2026 ranges from 4.5 to 6 percent of sale price, with the split between listing and buyer side reflecting local norms. On the Buckhead example, that is $81,000 to $108,000. On the Decatur example, $30,400 to $40,500. On the McDonough example, $17,300 to $23,100. The right number is rarely the lowest number. A listing agent who undercuts on fee but underprices the home and misses the marketing window can cost a seller more in lost sale price than they save in commission.
Georgia-Specific Closing Costs Sellers Pay
Sellers in Georgia generally pay several costs that vary slightly by county and by closing attorney. Here is the line by line breakdown.
Georgia transfer tax. One dollar per $1,000 of sale price, paid at the courthouse. On the Buckhead sale, that is $1,800. On the Decatur sale, $675. On the McDonough sale, $385. Small relative to the bill but always charged.
Owner's title policy in cooperative deals. In some Georgia transactions sellers contribute to the title policy by tradition or contract. In most arms-length residential deals in 2026, the buyer pays the owner's policy. Read your contract.
Property tax proration. Georgia taxes are billed in arrears. Sellers credit the buyer for the portion of the year they owned the home. For closings in late summer and fall, this number can be one of the largest deductions on the statement.
HOA estoppel and dues proration. Most managed neighborhoods charge an estoppel fee of $250 to $500 and prorate dues to the closing date. Townhome and condo communities add a transfer fee on top, sometimes $1,000 or more.
Closing attorney fee. Georgia requires an attorney to close. The seller side of the attorney fee is typically $300 to $600, with the buyer side often $700 to $1,200 plus title.
Wire and courier fees. Routine $50 to $150.
Termite letter, if required. $75 to $150, with treatment cost added if active termites are found during the WDIR.
Home warranty for buyer, if negotiated. Common ask in 2026 contracts. $500 to $750 depending on coverage tier.
Buyer concessions. This is the variable that has grown the most in 2026. Sellers are routinely contributing 1 to 2 percent toward buyer rate buydowns or closing costs. On the Buckhead sale, that is $18,000 to $36,000. On the Decatur sale, $6,750 to $13,500. On the McDonough sale, $3,850 to $7,700. The Corbin Team negotiates these aggressively because the right concession structure often closes a deal that would otherwise die in financing.
Three Sample Net Sheets: Buckhead, Decatur, McDonough
Numbers tell the story better than narrative. Here are three illustrative net sheets that mirror what we have prepared for sellers across Metro Atlanta in the last 90 days. Round numbers used for clarity. Always run your own numbers with a closing attorney before you sign.
Buckhead sale at $1,800,000. Total commission at 5.5 percent equals $99,000. Transfer tax $1,800. Attorney and admin $700. Termite, courier, wire $300. Property tax proration for a July 1 close $7,200. HOA estoppel and dues prorate $850. Buyer concessions at 1 percent $18,000. Buyer warranty $650. Total deductions $128,500. Subtract from $1,800,000 gross. Net before mortgage payoff equals $1,671,500. Subtract a remaining $620,000 mortgage and the seller takes home $1,051,500.
Decatur sale at $675,000. Commission at 5.5 percent equals $37,125. Transfer tax $675. Attorney and admin $700. Termite, courier, wire $300. Property tax proration for a September close $4,100. HOA estoppel for a small Decatur HOA $250. Buyer concessions at 1.5 percent $10,125. Buyer warranty $600. Total deductions $53,875. Net before mortgage equals $621,125. Subtract a remaining $290,000 mortgage and the seller takes home $331,125.
McDonough sale at $385,000. Commission at 5.5 percent equals $21,175. Transfer tax $385. Attorney and admin $700. Termite, courier, wire $300. Property tax proration for an October close $2,400. HOA estoppel and prorate $400. Buyer concessions at 2 percent $7,700. Buyer warranty $600. Total deductions $33,660. Net before mortgage equals $351,340. Subtract a remaining $245,000 mortgage and the seller takes home $106,340.
Mortgage Payoff Surprises That Eat Net Proceeds
The mortgage payoff line is where many sellers lose track of where the money went. Three numbers in particular matter.
The first is the per-diem interest. Your lender accrues interest daily and your payoff statement is good through a specific date. Close one day later and you owe more, often $50 to $200 a day depending on loan balance.
The second is the recording and reconveyance fees. Most lenders charge a $50 to $150 fee to release the lien. Small but it shows up.
The third is the HELOC or second mortgage payoff. If you ever pulled a home equity line during ownership, the balance must be cleared at closing. Sellers sometimes forget about open HELOCs because the balance is zero today, but the line itself must be closed and released, which adds payoff fees.
Capital Gains and the Section 121 Exclusion
Most primary residence sellers in Metro Atlanta will not owe capital gains tax because of the IRS Section 121 exclusion. Singles can exclude up to $250,000 of gain and married couples filing jointly can exclude up to $500,000, provided the home was the primary residence for at least two of the last five years.
The rub is that Buckhead, Milton, and Vinings sellers who have owned for 15 years are running into the cap. A Tuxedo Park homeowner who bought in 2010 for $1.2 million and is selling at $3.6 million has $2.4 million of gain. $500,000 is excluded if married, leaving $1.9 million potentially taxable at the federal long-term capital gains rate plus Georgia state tax. Talk to a CPA early, not at closing.
How The Corbin Team Builds Your Net Sheet
Before we ever list a property, we build a custom seller net sheet against current comps, current commission norms, current property tax proration based on your target close date, and a realistic buyer concession reserve. We then run a downside case and an upside case so the seller has a band, not a single number. We update the sheet weekly during active marketing and again at the moment of offer review so the comparison between two offers reflects net dollars and not just contract price.
Vision-focused sellers tend to fixate on the contract number and miss the net. Detail-focused buyers and their agents know this and exploit it through concessions and credits that hit your bottom line. The Corbin Team works both sides of the math so you walk into closing knowing exactly what wires into your account.
Ready to See Your Number
If you are thinking about selling a home anywhere in Metro Atlanta in 2026, call The Corbin Team at (678) 783-8937. We will build a no-obligation net sheet tied to your address, your mortgage payoff estimate, and the current buyer leverage in your market. Decision-grade information beats round-number guessing every time.
Related Articles
More Corbin Team guides for Metro Atlanta sellers and buyers:
- Atlanta Closing Costs 2026: The Complete Breakdown for Georgia Buyers and Sellers
- The Best Time to List in Metro Atlanta 2026: A Back-to-School Seller Strategy
- Pre-Listing Home Inspections in Metro Atlanta Summer 2026: A Seller's Playbook for a Selective Buyer Market
- Georgia's Attorney-Closing Requirement Explained: A 2026 Guide for Metro Atlanta Buyers and Sellers
