Net Sheet Calculator | Brian Elmore Homes

Property Details

Sale / purchase price

Property location

Determines the state, county, and (for Chicago) city transfer tax below, plus which cost fields apply.

Client name (optional, for the printed estimate)

Property address (optional)

Tax Proration Details

Most recent tax bill

Anticipated closing date

Proration rate

105%

105% is typical for suburban collar counties. 110% is common for Cook County and Chicago.

Last year's 1st installment

Typically due June 1 (Cook County: March)

Last year's 2nd installment

Typically due September 1 (Cook County: August)

Want the full day-by-day breakdown of this credit? Open the Tax Proration Calculator →

Seller Costs

Existing mortgage payoff

Listing agent commission (%)

Typical range 2–3%, fully negotiable.

Buyer's agent commission (%)

What you're offering to cover for the buyer's agent, if anything. Fully negotiable.

Owner's title insurance

Auto-estimated from Chicago Title's 2026 tiered rate schedule for Cook/DuPage/Kane/Kendall/Will. Edit if your title company quotes differently.

Attorney fee

Brokerage admin fee

Common transaction/compliance fee charged by many brokerages, confirm on the listing agreement you signed.

Title & closing fees

Bundles title search/commitment, commitment update, wire, payoff processing, seller's CPL, IL policy fee & recording. Ask your title company for their exact fee sheet.

Local/municipal transfer tax (if any)

Some municipalities (e.g. certain DuPage towns) add their own on top of the taxes below. Check with your attorney.

Survey fee

Typical for single-family/detached homes; usually waived for condos & townhomes on a recorded plat. Zero out if not applicable.

Chicago water certification

Required for sales within Chicago city limits. Zero out for properties outside the city.

Chicago zoning certification (if required)

Not required on every Chicago sale; typically ~$175 when it applies. Ask your title company.

HOA payoff / proration (optional)

Home warranty for buyer (optional)

Buyer Costs

Down payment (%)

Loan origination fee (%)

Typical range 0.5–1% of loan amount.

Appraisal fee

Typically required for financed purchases. Optional for cash, many buyers skip it, but you can add it back in.

Credit report fee

Underwriting & processing fees

Covers underwriting, processing, tax service & courier/wire fees not already in the origination fee above. Some lenders bundle these into origination instead, so zero out if so.

Attorney fee

Lender's title insurance & endorsements

Simultaneous-issue rate when purchased alongside an owner's policy. $595 flat is Chicago Title's 2026 rate for most residential purchases.

Brokerage admin fee

Common transaction/compliance fee charged by many brokerages, confirm on the buyer agency agreement you signed.

Recording fees

Cook County deed + mortgage recording, ~$107 each.

Prepaid homeowners insurance (1st year)

Prepaid interest (estimate)

Rough placeholder. Ask your lender for the exact per-diem amount.

Escrow reserve (months of taxes & insurance)

Lenders typically require 2–6 months; ask your loan officer for the exact figure.

Seller credits / concessions (if any)

Estimated Net Proceeds

Enter the sale price, tax bill, and closing date above to see your estimate.

ⓘ This is a planning estimate only. Commission, fees, and lender terms vary. Your title company, attorney, and lender will confirm the exact figures before closing.