SELLER GUIDE
How to compare offers on your North Dallas home and estimate your net proceeds
The best offer on your home isn’t always the highest price. Compare what you’ll actually net after your payoff, closing costs, and any concessions, then weigh the risk in each offer’s financing, appraisal terms, option period, and closing date. Hilda Avila, an Ebby Halliday REALTOR®, can help you compare offers and walk through their terms in English or Spanish.
This guide covers what a seller in Frisco, McKinney, Plano, Allen, or Prosper typically pays out of the sale price, with a worked example, then shows how to compare offers side by side. It picks up where the seller readiness checklist ends. If you don’t know your price range yet, start with how a CMA works.
What a seller net sheet is (and what goes on it)
A seller net sheet is an estimate of what you’d receive at closing for a specific price and set of terms. You can estimate your own with the steps below and the worksheet on this page, and the final numbers come from the title company’s settlement statement at closing.
A net sheet starts with the sale price and subtracts:
- your mortgage payoff and any other liens
- brokerage compensation under your written agreements, including anything you agree to contribute toward the buyer’s agent
- the owner’s title policy, if the contract makes it your expense, and your share of the escrow fee
- your share of the current year’s property taxes and HOA dues (prorated)
- repairs, seller concessions, or credits you agree to
- other negotiated items, such as a survey, the HOA resale certificate, or a residential service contract
Two offers at the same price can net you different amounts, because the terms move costs from one side to the other.
To estimate your own net for an offer, start with its price and subtract each line that applies, using your lender’s payoff statement, the contract’s terms, and quotes from your title company. Enter the result in the offer comparison worksheet below.
Have offers to compare? Call Hilda at (469) 802-8711 to walk through the terms of each one.
What sellers typically pay from the sale price in Texas
Who pays what in Texas comes from custom and from the contract you sign. In a resale home, that is usually the Texas Real Estate Commission’s One to Four Family Residential Contract (Resale), TREC No. 20-19. Almost every line below can be negotiated. Paragraph numbers (¶) refer to that form.
Mortgage payoff and liens
Your loan, any home equity line, and any other lien are paid off from your proceeds at closing. Lien releases and their recording fees are a Seller’s Expense (¶12A(1)(a)). Ask your lender for a payoff statement, because your balance alone doesn’t include interest through the payoff date.
Owner’s title policy
The owner’s policy protects the buyer’s ownership. The contract has a box for whether it is the Seller’s or the Buyer’s expense (¶6A), so who pays is negotiated. The premium itself isn’t negotiable. The Texas Department of Insurance sets title insurance rates, and all title companies charge the same premium for a policy. The basic premium comes from TDI’s rate table, effective March 1, 2026 (as of October 7, 2026), based on the sale price.
Separate items can add to the cost, such as an amendment to the survey exception (the contract says who pays for it in ¶6A(8)) and the escrow fee, which isn’t set by TDI and varies by title company. The buyer’s loan policy is a Buyer’s Expense (¶12A(2)).
Prorated property taxes
Texas property taxes are paid in arrears. Tax bills generally go out starting in October and are due on receipt, and in most cases they must be paid by January 31 of the following year (Texas Comptroller). If you close mid-year, you usually haven’t paid that year’s taxes yet. The TREC contract prorates current-year taxes through the Closing Date (¶13), so your share for the months you owned the home is credited to the buyer, who then pays the full bill when it arrives.
Because the current year’s bill isn’t known yet at a mid-year closing, the proration is an estimate. ¶13 has the parties adjust it when the actual tax statements come out.
HOA resale certificate and transfer fees
If your home is in a mandatory property owners association, the contract usually includes the TREC Addendum for Property Subject to Mandatory Membership in a Property Owners Association (TREC 36-11). In ¶A, the parties choose who obtains and pays for the Subdivision Information, which includes the resale certificate. In ¶C, the buyer pays the association’s transfer-related fees up to the amount written in, and the seller pays any excess. Regular dues are prorated separately. Your HOA or its management company sets its own fees.
Survey
¶6C gives three choices: you provide your existing survey with a T-47 affidavit or T-47.1 declaration, the buyer gets a new survey at the buyer’s expense, or you provide a new survey at your expense. If your existing survey isn’t accepted, the contract names who pays for a new one. Find your survey early. It’s on the document list in the seller readiness checklist.
Repairs, concessions, and credits
After inspections, buyers often ask for repairs or a credit. Agreed repairs are listed specifically (¶7D(2)) and must be completed before closing (¶7F). A seller contribution toward the buyer’s closing costs goes in ¶12A(1)(b), and ¶7H covers any residential service contract you agree to reimburse. Each of these comes straight out of your net, which is why it pays to compare offers on net, not on gross price.
Brokerage compensation
Brokerage compensation is not set by law and is fully negotiable. Your listing brokerage’s compensation is set in your written listing agreement. Whether you pay anything toward a buyer’s agent is your decision, and it can be negotiated in each offer (¶12B). Buyers have their own written agreement with their agent.
Smaller seller items
By default the contract makes these Seller’s Expenses: tax statements or certificates, preparation of the deed, and one-half of the escrow fee (¶12A(1)(a)). Your title company can quote these before you sign.
| Cost | What the contract says | Set by |
|---|---|---|
| Mortgage payoff and liens | Paid off from your sale proceeds. Lien releases are a Seller’s Expense (¶12A(1)(a)). | Your lender’s payoff statement |
| Owner’s title policy | A box is checked for Seller’s or Buyer’s expense (¶6A). | Premium: TDI rate table |
| Property taxes | Current-year taxes are prorated through the Closing Date (¶13). | Your taxing units’ rates and your appraised value |
| HOA resale certificate and transfer fees | Who obtains and pays for the Subdivision Information is chosen in ¶A of the HOA addendum. Buyer pays transfer-related fees up to the amount stated in ¶C, and Seller pays any excess. | Your HOA (TREC 36-11) |
| Survey | Reuse your existing survey with a T-47 affidavit or T-47.1 declaration, or a new survey at the expense the contract names (¶6C). | Surveyor or title company |
| Repairs and concessions | Specific repairs (¶7D(2), ¶7F), an amount toward the buyer’s expenses (¶12A(1)(b)), and any residential service contract reimbursement (¶7H). | Negotiated in your contract or amendment |
| Escrow fee | One-half is a Seller’s Expense by default (¶12A(1)(a)). | Your title company (not set by TDI) |
| Brokerage compensation | “Brokerage compensation is not set by law and is fully negotiable” (¶12B). Each party pays their broker under separate written agreements. | Your written agreements |
This table summarizes the default wording of the forms. Your actual contract controls.
A worked example
Example only. The price, payoff, tax bill, and closing date below are made-up assumptions to show the math. They aren’t typical or average figures, and they aren’t an estimate for any home. Only the title premium comes from an official rate table.
| Line | Example amount | How it’s figured |
|---|---|---|
| Sale price | $500,000 | Example assumption |
| Mortgage payoff | − $300,000 | Example assumption. Your lender’s payoff statement gives the real figure. |
| Owner’s title policy (if the contract makes it a Seller’s Expense) | − $2,756 | From the TDI rate table effective March 1, 2026: ($500,000 − $100,000) × 0.00494 = $1,976; $1,976 + $780 = $2,756. Basic premium only; endorsements are extra. |
| Property tax proration credited to the buyer | − $4,959 | Example assumptions: a $10,000 annual tax bill and a June 30, 2026 closing. Seller’s share is January 1 through June 30 = 181 of 365 days: $10,000 × 181 ÷ 365 = $4,958.90. |
| Running subtotal | $192,285 | $500,000 − $300,000 − $2,756 − $4,959. This is not your net. The items below still come out. |
| Escrow fee (your half) | Title company quote | Not set by TDI, and it varies by company. |
| HOA resale certificate and transfer fees | Per your HOA and contract | TREC 36-11 ¶A and ¶C |
| Survey | Per your contract | ¶6C |
| Repairs, concessions, service contract | Per your contract or amendment | ¶7D(2), ¶7F, ¶7H, ¶12A(1)(b) |
| Brokerage compensation | Per your written agreements | Not set by law and fully negotiable (¶12B) |
Source for the premium: Texas Department of Insurance, Texas Title Insurance Basic Premium Rates, effective March 1, 2026 (PDF), as of October 7, 2026. For policies from $100,001 to $1,000,000, TDI’s steps are: subtract $100,000, multiply by 0.00494 and round to the nearest dollar, then add $780.
Offer terms that change your bottom line or your risk
Price
Price is the starting point, not the whole story. A higher price paired with large concessions or a shaky financing plan can net you less, or close later, than a cleaner offer at a slightly lower price.
- Ask: what does this offer net me after everything it asks for?
Financing type
Cash, conventional, FHA, VA, and other loans each come with their own appraisal and lender requirements. A financed offer usually includes the Third Party Financing Addendum. Any buyer can be a strong buyer, so judge the offer on its terms and its documentation.
- Ask: is there a pre-approval, and from which lender?
Appraisal terms
If the buyer is financing, the lender orders an appraisal. Some offers include the Addendum Concerning Right to Terminate Due to Lender’s Appraisal, which sets out what happens if the appraised value comes in below the price.
- Ask: what’s the buyer’s plan if the appraisal comes in short?
Option period and option fee
In a Texas resale contract, the buyer pays an option fee for the unrestricted right to terminate during the option period (¶5B). If the buyer terminates in time, you keep the option fee and the earnest money is refunded to the buyer. If the sale closes, the option fee is credited to the price (¶5A(4)). A shorter option period means less time of uncertainty for you.
- Ask: how long is the option period, and how big is the fee?
Earnest money
Earnest money shows commitment. Outside the option period, if a buyer defaults, the contract’s default paragraph (¶15) gives the seller remedies that can include keeping the earnest money. Other contract terms can also allow a buyer to terminate with a refund, so read each offer’s addenda.
- Ask: how much earnest money, and when is it delivered?
Seller concessions and credits
Requests for closing-cost help, repair credits, or a seller contribution toward the buyer’s agent are all negotiable, and all of them reduce your net. Subtract each one when you estimate your net for that offer.
- Ask: what is the total of everything this buyer is asking me to pay?
Closing date and possession
The closing date should fit your next move. If you need to stay after closing, the Seller’s Temporary Residential Lease lets you do that in writing (¶10A).
- Ask: does the closing date work for my move, or do I need a leaseback?
Contingencies
An offer that depends on the buyer selling another home (the Addendum for Sale of Other Property by Buyer) or on loan approval carries more risk of falling through. Fewer contingencies usually mean more certainty.
- Ask: what has to happen for this buyer to close?
How to compare multiple offers side by side
- Estimate your net for each offer: use the net sheet steps above and the worksheet below.
- Rank by net: what you keep after payoff, costs, and concessions.
- Rank by certainty: financing, appraisal plan, and contingencies.
- Rank by fit: closing date and any leaseback.
- Decide your next step: counter one offer, ask all buyers for their highest and best, or accept. Hilda explains the trade-offs, and you decide.
Fair housing note: evaluate offers only on their terms. Personal letters or photos from buyers can raise fair housing concerns, so talk with Hilda about how to handle them before you read them.
Printable offer comparison worksheet
Fill in one column per offer, then use your browser’s Print command to print the worksheet or save it as a PDF.
| Offer A | Offer B | Offer C | |
|---|---|---|---|
| Price | |||
| Financing type / pre-approval | |||
| Appraisal terms | |||
| Option period / option fee | |||
| Earnest money | |||
| Seller concessions / credits requested | |||
| Buyer-agent compensation requested from seller | |||
| Closing date / leaseback | |||
| Contingencies | |||
| Title, survey, HOA, service contract (who pays) | |||
| Estimated net to you (your estimate) | |||
| Notes / risk |
Selling and buying at the same time
When you’re moving up, the closing date, a leaseback, and any sale contingency all work together. Hilda’s past work in mortgage lending helps you frame the right questions for your lender about timing and bridge options, and the lender makes the loan decisions. See the seller readiness checklist for more on timing a sale and a purchase.
City notes: offers in established and growing areas
Established areas (much of Plano, North Dallas, University Park, and Highland Park): condition and updates often drive repair negotiations during the option period.
Growing areas (Frisco, Prosper, Celina, and parts of McKinney and Allen): buyers may weigh your offer terms against builder incentives, and MUD or PID questions come up. Those district taxes can affect a buyer’s monthly payment.
Selling in Frisco or McKinney? Start with a Frisco home value or McKinney home value request.
Comparing offers in Spanish
Hilda can help you compare offers and walk through their terms in Spanish, and the TREC contract forms are in English. Spanish-language resources: Hilda en español.
Frequently asked questions about offers and net proceeds
Should I always accept the highest offer on my house?
Not necessarily. Compare what each offer nets you after your payoff, closing costs, and any concessions, and how likely it is to close on time. Use the offer comparison worksheet on this page to line offers up side by side.
What is a seller net sheet?
A seller net sheet is an estimate of the money you’d receive at closing for a specific price and set of terms, after your payoff, closing costs, agreed compensation, and concessions. You can estimate your own by starting with the offer price, subtracting each cost that applies, and entering the result in the offer comparison worksheet on this page. It’s an estimate only; your final figures come from the title company’s settlement statement at closing.
How much does the owner’s title policy cost in Texas?
The Texas Department of Insurance sets title insurance premiums, so every title company charges the same basic premium for the same policy amount. Using the TDI rate table effective March 1, 2026, the basic premium for a $500,000 owner’s policy is $2,756. Endorsements and escrow fees are separate, and who pays for the owner’s policy is negotiated in the contract.
Do sellers pay property taxes at closing in Texas?
Usually through a proration, not a separate tax payment. Under the TREC resale contract, the current year’s taxes are prorated through the closing date. Texas tax bills generally go out in the fall and are due by January 31 of the next year, so a seller who closes mid-year typically hasn’t paid that year’s bill yet, and the seller’s share shows up as a credit to the buyer.
Who pays the buyer’s agent when I sell my house in Texas?
Brokerage compensation is not set by law and is fully negotiable. Your listing agreement sets your own brokerage’s compensation, and whether you contribute anything toward the buyer’s agent is your decision, negotiated offer by offer. Buyers have their own written agreement with their agent.
Can Hilda help me compare offers in Spanish?
Yes. Hilda Avila can help sellers compare offers and walk through their terms in Spanish or English, while the Texas contract forms themselves are in English. Contact Hilda or call (469) 802-8711.
Sources
- Texas Department of Insurance, Texas Title Insurance Basic Premium Rates, effective March 1, 2026 (PDF). As of October 7, 2026.
- Texas Department of Insurance, Title insurance FAQ. As of October 7, 2026.
- Texas Real Estate Commission, One to Four Family Residential Contract (Resale), TREC No. 20-19, effective July 1, 2026. As of October 7, 2026.
- Texas Real Estate Commission, Addendum for Property Subject to Mandatory Membership in a Property Owners Association, TREC No. 36-11, effective July 1, 2026. As of October 7, 2026.
- Texas Comptroller of Public Accounts, Paying Your Taxes. As of October 7, 2026.
Want help comparing your offers?
Request a pricing strategy, or call Hilda at (469) 802-8711 to compare your offers and walk through their terms. In English or Spanish. See the Sellers page for how Hilda markets and sells.
Hilda Avila, REALTOR® · Ebby Halliday Real Estate, LLC · North Dallas Office
[email protected]
This guide is general information, not legal or tax advice. The worked example uses made-up assumptions and isn’t an estimate for any home. Final figures come from your title company’s settlement statement. For legal or tax questions, talk with a real estate attorney or tax professional.