Section 01
What a net sheet is for
A net sheet answers one question: if the sale happens on the terms you are assuming, what is left. It is a planning instrument used before a decision, not a reconciliation of a completed transaction, which is produced by your lawyer at closing.
Its value lies in being explicit. Every line is a stated assumption, so when an assumption turns out to be wrong you can see immediately how much the outcome moves.
Section 02
The lines this worksheet covers
Expected sale price, mortgage payout, remuneration entered either as a fixed amount or as a rate applied to the price, legal and closing estimates, adjustments such as prepaid taxes or utilities, preparation and staging, repairs identified before or during the process, moving and storage, and a free line for anything specific to your situation.
Each line is optional. Leaving one blank treats it as zero, which is honest as long as you remember that a blank is an assumption too.
Section 03
Entering remuneration
Remuneration can be structured in several ways, so the worksheet accepts either a total amount you have been quoted or a rate applied to the expected price. It applies the rate arithmetically and shows the resulting figure in the itemised table.
The worksheet suggests no rate and holds no market information about typical arrangements. Use the figure from the representation agreement you are actually considering.
Section 04
The lines sellers forget
Preparation is the most frequently underestimated: repairs deferred for years, exterior work that can only be done in a particular season, furniture removal and storage while the property is shown, and the cost of maintaining a house to showing condition while living in it.
The second is overlap. Where a purchase and a sale do not align on the same date, the cost of that gap is real and belongs in the worksheet as a line rather than as an intention to sort it out later.
Section 05
What this worksheet is not
It is not tax, legal, appraisal, accounting or lending advice, and it does not model income tax, residency rules, capital gains treatment, corporate ownership, marital property arrangements or any provincial or federal levy that may apply to your circumstances.
Payout figures in particular must come from your lender in writing, because interest to the closing date, administrative charges and any prepayment terms are contractual and specific to your mortgage.
Results are a planning estimate produced from your inputs. Confirm every line with your lawyer, lender, accountant and advisor before relying on it.
Section 06
Using the result in a real conversation
Print the itemised table and bring it to your first substantive meeting. A conversation about strategy improves markedly when both parties are looking at the same set of assumptions rather than at a single hoped-for figure.
Then run the worksheet a second time with a deliberately conservative price and a longer marketing period. The gap between the two runs is a better description of your exposure than either run alone.