Wondering how much you’ll actually walk away with when you sell in Sage Creek? You’re not alone. Between commissions, taxes, HOA items, and lender payoffs, it can be hard to pin down your true bottom line. This guide explains the seller net sheet in plain English and shows you which line items matter most in Fort Collins and Larimer County so you can plan with confidence. Let’s dive in.
What a seller net sheet is
A seller net sheet is a simple estimate of your cash at closing. It starts with your sale price, then subtracts commissions, mortgage payoff, prorated property taxes, title and closing fees, HOA items, and any credits you agree to give the buyer. It is an estimate, not your final Closing Disclosure, and many fees are negotiable.
You’ll use a net sheet to budget, compare offers, plan for taxes, and negotiate repairs or buyer credits. Keep it updated as terms change so you always know where you stand.
Colorado and Larimer County costs
Gross sale price
Your signed contract price is the starting point for the net sheet.
Real estate commissions
Commissions are negotiated in your listing agreement. Recent surveys show the total commission paid by sellers has often landed in the mid 5 percent range. See current trends in Redfin’s commission analysis. Always use the rate you agreed to in your listing.
Mortgage payoff
Your loan payoff includes your remaining principal plus interest through the closing date and any lender fees. Title will order a payoff demand to set the exact number.
Prorated property taxes
In Colorado, property taxes are prorated to the closing date. Larimer County explains the tax formula as actual value × assessment rate × mill levy ÷ 1,000. Use the county’s tax certificate for accuracy, not last year’s bill. Learn more from the Larimer County Treasurer.
Colorado documentary fee
Colorado charges a state documentary fee of one cent per $100 of the sale price when the deed records. See the state guidance on the documentary fee calculation.
Title insurance and fees
By local custom, sellers often pay for the owner’s title insurance policy. Who pays is negotiable in the contract. The Colorado Division of Real Estate explains the purpose of title insurance and common practices here: title insurance overview.
Settlement and recording fees
Title companies charge a closing or settlement fee. Splitting this fee between buyer and seller is common, but the purchase contract controls the allocation. For a quick overview of how closing statements work in Colorado, see this closing statement primer. Sellers also typically pay to record lien releases for any existing loans.
HOA fees and transfers
If your Sage Creek home is in an HOA, plan for prorated dues, a resale or estoppel package fee, and any transfer or capital contribution required by the association. Amounts vary by management company. Transaction guides show resale package fees often fall in a broad range, such as about $150 to $500. Confirm with your HOA contact early.
Seller credits and repairs
Any credits you agree to provide the buyer, including repair credits or help with closing costs or a rate buydown, reduce your net.
Prepaid items and assessments
Prorations can also apply to prepaid HOA dues or special district assessments. Any special assessment liens may require payoff at closing.
Miscellaneous closing charges
Expect smaller line items like courier, wire, notary, and payoff reconveyance fees. They are minor individually, but they add up.
Taxes on gain
If you qualify under IRS rules, you may exclude up to $250,000 of gain if single or $500,000 if married filing jointly on a primary residence, subject to ownership and use tests. See this plain‑English guide to capital gains on real estate. Colorado also taxes capital gains as part of state income tax. Check your situation with a tax professional.
Sage Creek factors to watch
Price ranges and property types
Sage Creek includes both single‑family homes and townhomes. Recent neighborhood snapshots show sale prices often ranging from the mid 400s to around the 700s depending on size and condition. For a current snapshot, review Sage Creek market context on Homes.com’s neighborhood guide.
HOA expectations
Many properties in Sage Creek are in an HOA. Single‑family dues are often modest compared with townhomes, which tend to have higher dues that cover more services. Plan for the HOA resale or estoppel package, possible transfer fees, and prorations for dues.
School district and mill levies
Sage Creek is within Poudre School District. Some Larimer County properties include additional special district mill levies that appear on the tax bill. Your title company’s tax certificate will list all taxing entities so you can set the correct prorations.
Reappraisal and tax changes
Colorado’s assessment rates and Larimer County reappraisal cycles can change tax bills from year to year. For accurate prorations, rely on the county tax certificate rather than last year’s amounts. The Larimer County tax FAQ is a helpful reference.
Example net sheet for Sage Creek
Below is a simple example to show how the math flows. Numbers are illustrative. Exact title premiums, prorations, and HOA charges come from the title company and your HOA.
Assumptions
- Sale price: $650,000
- Total commission: 5.5 percent of sale price, or $35,750, per your listing agreement and MLS offer terms. See current patterns in Redfin’s commission report.
- Mortgage payoff: $200,000 (title will order a payoff demand for accuracy).
- Colorado documentary fee: $0.01 per $100 of price, or $65 on $650,000, per the state formula.
- Owner’s title policy: seller customarily pays. Title premiums are regulated and quoted by the title company. See this Colorado closing overview.
- Property tax proration: based on Larimer County’s formula and the closing date. Title will use the tax certificate from the County Treasurer.
- HOA estoppel/resale package: estimate range $150 to $500, per transaction guides.
Worked flow
- Sale price: $650,000
- Less commission: $35,750
- Less mortgage payoff: $200,000
- Less Colorado documentary fee: $65
- Subtotal before title, settlement fee, tax proration, HOA items, credits, and small fees: $414,185
Your final net will be reduced by the owner’s title premium, your share of the settlement fee, prorated taxes, HOA charges, any buyer credits or repairs, and small recording or wire fees.
Sensitivity check
- If commission were 5.0 percent instead of 5.5 percent, you would net $3,250 more on a $650,000 sale.
- If you offered a $5,000 buyer credit, your net would be $5,000 lower.
Quick prep checklist
- Confirm your exact commission rate and how it is split.
- Ask title to quote the owner’s title policy and your share of the settlement fee.
- Request your mortgage payoff demand early and confirm daily interest.
- Get your HOA contact, resale or estoppel package fee, and any transfer fees.
- Verify the property’s taxing entities and request a tax certificate from title.
- Decide on likely credits, repairs, or a home warranty so your net sheet reflects them.
Ready to price your Sage Creek home and see a custom net sheet? Reach out for a clear breakdown and strategy to maximize your proceeds. Connect with Jackie Roacho to get started.
FAQs
What is a seller net sheet and how is it used?
- A seller net sheet estimates your cash at closing by subtracting commissions, payoffs, taxes, title and closing fees, HOA items, and credits from your sale price. Use it to budget, compare offers, and negotiate.
Who pays for owner’s title insurance in Colorado?
- By custom the seller often pays for the owner’s policy, but the purchase contract controls and practices vary. See the state’s title insurance overview.
What is Colorado’s transfer tax or documentary fee?
- Colorado charges a documentary fee of $0.01 per $100 of the sale price at recording. Learn more from the state’s documentary fee guidance.
How are Larimer County property taxes handled at closing?
- Taxes are prorated to the closing date using the county’s formula and tax certificate. Details are in the Larimer County tax FAQ.
How much should I set aside for closing costs as a seller?
- Excluding commissions, many sellers budget roughly 1 to 3 percent of the sale price for title and closing, prorations, the documentary fee, HOA resale items, and small fees. Including commissions and credits, totals often land around 7 to 10 percent depending on your deal. See this Colorado overview of average seller costs.
Will I owe capital gains taxes when I sell my Sage Creek home?
- Possibly. Many sellers of a primary residence qualify to exclude up to $250,000 of gain if single or $500,000 if married filing jointly. Review this guide to real estate capital gains and talk with your tax pro about federal and Colorado state tax effects.
