Seller Net Sheet — What 30A Sellers Actually Walk Away With

A seller net sheet shows exactly what a 30A seller actually walks away with after every fee, payoff, and proration is taken out of the sales price. On a $1.5 million Santa Rosa Beach home, the gross sales price and the wire that hits the seller’s account are often $150,000+ apart — and most of that gap is predictable. AquaRK Title Services prepares a written seller net sheet on every 30A listing on request. Here is exactly what comes off the top and what 30A sellers should expect to net.

What gets deducted from a 30A sales price

Every Florida seller’s net is the sales price minus the following categories. On a typical 30A resale, here is how the math runs:

• Real estate commissions — typically 5%–6% of sales price, split between listing and buyer agents. On a $1,500,000 sale, that is $75,000–$90,000.
• Florida documentary stamp tax on the deed — $0.70 per $100 of price, paid by seller in Walton County. $1.5M = $10,500.
• Owner’s title insurance premium — promulgated rate, customarily paid by seller in Walton County. $1.5M ≈ $7,575.
• Settlement / closing fee — AquaRK fee typically $400–$900 on the seller side.
• HOA estoppel fee — $200–$400 charged by the HOA. Standard on every 30A community closing.
• Walton County property tax proration — seller credits buyer for the portion of the year the seller owned the property (Florida taxes are paid in arrears).
• HOA dues proration — seller credits or receives credit depending on what has been paid.
• Existing mortgage payoff — principal + interest to closing date + any prepayment.
• Seller-paid buyer concessions — closing-cost credits, repair credits, anything negotiated in the contract.
• Wire fee — typically $30 for the seller’s outbound wire.

Sample 30A seller net — $1,500,000 sale, no mortgage

• Sales price: $1,500,000
• Commission (6%): −$90,000
• Doc stamps on deed: −$10,500
• Owner’s title insurance: −$7,575
• Settlement fee + closing fees: −$650
• HOA estoppel + proration: −$2,000 (estimate)
• Property tax proration: −$8,000 (if closing mid-year)
• Wire fee: −$30
• Net to seller: approximately $1,381,245

A working number on most 30A no-mortgage sales is roughly 92% of the sales price as net proceeds. Add a mortgage payoff and the percentage drops; remove the buyer’s side concessions and it improves.

Sample 30A seller net — $1,500,000 sale, $600,000 mortgage

• Sales price: $1,500,000
• Commission (6%): −$90,000
• Doc stamps + owner’s title + settlement: −$18,725
• HOA + tax + wire prorations: −$10,030
• Mortgage payoff: −$600,000
• Net to seller: approximately $781,245

Walton County–specific items that catch 30A sellers off guard

• Capital improvement assessments in Alys Beach, Rosemary Beach, WaterSound, and WaterColor can post against the seller at closing for renovations or beach renourishment.
• Dune walkover maintenance fees on Gulf-front properties are commonly seller-paid in proration.
• Vacation rental income proration — if guests have prepaid for stays past the closing date, the seller credits the buyer that prepaid income at closing.
• Cleaning, repair, or HOA fines posted in the gap between commitment and closing can show up on the final ALTA.

FIRPTA — Foreign Investment in Real Property Tax Act

If the seller is a foreign person under IRS rules, the buyer is required to withhold up to 15% of the gross sales price at closing and remit it to the IRS. On a $1.5M sale, that is $225,000 withheld from seller proceeds, refundable later through an IRS filing. Many 30A sellers are foreign nationals or foreign-owned LLCs; AquaRK handles FIRPTA documentation and withholding in coordination with the seller’s CPA.

How taxes work on the gain — separate from the net sheet

The net sheet shows what hits the seller’s bank account at closing. It does not show capital gains tax. For primary residences, the federal $250,000 / $500,000 exclusion may apply if the property was owned and used as a primary home for two of the last five years. For second homes and vacation rentals (which is most 30A), there is no exclusion and gain is fully taxable. A 1031 exchange may defer the tax on investment property. Talk to your CPA before listing.

When AquaRK prepares the seller net sheet

We prepare a written estimate on request — at listing, after the contract is signed, and again the day before closing with final numbers. Estimates use realistic Walton County prorations and the current promulgated title rates. The day-of-closing number on the ALTA Settlement Statement is the binding figure, but the pre-listing net sheet is usually within 1%–2% if there are no surprises in the contract negotiation.

If you are listing a 30A property and want a realistic written net sheet before you sign with a buyer, AquaRK Title Services has handled Florida title and closing work since 2006 from our office at Grand Boulevard at Sandestin in Miramar Beach. We close every week across 30A — Alys Beach, Rosemary Beach, WaterSound, WaterColor, Seaside, Seacrest, Inlet Beach, Grayton Beach, Blue Mountain Beach, and Santa Rosa Beach. Call us at (850) 650-9737, or request a seller net sheet at aquarktitle.com.