The Closing Itself
How to Order a Florida Net Sheet Before You List
Direct answer
A net sheet before you list is an estimate of what a seller might receive, or what a buyer might bring, at a price you choose. It is not the settlement statement and it is not a payoff letter. Agents who work with Time to Close Title can open a free Net Sheets App account. Title premiums, endorsements, and settlement fees are already filled in. You still enter the price, the commission from the listing agreement, and an estimated mortgage balance from the seller. Who pays for title insurance is an assumption until the contract says otherwise. The settlement statement, after the contract and the written payoffs, replaces the estimate. We do not publish a sample net sheet with dollar figures in this article.
Key takeaways
- Order the estimate before the listing appointment, not the week of closing.
- The app preloads title premiums, endorsements, and settlement fees. It does not know the seller's payoff.
- Commission comes from the listing agreement. We do not set it.
- Label who pays title insurance as an assumption until the purchase contract exists.
- The settlement statement is the file. A listing net sheet is not.
What is a net sheet before you list?
It is a preview of the math at a price you have not sold for yet. A seller sheet estimates proceeds. A buyer sheet estimates cash to close. Agents who work with Time to Close Title can build either one in the Net Sheets App, with their own name on the page. The sponsorship does not appear on what the client sees. Read realtor benefits.
The sheet is not the settlement statement. That ledger is prepared after there is a contract, written payoffs, and good funds. A listing estimate that ignores a second mortgage, an association balance, or a municipal charge is how the signing number surprises everyone. We do not print a sample with dollar figures here, because those figures belong to one price and one file.
| Net sheet before you list | Settlement statement | |
|---|---|---|
| When it exists | Before or without a contract | After the file is opened |
| Price | The price you are testing | The contract price |
| Mortgage payoff | The seller's estimate | A current letter from the lender |
| Title charges | State premiums and our settlement fees, preloaded for agents | The same charges, split the way the contract says |
| What it is not | A promise of proceeds | A guess |
What do you still have to type in?
The price, the commission from the listing agreement, and an estimated loan balance the seller gives you. Title premiums, endorsements, and settlement fees are already filled in for agents who use our signup. We do not set the commission. Last year's coupon is not a payoff. If the seller has a home-equity line or a judgment, put it on the sheet as an estimate and say so. The seller checklist is what replaces that estimate once there is a contract.
Who pays for title insurance is not a statute. At a listing appointment there is no purchase contract yet, so label that split as an assumption. A common custom is that the seller pays the owner's policy and the buyer pays the lender's policy. The contract can say something else. Read who pays for title insurance. Documentary stamp tax follows the consideration on the deed, and the contract names who brings it. Do not treat a listing guess as that split.
Your price
The number you are testing. It is not a contract yet.
Commission
From the listing agreement. We do not set the rate.
Payoff estimate
From the seller. A lender letter replaces it after the contract.
How does an agent actually get the sheet?
Open a Net Sheets App account at the signup Time to Close Title covers for agents we work with. The account is free to start, no credit card, and you keep it. Build a buyer sheet or a seller sheet and share a PDF or a link. The partners page is realtor benefits. If you would rather have the office walk a price with you, call (352) 792-1214 or contact us. The office is at 3087 Anderson Snow Road, Spring Hill, FL 34609.
A seller who does not have an agent can ask us for a written estimate on that property. The app account is for agents. Either way, the estimate is not the file. When the contract is signed, send the packet in what realtors send on day one. Payoffs, the HOA estoppel, and a municipal charge are why the closing number moves.
Open the agent account
Use the Net Sheets App signup for agents who work with Time to Close Title. Title premiums, endorsements, and settlement fees are already filled in.
Enter the price you are testing
A seller sheet estimates proceeds. A buyer sheet estimates cash to close. Say which one it is.
Add the commission and the estimated payoff
Commission comes from the listing agreement. The loan balance comes from the seller, and it is an estimate.
Label the title split as an assumption
There is no purchase contract yet. Do not present a custom as if the parties already agreed.
Replace the sheet when the contract arrives
The settlement statement uses written payoffs and the contract. That is the number we disburse from.
Frequently asked questions
Is a net sheet the same as the settlement statement?
No. The net sheet is an estimate, usually before there is a contract. The settlement statement is the closing ledger. We disburse from the statement, after written payoffs and good funds.
Do agents pay for the Net Sheets App?
Agents who work with Time to Close Title can open an account at no charge. No credit card. You keep your own account. Title premiums, endorsements, and settlement fees are preloaded.
Will the sheet show the seller's exact payoff?
Only if you type in a figure the seller gave you, and that figure is still an estimate. The payoff we use at closing is a current letter from the lender, not last year's coupon.
Who pays for title insurance on the sheet?
You label an assumption. Florida law does not assign the premium. The purchase contract, once it exists, controls the split. Do not tell a seller the custom is already agreed.
Can a seller get a net sheet without an agent?
Yes. Call (352) 792-1214 and ask for a written estimate on that property. The app account is for agents. Either estimate is replaced by the settlement statement.
Why did the closing number change from the listing sheet?
The price, the payoff, association charges, municipal items, prorations, or the contract's split of title charges moved. A listing sheet cannot know letters that do not exist yet.
Where do I sign up or ask for one?
Agents use the Net Sheets App signup. Anyone can call (352) 792-1214 or contact us. The office is at 3087 Anderson Snow Road, Spring Hill, FL 34609. See also realtor benefits.