How do seller concessions affect my net proceeds?

A seller credit comes straight off your proceeds, dollar for dollar. A $460,000 offer with a $10,000 credit puts roughly the same amount in your pocket as a clean $450,000 offer, but the first one looks $10,000 better in a listing summary. Comparing offers by net is the only way to see that.

Does crossing $800,000 in Connecticut cost me the whole bracket?

No, and this is the part people get wrong in both directions. The higher rate applies only to the portion above $800,000, not to the whole price. An offer at $810,000 pays the higher rate on $10,000 of it. That slice is taxed at 1.25% instead of 0.75%, so crossing the line costs an extra $50, not a percentage of the whole price. It is real, but it is never the whole jump.

Multiple offers · CT & MA

The highest offer is not always the best one.

Q: Is the highest offer always the best offer?

Not always, and the two most common reasons are both invisible on the face of an offer sheet. A higher offer asking for a seller credit toward the buyer's closing costs can net less than a lower clean one. And in Connecticut the state conveyance tax steps from 0.75% to 1.25% at $800,000, so an offer that crosses that line gives some of the increase back. Price is what you compare first; net proceeds is what you actually keep.

Two things decide it that an offer sheet never shows: what the buyer is asking you to credit back, and where the price lands in the conveyance tax brackets. Put the offers side by side and compare what you keep.

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Compare what you actually keep.

Fill in what the offers share once, then the offers themselves. One is enough; three fit.

State

Town

Only towns that change the rate are listed.

Mortgage payoff

The same on every offer, so it changes the totals but never the ranking.

Commission

Offer A

Offer price

Enter at least one offer.

Seller credit (optional)

Offer B

Offer price

Seller credit (optional)

Offer C

Offer price

Seller credit (optional)

What you keep, per offer

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Price minus payoff, commission, transfer tax, the attorney fee, and anything you credit back.

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This calculator needs JavaScript. The two traps below are what it exists to catch.

These calculators produce estimates for general information, not legal advice. Every transaction is different. Reach out to talk through yours.

Estimates only. Connecticut conveyance tax per CGS §12-494 and the municipal rates authorised under it; Massachusetts deeds excise per the Norfolk and Barnstable County Registries of Deeds. Rates read 2026-08-10. Commission is whatever your listing agreement says, and your payoff comes from your lender and shifts with the closing date. Which offer to take is a decision with terms in it that no calculator prices: the financing, the contingencies, the closing date, and how likely each buyer is to actually close.

Also useful Run a full net sheet on one price Just the transfer tax

Two ways the top number misleads.

Neither is exotic. Both show up on ordinary residential files, and both are invisible if you compare offers by price.

The credit that comes off the top Dollar for dollar

A buyer offering $460,000 and asking $10,000 back toward their closing costs is offering you roughly what a clean $450,000 offer does. The credit comes straight off your proceeds. It is a well-understood way to structure a deal and there is nothing wrong with it, but the headline number is the one that goes in the summary email, and it is $10,000 too flattering.

The bracket at $800,000 Connecticut only

The state conveyance tax runs 0.75% up to $800,000 and 1.25% from there to $2.5 million. Sellers hear that and assume crossing the line is expensive; agents sometimes counter below it to avoid the jump. Both overcorrect. The higher rate applies only to the portion above $800,000, so an offer at $810,000 pays the extra half a percent on $10,000 of it. That is $50. Worth knowing, not worth restructuring a deal over.

Questions sellers and agents ask.

Is the highest offer always the best offer?

Not always. A higher offer asking for a seller credit can net less than a lower clean one, and in Connecticut an offer crossing $800,000 gives a little of the increase back to the conveyance tax. Price is what you compare first. Net proceeds is what you keep.

What does this calculator not tell me?

The part that usually matters most. Financing versus cash, the inspection and appraisal contingencies, the closing date, and how likely each buyer is to actually get to the table are all terms, not numbers, and no calculator prices them. A strong buyer at a slightly lower net is often the better deal. This gets the money side out of the way so you can argue about the rest.

Can my agent use this with me?

That is who we built it for. Agents run this comparison by hand on every multiple-offer file. Send yourself the numbers from the form below and bring them to the conversation.

Weighing offers right now?

Send us the offers and we will put real net figures next to each one, and flag anything in the terms worth a second look before you counter.

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A calculator gets you close. A conversation gets you exact, and costs nothing.

Book a free consultation Or call (860) 603‑2258

The highest offer is not always the best one.

Compare what you actually keep.

Two ways the top number misleads.

Questions sellers and agents ask.

Is the highest offer always the best offer?

What does this calculator not tell me?

Can my agent use this with me?

Weighing offers right now?

Thanks. We’ve got it.

Want the real number for your deal?