The only number that actually matters.
Not the list price. Not the offer. What lands in your account after everyone else is paid. Run it before you sign a listing agreement. It changes how you price.
0.5–1%Of the sale price is transfer tax, depending on your state
Sale price in. Net proceeds out.
Four things come out of a sale price before anything reaches you. Here they are in the order they hit. The transfer tax is the one that changes state to state, and you can run it on its own with our conveyance tax calculator.
- Sale priceWhere every seller starts.
- − Mortgage payoffWhat you still owe your lender, coordinated and confirmed.
- − Real estate commissionUsually the largest single cost, set in your listing agreement.
- − Transfer taxConnecticut: 0.75% to $800,000, 1.25% to $2.5M, 2.25% above, plus 0.25% to the town (0.50% in certain towns). Massachusetts: $2.28 per $500, or $3.24 on Cape Cod. Rhode Island: $3.75 per $500, with a second charge above $824,000.
- − Attorney fee and closing costsA flat $1,050 attorney fee on most residential closings, known before work begins. Title clearing only if needed.
- = Your net proceedsWhat you walk away with, a number you already know before you sit down.
Proportions above are illustrative; every sale is different. Run your own numbers below, and we confirm the exact net on the settlement statement before you sign.
Run your sale.
Your state, the sale price, what’s left on the mortgage, your commission rate, and the town. That’s enough for a working net sheet.
Each state taxes the transfer differently. Pick yours and the math below changes with it.
Connecticut taxes a house or condo on brackets and everything else at a flat rate. In Rhode Island it decides whether the higher tier applies at all.
What’s left on the loan. Your lender’s payoff letter is the real figure.
Only towns that change the rate are listed. Rhode Island charges one rate statewide, so this field disappears there.
What you walk away with
Enter a sale price to see what you walk away with
Payoff, commission, transfer tax and the attorney fee, deducted line by line.
Transfer tax alone comes to .
This sale closes short: the payoff and costs exceed the price. That’s worth a conversation before you list.
Stamford charges 0.35% up to $1,000,000 and 0.50% above it, and the higher rate applies to the whole price rather than just the portion over the line. A sale a dollar over $1,000,000 owes about $1,500 more than one a dollar under.
Rhode Island adds a second $3.75 per $500 charge above $824,000, and it applies only to the portion over that line, not to the whole price. The threshold moves every January with inflation, so confirm the current figure with us before you price on it.
Nantucket and the Martha’s Vineyard towns add a 2% land bank fee. It’s the buyer’s, not yours, so it isn’t in the net above, but it will shape what a buyer is willing to pay.
Email me this net sheetThis calculator needs JavaScript. The breakdown above walks through the same four deductions.
These calculators produce estimates for general information, not legal advice. Every transaction is different. Reach out to talk through yours.
Estimates only. Your payoff comes from your lender and shifts with the closing date; commission is whatever your listing agreement says. Connecticut conveyance tax per CGS §12-494 and recording fees per CGS §7-34a as amended by PA 25-168; Massachusetts deeds excise per the Norfolk and Barnstable County Registries and recording fees per the Secretary of the Commonwealth; Rhode Island conveyance tax per Division of Taxation Notice 2025-05 and ADV 2026-01, recording fees per R.I. Gen. Laws §34-13-7. Rates read 2026-08-10; Rhode Island’s upper threshold moves every January. Lender charges are not included. They vary more by lender than by anything else in the deal. We confirm every line on the settlement statement.
Questions sellers ask us.
What is a seller net sheet?
A line-by-line estimate of what you walk away with after a sale: the price, minus the mortgage payoff, the commission, the conveyance tax, and your closing costs. Agents run them for sellers all the time. This is the same math, without needing to ask anyone.
How much is the Connecticut conveyance tax?
The state portion is 0.75% on the first $800,000 of the sale price, 1.25% on the portion between $800,000 and $2.5 million, and 2.25% above that. On top of it, every Connecticut town charges a municipal conveyance tax, usually 0.25%, though sixteen towns charge 0.50% and Stamford charges 0.35%, rising to 0.50% above $1,000,000. The seller pays it at closing. For most residential sales, roughly 1% of the price covers both.
How much is the Massachusetts deeds excise tax?
Massachusetts charges $2.28 for each $500 of the sale price, or any fraction of $500, which works out to about $4.56 per $1,000. On Cape Cod it is higher: deeds recorded in Barnstable County are charged $3.24 per $500, which funds the Cape Cod and Islands Water Protection Fund. The seller pays it. Nantucket and the Martha's Vineyard towns add a 2% land bank fee on top, but that one is the buyer's.
How much is the Rhode Island conveyance tax?
Rhode Island charges $3.75 for each $500 of the price, or any fraction of $500, on the whole amount. On residential sales there is a second $3.75 per $500 charge on the portion above $824,000. Only the portion above it, not the whole price. That threshold is adjusted for inflation every January, so confirm the current figure before you price on it. The seller pays, unless the contract says otherwise.
Does the conveyance tax apply if I'm refinancing?
No. The conveyance tax is triggered by a transfer of ownership. A refinance doesn't transfer anything, so there's no conveyance tax on one.
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- We tell you what comes next, and you decide from there with no obligation.
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