How much will you actually take home when you sell your Linden home? It’s a simple question that can feel anything but simple once you see all the line items on a closing statement. You want clarity before you list so you can plan your next move with confidence. In this guide, you’ll learn what a seller net sheet is, which closing costs Linden sellers typically pay, how New Jersey’s state fees work, and a step-by-step way to estimate your net. Let’s dive in.
What a seller net sheet shows
A seller net sheet is an estimate of your cash proceeds after subtracting closing costs from your sale price. It is not a contract. It is a working estimate that gets more precise as your sale details firm up.
A good net sheet for Linden sellers should include both mandatory New Jersey fees and variable items tied to your specific deal, such as commission, payoff amounts, and prorated taxes.
Linden closing costs at a glance
Expect to see these categories on your net sheet:
- Mandatory state and public fees, including the New Jersey Realty Transfer Fee and recording costs
- Real estate brokerage commission
- Mortgage payoff and any lien releases
- Title, settlement, and optional attorney fees
- Prorations for property taxes and association dues
- Inspections, certificates, and any agreed credits or repairs
- Miscellaneous items like overnight fees or a home warranty if offered
Each line varies by property, price, payoff, and contract terms. Your title company or closing attorney will prepare the final numbers.
Mandatory New Jersey fees
These items commonly apply to most home sales in Linden and across Union County. Confirm exact amounts with your title company or attorney before closing.
New Jersey Realty Transfer Fee
New Jersey imposes a Realty Transfer Fee that is usually paid by the seller at closing. The fee uses a graduated schedule based on the sale price. Because the schedule can change, you should confirm the current brackets and calculation with the New Jersey Division of Taxation or your closing agent. The title company or attorney typically calculates and remits this fee at closing.
Recording and county filing fees
Your deed and any lien releases must be recorded with Union County. Recording charges vary by document type and page count. Ask your title company for an estimate based on the expected number of documents.
Local certifications and reporting
- Federal reporting: 1099-S is typically prepared by the closing agent when required. If you are a foreign seller, FIRPTA withholding may apply. U.S. persons are not subject to FIRPTA.
- Municipal items: Some New Jersey municipalities require certificates or compliance checks before closing. In Linden, verify any required certificates or clearances with the municipal clerk or code office early in the process.
Variable costs that change by deal
These costs depend on your listing agreement, payoff details, and contract negotiations.
Real estate commission
Commission is negotiated between you and your listing agent. Many sellers see total commission in the 5 to 6 percent range of the sale price, but the exact percentage is up to your agreement.
Mortgage payoff and lien releases
Your payoff will include your outstanding principal plus daily interest through the payoff date and any payoff-related fees. Do not rely on your last mortgage statement. Request an official payoff statement from your lender once you have a target closing date. Any other liens, such as HELOCs or judgments, must be cleared at closing.
Title, settlement, and attorney fees
- Title-related fees can include title search, examination, and settlement charges. Premiums are typically regulated in New Jersey and scale with price. Who pays owner’s title insurance can vary by local custom and contract terms.
- Many New Jersey sellers retain a real estate attorney. If you do, include the attorney’s quoted fee in your net estimate.
Prorations and adjustments
- Property taxes in New Jersey bill quarterly. Taxes are prorated based on the closing date so each party pays for the time they own the property.
- HOA or condo dues are adjusted for any prepaid amounts or outstanding balances.
- Utilities, sewer, and water may require final readings. Any balances or credits are adjusted on the closing statement.
Inspections, certificates, and credits
- Certificates such as smoke detector or CO compliance may be required under state or local rules.
- If your contract includes repair obligations or credits to the buyer, include those amounts in your estimate.
Miscellaneous items
Courier or overnight fees, home warranty costs if offered, and recording fees for mortgage releases can also appear as smaller line items.
How to estimate your net proceeds
You can get a solid ballpark with a simple, repeatable process. Update your estimate as you gather firmer numbers.
- Start with the contract sale price.
- Subtract your broker commission at your agreed rate. If you are estimating, you can test 5 to 6 percent to see the range.
- Add the New Jersey Realty Transfer Fee. Your title company or attorney can quote the current fee for your price point using the state schedule.
- Add title and settlement charges. Ask 1 to 2 reputable local title providers for a quote. Title and settlement fees often range from several hundred to a few thousand dollars based on price and services.
- Add attorney fees if you plan to use a lawyer, plus county recording costs. Recording is commonly in the low hundreds depending on document count.
- Subtract your mortgage payoff. Use an official payoff statement with a per diem interest figure that matches your expected closing date.
- Adjust for prorations. Estimate property tax proration based on the closing date, and include HOA dues or utility adjustments if applicable.
- Include any seller-paid credits or repairs from the contract.
- Review the total and note that final net depends on final payoffs, the actual closing date, and any last-minute adjustments.
Quick example worksheet
Label this as illustrative only. Replace placeholders with your actual numbers or have your title company prepare a custom net sheet.
- Sale price = $X
- Commission (example 6 percent) = 0.06 × X
- NJ Realty Transfer Fee = $RTF per current schedule
- Title and settlement fees ≈ $T
- Attorney and recording fees ≈ $F
- Mortgage payoff (from lender) ≈ $P
- Prorations, credits, and repairs ≈ $A
- Estimated net = X − (0.06X + RTF + T + F + P + A)
Tip: Run the math with a few commission and fee scenarios so you understand your best-case and conservative outcomes.
Linden-specific checks before you list
A few local items can affect timing and net, so verify these early.
- Municipal requirements: Contact Linden municipal offices to confirm any certificates or inspections required prior to closing. Getting these handled early helps avoid delays and rush fees.
- Property tax timing: Understand the quarterly tax calendar so your prorations are accurate. Your title company will calculate the final figure, but it helps to budget for it upfront.
- Local custom on title charges: Practices can vary by county and market conditions. Ask your agent or title company who typically pays for owner’s title insurance in your type of transaction.
Common pitfalls to avoid
- Using a stale mortgage payoff. Payoffs change daily because of interest. Always request an updated payoff for your expected closing date.
- Overlooking prorations. Quarterly tax timing in New Jersey can swing the final number. Build in a cushion.
- Missing municipal steps. Unpaid municipal charges, a missing certificate, or a last-minute inspection can add costs or delay closing.
- Assuming credits will be small. Negotiated repairs or buyer credits can materially change your net. Keep a line in your estimate for contingencies.
- Guessing on the Realty Transfer Fee. Use the current state schedule through your title company or attorney.
When to request a personalized net sheet
Ask for a net sheet as soon as you are considering selling. A preliminary version helps you decide list price and timing. Once you have a signed contract and your official payoff statement, ask your title company or attorney to refresh the figures so you can plan your move with confidence.
If you are interviewing agents or title providers, request a customized net sheet from each so you can compare assumptions. The most accurate net sheet is prepared by the closing/title agent when contract terms, payoffs, and the closing date are set.
Ready to see your numbers?
A clear net estimate helps you plan your next purchase, your moving budget, and your timeline. If you would like a personalized net sheet tailored to your Linden property, reach out for a quick consult and a line-by-line walkthrough. Hablo español.
Schedule your free, no-pressure chat today with Unknown Company.
FAQs
Who pays the New Jersey Realty Transfer Fee?
- Typically the seller pays the state Realty Transfer Fee at closing unless your contract states otherwise. Confirm with your title company or attorney.
Are real estate commissions fixed in Linden, NJ?
- No. Commission is negotiated between you and your listing agent. Many sellers model 5 to 6 percent, but your agreement controls.
Will my mortgage payoff equal my last statement balance?
- Not exactly. Your payoff includes the principal plus accrued interest through the payoff date and any payoff fees. Always use an official payoff statement.
Are property taxes prorated at closing in Linden?
- Yes. Property taxes are typically prorated based on the closing date and New Jersey’s quarterly tax schedule.
Does Linden add its own transfer tax?
- New Jersey’s statewide Realty Transfer Fee covers most transfers. It is not common for separate local transfer taxes, but verify any local requirements with Linden or Union County before closing.
When should I ask for a net sheet?
- Ask early, even before you list. Update it again after you sign a contract and receive your official mortgage payoff so the numbers reflect your actual closing date.
