Seller Net Sheet: What You'd Walk Away With in Flagstaff
Estimates as of November 2026
What would you actually walk away with? Enter two numbers and we'll estimate it. Every other cost is filled in with a typical Flagstaff figure, and you can adjust any of them.
Net proceeds estimate
Not sure? Our home valuation is a good starting point.
Your payoff is usually a little more than your statement balance, because it includes interest through closing day. Include any home equity line.
Estimated cash to you at closing
Enter a sale price
This is an estimate, not a quote. Title and escrow fees vary by company, and your escrow officer's final numbers govern. Taxes on your profit aren't paid at closing, so check with your CPA about what you may owe.
Adjust the details
Everything below is already filled in with a typical figure for a Flagstaff sale. Change anything that doesn't fit your home.
Closing date
Used to estimate your share of this year's property taxes.
Expected closing month
We assume the middle of the month.
Commissions
Both are negotiable and are left blank on purpose. Enter what fits your plan.
Listing brokerage fee
What you pay your listing brokerage is set in your listing agreement, and it's always negotiable.
Buyer-agent compensation
Paying the buyer's agent is optional and is negotiated with each offer. Some sellers offer it, some buyers ask for it, and some buyers pay their own agent.
Title and escrow
Estimated from published Coconino County rate cards (May 2026). Your title company's numbers may differ a little.
Title insurance for the buyer
In Arizona the seller usually pays for the buyer's title policy, which protects the buyer if an old claim against the property turns up later.
Escrow fee (your half)
The escrow company holds the money and documents and closes the sale. Its fee is usually split evenly between buyer and seller.
Escrow add-ons
A flat charge for tracking the release of your loan, wire transfers and couriers. Typically $100 to $300.
Recording your loan release
Coconino County charges $30 per recorded document. Only applies if you have a loan to pay off.
Property taxes
Arizona taxes are paid after the fact, in two halves, so at closing you credit the buyer for your share of this year's taxes that haven't been paid yet.
Annual property tax
Use the amount on your tax bill if you have it. We start with about 0.42% of the sale price, the Coconino County median, which can run lower or higher for your home.
Your share of this year's taxes
Your share from January 1 to closing, minus anything you've already paid for this year. A negative number means the buyer owes you.
Last year's second half
If it's unpaid when you close, escrow pays it from your proceeds. We estimate it at half of your annual tax.
If any other tax bill is unpaid, escrow pays it from your proceeds too.
HOA
HOA resale disclosure fee
Arizona law caps what the HOA can charge you for the resale paperwork at $400, plus up to $100 for a rush.
HOA transfer fee (your share)
Some HOAs charge a transfer or capital fee. There's no state cap, and who pays it is negotiated.
Monthly HOA dues
You pay dues through closing day. We estimate the unpaid part of the closing month.
Septic (if your home has one)
Septic inspection and pumping
Arizona requires a septic inspection within six months before a sale, and the standard addendum has the seller pay for it. Get a local quote; published prices we found ran about $725 to $1,375 with pumping.
Negotiated and optional costs
These start at $0 because every sale is different. Add what you expect.
Credit toward the buyer's closing costs
Money you agree to give the buyer at closing, often in place of a lower price.
Repair credit after inspection
After the buyer's inspection, you may agree to fix items or give a credit instead.
Home warranty for the buyer
Optional. Some sellers offer one to give the buyer peace of mind on systems and appliances.
Prep, repairs and staging before listing
Optional work like paint, small repairs or staging that can help a home sell faster and for more.
Other liens or costs
A second loan, judgment or other lien has to be paid off at closing too.
A few things this estimate doesn't include: if you're not a US person for tax purposes, federal law (FIRPTA) requires part of the price to be withheld at closing. Arizona has no real estate transfer tax. If your lender pays your taxes and insurance from an escrow account, the lender refunds what's left after your loan is paid off.
Want an exact net sheet for your home?
We'd pull your actual payoff, tax bill and HOA details, and get title and escrow numbers for your sale, so you'd know your bottom line before you decide anything.
Sources: Arizona REALTORS® residential purchase contract (November 2025); Pioneer Title Agency Coconino County rate schedules for First American Title (May 2026); Coconino County Recorder fee schedule; A.R.S. 33-1806 and 33-1260; A.R.S. 42-18052; Arizona septic transfer rule R18-9-A316. Estimates as of November 2026.