Start with the numbers and the situation.
Start with the stage you are in. The tools are organized around the decisions sellers actually face—from preparing the home, to reading buyer response, to comparing an offer and estimating what may remain after closing.
What might you actually walk away with?
Sale price is only the top line. This calculator lets you pressure-test the major deductions before you make a decision. Every field is editable because fees, compensation, taxes, liens and legal costs vary by transaction.
Transfer-tax estimate uses current published NYS and NYC rates. NYS basic RETT is calculated at $2 per $500 or fraction. NYC RPTT depends on property type and whether the consideration is above $500,000; qualifying NYC transfers can also have the NYS additional base tax. The buyer-paid mansion tax is not deducted from seller proceeds here. Special facts, exemptions and contract terms can change the result, so confirm the final net sheet with the closing attorney. NYS source · NYC source.
What should be verified before you rely on a net number?
The calculator handles the major editable inputs and transfer-tax estimate, but a real closing statement can include property- and transaction-specific items. Use this list to make sure nothing important gets skipped.
This checklist is for planning, not a final closing statement. The seller's attorney and other closing professionals should confirm the exact charges for the property and transaction.
Where are you right now?
Different seller problems need different first moves. Pick the situation that is closest to yours and I’ll point you toward the information that is most useful first.
Choose a situation above.
I’ll show you the first thing I would review and the most relevant seller resource.
What is the buyer response telling you?
This is not an automated pricing verdict. It is a quick way to identify which part of the listing deserves a closer review before you make a change.
Buyer activity is context, not proof. The right next move also depends on competing inventory, property condition, financing, seasonality and the quality of the actual showings and offers.
Which improvements are worth a closer look?
This does not promise a return on renovation. It helps separate cosmetic items from issues that may materially change buyer perception, financing or the size of the buyer pool.
This is a decision framework, not a renovation ROI calculator. The answer changes with neighborhood, price range, current competition, contractor cost and seller timing.
Compare the whole offer—not just the price.
Enter two offers and review the tradeoffs side by side. This tool does not pick a winner because the right choice depends on your priorities, attorney advice, financing strength and the details behind each term.
Offer A
Offer B
This is a discussion tool, not legal or lending advice. A pre-approval, proof of funds, lender quality, attorney review, contract language and property-specific risks can materially change how an offer should be evaluated.
What should you do before photos and showings?
Pick the property type, condition and timing. The checklist focuses on practical preparation rather than telling every seller to renovate.
The right prep list depends on the actual property, price range, building rules, permit/CO status and competing inventory. Use this as a starting point, then review the property itself.
What full-service representation should actually look like.
Price, prepare and position.
Build the comp set, review current competition, identify likely objections, decide what is worth fixing, coordinate photography and prepare disclosures and showing logistics.
Present the property clearly.
Publish accurate listing data, professional photography and copy, coordinate professional listing-network exposure and make showing access easy for qualified buyers.
Read the response.
Track inquiries, showings, repeated feedback, competing inventory and early offers. The goal is to identify a pattern before the listing loses momentum.
Compare the whole offer.
Review price, financing, down payment, contingencies, appraisal risk, timing and certainty together—not just the headline number.
Keep the transaction moving.
Coordinate with attorneys, lender/appraiser access, inspection issues, required building or property access, walkthrough and closing logistics.
Want me to apply this to your home?
Send me the address and a little context. I’ll start with the actual property, nearby competition and the most relevant recent sales, then tell you what I would review first.