Seller Net Sheet
What a Charlotte Seller Actually Nets at $350K, $450K and $600K
The fixed NC costs on a Mecklenburg sale, the costs you control, and how to read a net sheet at $350K, $450K and $600K.
· Carnarri Cofield · 6 min read · Buyer & Seller Education
Most "what will I net" articles hand you a percentage and call it a day. That number is useless, because it blends two very different kinds of cost: the ones the law sets for you, and the ones you negotiate. If you are selling in Mecklenburg County, the fixed side of the ledger is smaller than most people expect. The real money is in the part you control.
Here is the honest breakdown.
The fixed costs: what North Carolina sets for you
Excise tax (revenue stamps)
North Carolina charges an excise tax on every deed transfer of $1 for each $500, or fractional part of $500, of the sale price, and by statute the seller pays it (G.S. 105-228.30). That works out to 0.2% of price:
- $350,000 sale: $700
- $450,000 sale: $900
- $600,000 sale: $1,200
Cancelling your paid-off loan
When your mortgage is paid at closing, the lender's satisfaction is recorded. The Mecklenburg County Register of Deeds lists satisfaction instruments at no fee (Mecklenburg Register of Deeds fee schedule). So that line is $0.
HOA or condo statement
If your home is in a planned community or condominium, the association provides a statement of dues and assessments for closing. North Carolina caps that fee at $200, plus up to $100 more if the statement is expedited within 48 hours of closing (G.S. 47F-3-102(13a) for planned communities and G.S. 47C-3-102(a)(12a) for condominiums). No HOA, no fee.
Property tax proration
North Carolina property taxes are prorated on a calendar-year basis by default under G.S. 39-60 (UNC School of Government). Whether that shows up as a charge to you or a credit to you depends on whether the year's bill has already been paid by closing (NC REALTORS, Legal Talk). Paid early, and the buyer reimburses your share of the rest of the year. Unpaid, and your share comes out of your proceeds.
Your starting line, before variable costs
| Sale price | NC excise tax | Loan cancellation recording | After fixed state costs |
|---|---|---|---|
| $350,000 | $700 | $0 | $349,300 |
| $450,000 | $900 | $0 | $449,100 |
| $600,000 | $1,200 | $0 | $598,800 |
Add the HOA statement (up to $200, or $300 expedited) if it applies, and adjust for the property tax proration. Everything after this point is a variable, and that is where your outcome is actually decided.
The variable costs: what you control
Commission
Commission is negotiable. There is no standard rate, and anyone who quotes you one as if it were fixed is skipping a conversation you are entitled to have. To see the effect clearly, think in increments:
| Sale price | Each 1% of commission |
|---|---|
| $350,000 | $3,500 |
| $450,000 | $4,500 |
| $600,000 | $6,000 |
The right question is not "what's the rate," it is "what do I get for each point." Pricing strategy, preparation, marketing reach and negotiation on your behalf are what move the sale price, and the sale price moves your net far more than any single fee on this page.
Closing attorney
North Carolina closings are handled by an attorney. Fees vary by firm and by the work involved. Ask your closing attorney for their seller fee in writing before you list, so your net sheet has a real number.
Your loan payoff
This is usually the largest number on your settlement statement, and it is entirely specific to you. Request a payoff statement from your lender rather than estimating from your last monthly statement, since interest accrues daily.
Repairs and concessions
Repairs requested after inspection, or credits offered in place of repairs, come straight out of your net. This is the area where preparation before listing pays off most. Knowing your home's condition before a buyer does keeps you negotiating from a position of strength instead of reacting to a list.
Selling across the line in South Carolina
South Carolina charges a deed recording fee of $1.85 for each $500 of value, or part of $500. The seller is liable for it, and the buyer is secondarily liable (S.C. Code 12-24-10 and 12-24-20). On the same three prices, that comes to $1,295 at $350,000, $1,665 at $450,000 and $2,220 at $600,000. That's about 0.37% of the price, compared with North Carolina's 0.2%. Sellers in Fort Mill, Tega Cay, Rock Hill and Indian Land should plan for it.
How to read a net sheet
A good net sheet separates the two columns this article uses: fixed and variable. If every line is lumped together, ask for it to be split. You should be able to see in a few seconds that the state's share on a $450,000 sale is $900 in excise tax, and that the rest is negotiable or specific to your situation.
Start with the net calculator on our sell page, then book a consult and we will build the line-by-line version for your address.
Sources
- S.C. Code Title 12, Chapter 24 (deed recording fee)
- N.C. Gen. Stat. 105-228.30, Imposition of excise tax
- Mecklenburg County Register of Deeds, Uniform Fee Schedule
- N.C. Gen. Stat. 47F-3-102(13a) and 47C-3-102(a)(12a), association statement fees
- UNC School of Government, Allocating Property Taxes for Residential Sales (Feb 2025)
- NC REALTORS, Legal Talk: The Rundown on Real Estate Property Taxes
This article is general information, not legal or tax advice. Consult a North Carolina real estate attorney or tax professional about your situation. Figures are as of October 2026 and can change. Citadel Cofield is a licensed real estate brokerage in North Carolina and South Carolina. (980) 272-8547. Equal Housing Opportunity.
Frequently Asked Questions
Who pays the excise tax when you sell a house in North Carolina?
The seller. North Carolina's excise tax is $1 for each $500, or fractional part of $500, of the sale price, which is $700 on a $350,000 sale, $900 on $450,000 and $1,200 on $600,000.
Does it cost anything to record the cancellation of my mortgage in Mecklenburg County?
No. The Mecklenburg County Register of Deeds lists satisfaction instruments at no fee.
How much can an HOA charge for a closing statement in North Carolina?
North Carolina caps the statement fee at $200, plus up to $100 more if it is expedited within 48 hours of closing.
How are property taxes handled when I sell in North Carolina?
By default they are prorated on a calendar-year basis. Whether you pay or receive a credit at closing depends on whether the year's tax bill has already been paid.
What is the standard real estate commission in Charlotte?
There is no standard commission. It is negotiable. Each 1% equals $3,500 on a $350,000 sale, $4,500 on $450,000 and $6,000 on $600,000.
Related reading
Talk to us
If you are thinking about selling in Charlotte, talk to us. Citadel Cofield takes listings directly, and we will build your net sheet line by line, fixed costs on one side and everything we can work on together on the other, before you commit to anything.