The Seller Net Sheet Explainer

Explain a seller net sheet in plain language.

MY FIGURES (use only these — do not calculate, estimate,
or add any number I have not supplied):
Expected sale price: [AMOUNT]
Mortgage payoff: [AMOUNT]
Commission: [AMOUNT OR PERCENTAGE I SUPPLY]
Seller-paid closing costs: [ITEMISED]
Prorated taxes and HOA: [FIGURES I SUPPLY]
Concessions or credits: [AMOUNT OR "none"]
Estimated net proceeds: [FIGURE I CALCULATED]

Audience: [FIRST-TIME SELLER / EXPERIENCED / ANXIOUS
ABOUT COSTS]

Produce:
1. A plain-language walk-through of each line, in order
2. What each cost is and why it appears
3. The net proceeds figure and how it was reached — using
   only my numbers
4. The costs sellers are most often surprised by
5. What could still change the figure before closing
6. A short version for a text and a full version for email

Rules:
- Every figure is mine. Invent or adjust nothing; mark any
  gap as [FIGURE REQUIRED].
- This is an estimate, not a settlement statement — say so
- Do not give tax advice on gains or exemptions; mark as
  [REFER TO ACCOUNTANT / ATTORNEY]