Property Information
Seller Expenses subtracted from every offer's net
All of these fees are estimated — final figures will be calculated at the time of closing by the title company.
Resolution
Enter at least one offer above.
How this calculator applies the Addendum
- Per the Price Escalation Addendum, an escalating offer's price increases by the amount necessary to give the seller a net that is the Escalation Factor above the highest competing offer's net. Net compares the contract price less the adjustments named in the Addendum: seller concessions, buyer-broker compensation, tax proration, home warranty, and title costs. An offer never drops below its stated base price.
- The Cap still applies to the purchase price — if the required price would exceed the Cap, the price equals the Cap.
- When two or more offers carry escalation clauses, they bid against each other's nets round by round until prices stabilize (often at one or both Caps) — expand "Show bidding rounds" to see exactly how.
- Title insurance is calculated from the rate card off the final (escalated) price: Standard owner policy at $5.80 per $1,000 up to $250k, $4.10 to $500k, $3.20 to $1M, $3.10 above ($225 minimum); Homeowner (enhanced) is 15% more ($250 minimum).
- Ohio tax proration uses the full-year tax ÷ 365 per day. "Due & payable" (short) credits the buyer from the most recent statutory tax due date (Dec 31 / Jun 20) through closing; "Lien" (long) credits from January 1 of the closing year through closing. Both assume tax bills already due have been paid — confirm amounts with the county treasurer or your title company.
- Michigan tax proration follows the township's method (arrears or advance, calendar or due-date/fiscal year), prorating the summer and winter bills separately. Advance methods produce a credit to the seller, shown in parentheses. Seller pays any bill due and payable at closing regardless of method — always confirm with the municipality.
- Seller Expenses (mortgage payoffs, listing fee + $395 brokerage fee, deed prep, admin, title closing fee, transfer tax, payoff service fee at $35 per payoff entered, and miscellaneous) are subtracted from every offer's net to produce the estimated net to seller. Listing fee and transfer tax are calculated on each offer's final price.
- Accepting an escalated offer requires delivering an unredacted copy of the competing offer with the executed acceptance.
- The Seller is not required to accept the highest offer. This tool is an aid for calculating escalated prices; verify results against the executed documents.