Property Information
Seller Expenses subtracted from every offer's net
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All of these fees are estimated — final figures will be calculated at the time of closing by the title company.
Resolution
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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 off the final (escalated) price. Ohio: 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). On the Wooster contract the seller pays half (¶7). Michigan: the seller provides a homeowner's policy (¶11), priced on Danberry's Michigan table ($500 for the first $20k, then $6.42, $4.55, $3.75, $3.21 and $2.25 per $1,000).
- Ohio tax proration uses the full-year tax ÷ 365 per day. "Due & payable" credits the buyer from the most recent statutory due date (Dec 31 / Jun 20) through closing. "Lien" credits from the first day the last bill due by closing doesn't cover: July 1 of the prior year for closings before June 20 (the prior year's second half is still unpaid), January 1 for closings from June 20 on. Under ¶9 Lucas County always uses due-and-payable, and other counties use lien unless the offer checks due-and-payable. The Wooster contract prorates to the date of closing, which works like lien (¶13).
- A tax bill that falls due by closing and isn't paid yet is the seller's (¶20) whatever the proration method, so it is added to that offer's seller expenses; offers on either side of a due date compare fairly. "Tax bills paid" sets what is paid today; by default a bill counts as paid 45 days after its statutory due date.
- Michigan tax proration follows each offer's method under ¶14 (no proration, or arrears or advance on a calendar or fiscal year), starting from the township's custom, prorating the summer and winter bills separately. Advance methods produce a credit to the seller. Always confirm with the municipality.
- Seller Expenses (mortgage payoffs, listing fee + $395 brokerage fee, deed prep, admin or courier, title closing or escrow fee, conveyance fee or transfer tax, payoff fees per payoff entered, and miscellaneous) are subtracted from every offer's net to produce the estimated net to seller. Ohio conveyance fees use the county's rate per $1,000 plus $0.50 per parcel (Wood and Wayne round the price up to the next $100); Michigan transfer tax is $4.30 per $500 or fraction ($0.55 if the seller is exempt from the state part). Listing fee and transfer taxes are calculated on each offer's final price.
- An FHA/VA addendum seller contribution counts like a concession. A lender-required repair maximum is shown but not deducted, because the actual cost isn't known until the appraisal.
- 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.