327: Avoiding Surprises with Seller Net Sheets & Buyer Cost Sheets
Hustle Humbly Podcast
Alissa Jenkins & Katy Caldwell
4.9 • 914 Ratings
🗓️ 10 November 2025
⏱️ 50 minutes
🧾️ Download transcript
Summary
We've all heard the horror stories: buyers showing up to closing short on cash, or sellers shocked at their proceeds. Yikes. The truth? These moments don't have to happen — not if you're consistently using buyer cost sheets & seller net sheets.
In this episode, we're breaking down exactly how we use these powerful tools with our clients to build trust, confidence, and calm. And here's the good news: it's not complicated, it's just math + mindset.
We're talking through every single line item on a net sheet, what to include, when to deliver it, and how to tailor it to each unique buyer or seller situation. Whether you're a seasoned agent or brand new to real estate, this episode will help you become more confident when talking about money — and ultimately give your clients the clarity they deserve.
Here's what we cover in this episode:
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How to create a seller net sheet that builds trust
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Using cost sheets with buyers to avoid surprise expenses
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What to do when a seller doesn't understand closing costs
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Smart strategies for buyer offers based on actual numbers
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Handling contingent clients with dual net/cost sheets
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Becoming fluent and confident with money conversations
Key Quotes & Takeaways
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"If your client is surprised at closing, you haven't done your job." — Alissa
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"We use net sheets to keep our sellers grounded — and focused on the bottom line." — Katy
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"Every offer gets a net sheet. That's how we avoid emotional chaos." — Alissa
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"A buyer cost sheet shows them what's real — not just what they 'hope' it costs." — Katy
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"Don't avoid money conversations. That's where your value really shines." — Alissa
Products, People & Previous Episodes Mentioned:
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Episode 232: Buyer Brokerage: How To
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Episode 295: Why Buyer Agents Struggle to Get Paid
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Music:
Straight A's by Connor Price
The Good Life by Summer Kennedy
Transcript
Click on a timestamp to play from that location
| 0:00.0 | We pride ourselves on being the professionals. |
| 0:04.6 | We are the boss of our business. |
| 0:06.5 | But the place where most agents fall short is when it comes time to talk about money. |
| 0:13.7 | Nothing is worse than making it all the way to the closing table. |
| 0:19.0 | And they had no idea what to expect on how much money they were getting back or |
| 0:24.4 | needed to bring this is gamified for me I want to see how close I get to the net of our eventual |
| 0:31.9 | sales price every offer we get we are going to do a net sheet. Yeah. |
| 0:38.3 | And you don't have to take any offer you don't want to take. |
| 0:42.3 | This is the one document that I am deep diving. |
| 0:46.3 | I am going through line by line. |
| 0:48.3 | And then when we get to the end and there's a total approximate there, |
| 0:52.3 | I say, is this what you were expecting? |
| 0:56.3 | Every buyer's goals are going to be different. |
| 0:59.2 | Yeah. |
| 0:59.7 | And you're not going to know what's important to them unless you do a cost sheet. |
| 1:05.4 | Hi, y'all. |
| 1:06.2 | Welcome to Hustle Humbley. |
| 1:07.3 | It's Alyssa and Katie. |
| 1:08.9 | And we are two active realtors in the Baton Rouge market. |
| 1:11.8 | We work for two different companies where we should be competitors, but we have chosen |
| 1:15.3 | community over competition. The goal of our podcast is to encourage you to find your own way |
| 1:19.9 | in business. So stop comparing yourself and start embracing your strength. |
... |
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