Seller tool · Offers
Compare offers by what you actually net
The highest price is not always the best offer. Subtract what each buyer asks you to pay, such as closing cost help, repair credits and buyer's broker pay, then weigh financing, appraisal gap coverage, closing date and contingencies. Enter up to three offers below to see an estimated net for each, side by side.
Reviewed by the Nicole Spellman Group team
Updated September 27, 2026
Worksheet
Enter your offers
Example numbers are filled in. Change any field. Nothing you type is sent anywhere.
Side by side
Estimated net, offer by offer
| Line | Offer A | Offer B | Offer C |
|---|---|---|---|
| Offer price | |||
| Listing broker commission | |||
| Toward buyer's broker | |||
| Closing costs / concessions to buyer | |||
| Repair credits | |||
| Your other closing costs | |||
| Property tax proration | |||
| Mortgage payoff | |||
| Estimated net | |||
| Versus the top net | |||
| Price at risk if the appraisal is low | |||
| Financing | |||
| Closing date | |||
| Contingencies |
This is an estimate for comparison, not a settlement statement. Taxes are prorated from January 1 to the closing date, because Louisiana property taxes are billed near the end of the year and paid by December 31; your title company sets the exact figure. "Price at risk" assumes the price would drop to the appraised value plus any gap the buyer agreed to cover; actual outcomes depend on the contract and negotiation. Sources: East Baton Rouge Sheriff and Tax Collector; LREC Residential Agreement to Buy or Sell, rev. 01/2026 (proration, appraisal and buyer's broker lines). For a single-offer estimate, use the net sheet.
Beyond the numbers
What the net does not show
An offer that nets less can still be the stronger offer if it is more likely to close.
Weigh these
- Financing type and the lender's pre-approval
- Whether the sale depends on an appraisal, and how much gap the buyer will cover
- Whether the buyer must sell another home first
- Inspection terms and deposit amount
- A closing date that fits your move
How the Louisiana contract handles it
- The buyer checks whether the sale is contingent on selling other property
- If the sale is conditioned on appraisal and it comes in low, the buyer can ask you to reduce the price
- Buyer's broker pay you agree to is its own line, and is $0 if left blank
- Real estate taxes are prorated through the Act of Sale
Source: Louisiana Real Estate Commission, 2026 mandatory forms; Louisiana Residential Agreement to Buy or Sell, rev. 01/2026.
Straight answers
Offer questions from sellers
How do I compare two offers on my house?
Compare the estimated net, not the price. Then weigh how likely each offer is to close: financing, appraisal terms, contingencies and closing date.
Is a cash offer better than a higher financed offer?
Not always. Cash usually removes lender and appraisal requirements, which can make closing more certain. Whether that is worth a lower price depends on the gap in net and your timeline.
What is appraisal gap coverage?
A buyer's promise to pay some or all of the difference if the appraisal comes in below the price. It lowers the risk that you must cut the price after an appraisal.
What happens in Louisiana if the appraisal is low?
If the contract is conditioned on appraisal, the buyer can send you the appraisal and ask you to lower the price. The buyer can then pay the price or void the agreement unless you agree in writing to reduce it.
LREC Residential Agreement to Buy or Sell, rev. 01/2026
Do I have to pay the buyer's agent?
Only if you agree to. The Louisiana agreement has its own line for it, and it is $0 if left blank.
LREC Residential Agreement to Buy or Sell, rev. 01/2026
Keep going
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Next step
Holding more than one offer?
We will walk through each offer's terms with you before you respond. No obligation.
Estimate only, not a guarantee or a settlement statement. General information, current as of September 27, 2026. Not legal, tax, lending or insurance advice. Nicole Spellman Group agents are licensed Louisiana real estate salespersons, not attorneys, tax advisors, lenders or insurance agents. Your title company or closing attorney produces the final figures. For questions about contract terms, talk to a Louisiana real estate attorney.