Compare seller offers on the same basis
No account, contact details or document upload required.
Compare the same price and cost definitions
For each offer, enter the fixed agreed price including the note principal and holdback. Cash at closing before tax = price − seller note − holdback − cash-funded debt payoffs − advisory fee − other seller closing costs + signed closing adjustment. Subtract only your chosen tax cash reserve to show the separate planning balance.
An earnout’s possible amount is shown separately and never added to fixed price, closing cash or scheduled note receipts. Escrow release is not assumed. Enter actual agreed costs and payoff quotes; no standard fee, tax rate or closing adjustment is supplied.
Future receipts and unresolved conditions
An amortizing note uses monthly nominal interest and the entered amortization period. Interest-only preserves principal. Full standby assumes monthly interest accrual and no monthly payments before maturity. Maturity cannot exceed the modeled amortization period. The remaining balance is displayed separately from regular payments.
Scheduled receipts assume contractual payment; they are not a present value, cash available today or a collection guarantee. The table records user-selected financing, property-consent and diligence conditions plus a target number of days. A target is not a promised closing date, and an unconfirmed condition remains unconfirmed.
Worked example: more price, less closing cash
Offer A has a $1,000,000 fixed price, no seller note, $50,000 holdback, $300,000 debt payoff and $50,000 total seller costs: closing cash before tax is $600,000. Offer B has a $1,100,000 fixed price, a $250,000 seller note, $75,000 holdback, the same payoff and $55,000 total costs: closing cash before tax is $420,000.
A user-chosen $75,000 reserve leaves planning balances of $525,000 and $345,000. Offer B’s illustrative 6% note, amortized over 120 months with maturity at month 60, schedules $2,775.51 monthly and a $143,564.94 maturity balance. Its separate hypothetical $100,000 earnout is not counted as available or guaranteed cash. The model does not establish which offer you should accept.
Tax and contract review remain separate
Price allocation, basis, entity form, depreciation recapture and installment-sale treatment can affect actual taxes and timing. The IRS installment-sale publication explains that special rules and exceptions apply; this model does not calculate tax liability. Form 8594 concerns allocation reporting in applicable asset acquisitions, not an automatic tax answer for every transaction.
Compare the actual purchase agreement, note, escrow, payoff and closing statement with your advisors. Use the detailed seller proceeds calculator for one alternative and the diligence checklist builder to organize unresolved evidence.
Sources and scope
Public guidance reviewed October 17, 2026. Rules and individual transaction facts can change; a source does not establish a particular property’s compliance, financing approval or value.
Keep a private comparison record
CSV and print retain the entered assumptions and comparison. Editing an offer invalidates the previous results. Your browser does not save these inputs or send a lead; download the local CSV before closing or reloading if you want a record. Re-entering a changed offer does not verify its terms.