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Price, closing cash and future receipts are different
The selling price includes the fixed seller-note principal entered here. Subtract that note, escrow/holdback, debt payoffs and seller costs, then apply the signed closing adjustment. That is modeled cash at closing before tax. Subtract only your chosen cash reserve to show a separate planning balance.
Seller-note principal and withheld escrow are excluded from closing cash. Future note payments and a possible escrow release are separate exposures. An uncertain earnout is excluded; do not count it as fixed consideration or cash available today.
The closing-cash equation
Cash at closing = agreed price − seller-note principal − holdback − debt/lien payoffs − brokerage/advisory fee − other closing costs + net closing adjustment. Positive adjustments add cash and negative adjustments reduce it. Amounts are displayed to cents.
Enter actual payoff quotes and agreed costs once. Include cash-funded payoff fees in the payoff input. If a buyer assumes a liability rather than paying it off, align the price definition and legal closing statement with your advisors instead of subtracting the same liability twice.
Worked example: an illustrative sale
A $1,000,000 selling price includes a $200,000 seller note. Subtract a $50,000 escrow holdback, $300,000 debt payoff, $30,000 hypothetical advisory fee and $20,000 other costs. With no closing adjustment, cash at closing before tax is $400,000. A user-chosen $75,000 reserve leaves a $325,000 planning balance. None of these amounts is a market price, standard fee or tax estimate.
For the illustrative $200,000 note at 6% nominal annual interest, ten-year amortization and maturity in month 60, the scheduled monthly payment is $2,220.41 and the month-60 balance is $114,851.95, shown separately from closing cash. The rate and repayment terms are hypothetical, not a financing offer.
Read the note schedule separately
Monthly principal-and-interest payments use the standard amortization equation described in the acquisition calculator method. Interest-only mode preserves principal. Full-standby mode assumes no monthly payments and monthly interest accrual; actual contracts may use different terms. Maturity cannot exceed the modeled amortization period.
Nominal scheduled note receipts include principal and interest through maturity and the modeled remaining balance. They are not a present value or guaranteed proceeds. If maturity falls within the first twelve months, the first-year maturity balance is shown separately from scheduled monthly payments. No note means the note-term inputs are ignored.
A cash reserve does not calculate the tax
Cash receipts, taxable gain and tax payment timing answer different questions. Asset allocation, basis, depreciation recapture, entity/transaction form and installment-sale rules need a transaction-specific review. A seller note does not automatically defer every tax. No tax rate or tax liability is inferred by this tool.
Use the tax preparation guide and seller-note questions to organize a discussion with your CPA and transaction advisors. Compare the final model against the actual closing statement, payoff quotes, note and escrow agreement.
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.
Prepare the file behind the figures
Use the seller readiness checklist to track which price, payoff, cost, note and holdback amounts are supported. Keep private documents in the sharing process agreed with your advisors.
Compare alternative offers
Use the seller offer comparison to compare two or three alternatives on consistent closing-cash, note, holdback and contingency definitions.