Many homeowners in Berwyn, IL and Cicero, IL start thinking about selling by asking one simple question: “Will I actually walk away with enough to make my next move possible?”
That question usually isn’t about the market headlines. It’s about numbers that feel personal: your price, your loan balance, and what really comes out of the sale after expenses. A simple selling worksheet can help make that clearer — but only if you know how to use it correctly.
Quick Takeaways Box
- A selling worksheet helps estimate what you may actually walk away with after selling
- The list price is not the same as what you net
- Loan payoff and selling expenses matter more than most homeowners expect
- Even small changes in price or costs can meaningfully change your bottom line
- A worksheet is a planning tool, not a promise or guarantee
At-a-Glance Table
This table shows the four core numbers most homeowners use to estimate what they may walk away with after selling.
| Step | What It Represents | Why It Matters |
|---|---|---|
| List Price | Estimated sale price | Sets expectations, but is not your net |
| Loan Balance | What you still owe | Comes out of proceeds first |
| Expenses | Selling-related costs | Reduces what you actually keep |
| Net to Seller | Your estimated proceeds | Helps with next-step planning |
Understanding What the Worksheet Is (and Isn’t)
The worksheet is a planning tool. It helps you visualize how money moves from the sale of your home to what ends up in your hands.
It is not a guarantee.
It is not a final number.
It is not a contract.
Think of it as a way to turn vague questions into clearer planning.
If you want to use the same simple worksheet to estimate your own numbers you can download it HERE.
Breaking Down Each Line of the Worksheet
List Price
This is the estimated price your home might sell for based on recent comparable sales in your area.
It’s a starting point.
It’s not your profit.
It’s not what ends up in your bank account.
Small differences in list price can change your net more than most homeowners expect.
Loan Balance
This is what you still owe on your mortgage at the time of sale.
Many homeowners underestimate how much the remaining balance impacts what they take home. If you haven’t checked your current payoff recently, this line alone can change your entire plan.
Expenses
This is the most overlooked part of selling.
Expenses can include things like:
- Broker fees
- Attorney fees
- Municipal requirements
- Title-related costs
- Prorated taxes
- Small repair or prep costs
Even when no major work is needed, selling still has costs attached.
Net to Seller
This is the number most homeowners care about.
It’s what remains after your loan and expenses are deducted from the sale price. This is the number that impacts your next housing move, savings, or financial flexibility.
Why This Worksheet Helps With Real-Life Decisions
Most homeowners don’t struggle with understanding the market.
They struggle with clarity.
This worksheet helps answer questions like:
- Can I afford my next move?
- Will selling cover my down payment?
- Do I need to adjust my timing?
- Is waiting financially meaningful?
If you’re also thinking about how your numbers relate to timing and market conditions, it can help to understand what affects home value in Berwyn & Cicero in 2026 and how small market shifts change your real outcome, what affects home value in Berwyn & Cicero in 2026
Common Mistakes Homeowners Make With Worksheets
Treating the List Price as Take-Home Money
The worksheet only works when homeowners separate price from proceeds.
Forgetting Municipal Requirements
Local requirements can affect timing and costs. Ignoring them can create last-minute surprises.
Using Old Loan Balances
Your payoff changes monthly. Using outdated numbers skews everything.
Not Stress-Testing the Numbers
Running a conservative version of the worksheet often leads to better planning decisions.
How to Use This Worksheet as a Planning Tool
The worksheet works best when used more than once.
Try:
- One version with a conservative price
- One version with a realistic middle scenario
- One version with your best-case scenario
This gives you a range instead of a single fragile number.
RELATED READING
Preparing your home before selling for Berwyn & Cicero homeowners
About the Author
Gerardo Zavala is a Berwyn, IL-based real estate agent and Realtor® with Luna Realty Group, serving homeowners across Berwyn, Cicero, and Chicago’s West Suburbs. He has lived in the area for over 40 years and brings more than 10 years of real estate experience, helping homeowners make clear, confident, no-pressure decisions.
As a Spanish-speaking Realtor®, Gerardo works comfortably with both English- and Spanish-speaking buyers and sellers, guiding clients through each step of the buying and selling process with clarity and care.
