SELLER OFFER ANALYSIS TOOL

Why Use This Tool?

When you receive offers on your home, the numbers can get confusing fast. Is a higher offer with more credits better than a lower clean offer? How do commission rates affect your bottom line? What's the real difference between these offers?

This calculator cuts through the complexity to help you understand what each offer means for your net proceeds.

What You'll Learn

Net Price: The true value of the offer after removing concessions — this is what gets compared to your CMA range
Net to Seller: Net price after deducting commissions
Estimated Proceeds: What you walk away with after paying off your mortgage
CMA Position: How each offer's net price compares to your home's market value range

Submitted By

Name

Property & Seller Details ▼

Property Address

Need help? Request property details from Adam Timothy Group

Square Feet

CMA Range Low

CMA Range High

Title Cost (auto-calculated)

Listing Commission

Existing Mortgage Payoff

CMA Range: —

If you are working with us, be sure to confirm these numbers with a member of the Adam Timothy Group team.

Offers Received

`); w.document.close(); }); closeEmailModal(); }function initializeApp() { loadAutoSavedData(); const propInputs = ['propAddress', 'propSqft', 'propCmaLow', 'propCmaHigh', 'propListingCommission', 'propMortgagePayoff']; propInputs.forEach(id => { document.getElementById(id).addEventListener('change', () => { updateProperty(false); autoSaveData(); }); document.getElementById(id).addEventListener('input', () => { updateProperty(false); autoSaveData(); }); }); document.getElementById('propTitle').addEventListener('change', () => { updateProperty(true); autoSaveData(); }); document.getElementById('propTitle').addEventListener('input', () => { updateProperty(true); autoSaveData(); }); if (!property.titleCostOverridden && offers.length > 0 && offers[0].salesPrice > 0 && !property.titleCost) { property.titleCost = calculateTitleCost(offers[0].salesPrice); document.getElementById('propTitle').value = property.titleCost; } renderOffers(); checkFirstTimeUser(); } function autoSaveData() { try { localStorage.setItem('atg_seller_tool_autosave', JSON.stringify({ property, offers, nextId, savedAt: new Date().toISOString() })); } catch(e) { console.log('Auto-save failed:', e); } } function loadAutoSavedData() { try { const saved = localStorage.getItem('atg_seller_tool_autosave'); if (saved) { const data = JSON.parse(saved); property = data.property; offers = data.offers; nextId = data.nextId || offers.length + 1; document.getElementById('propAddress').value = property.address || ''; document.getElementById('propSqft').value = property.sqft || ''; document.getElementById('propCmaLow').value = property.cmaLow || ''; document.getElementById('propCmaHigh').value = property.cmaHigh || ''; document.getElementById('propTitle').value = property.titleCost || ''; document.getElementById('propListingCommission').value = property.listingCommission || 3; document.getElementById('propMortgagePayoff').value = property.mortgagePayoff || ''; const titleIndicator = document.getElementById('titleCalcIndicator'); if (property.titleCostOverridden) { titleIndicator.textContent = '(custom)'; titleIndicator.classList.add('overridden'); } else { titleIndicator.textContent = '(auto-calculated)'; titleIndicator.classList.remove('overridden'); } document.getElementById('summaryRange').textContent = (property.cmaLow && property.cmaHigh) ? formatCurrency(property.cmaLow) + ' – ' + formatCurrency(property.cmaHigh) : '—'; } } catch(e) { console.log('Auto-load failed:', e); } } function clearAutoSavedData() { localStorage.removeItem('atg_seller_tool_autosave'); } function startNewAnalysis() { if (!confirm('Start a new analysis? This will clear all current data.')) return; clearAutoSavedData(); property = { address: '', sqft: 0, cmaLow: 0, cmaHigh: 0, titleCost: 0, titleCostOverridden: false, listingCommission: 3, mortgagePayoff: 0 }; offers = [{ id: 1, name: 'Offer 1', salesPrice: 0, buyerAgentCommission: 3, sellerCredits: 0, sellerCreditsPercent: 0, earnest: 0, earnestPercent: 1, optionFee: 500, optionDays: 5, homeWarranty: 550, titlePaidBy: 'seller', surveyPaidBy: 'none', repairCredit: 0, repairsRequired: '', nonRealtyItems: {}, nonRealtyOther: '', nonRealtyValue: 0, nonRealtyOffer: 0, closingDays: 30, closingDate: '', paymentType: 'loan', loanType: 'conventional', downPaymentPercent: 20, maxInterestRate: 0, maxLoanCosts: 0, notes: '', otherSellerCosts: 0 }]; nextId = 2; document.getElementById('propAddress').value = ''; document.getElementById('propSqft').value = ''; document.getElementById('propCmaLow').value = ''; document.getElementById('propCmaHigh').value = ''; document.getElementById('propTitle').value = ''; document.getElementById('propListingCommission').value = '3'; document.getElementById('propMortgagePayoff').value = ''; const titleIndicator = document.getElementById('titleCalcIndicator'); titleIndicator.textContent = '(auto-calculated)'; titleIndicator.classList.remove('overridden'); document.getElementById('summaryRange').textContent = '—'; renderOffers(); } function printAnalysis() { const calculations = offers.map(o => calculateOffer(o)); const address = property.address || 'Property Not Specified'; const now = new Date().toLocaleString();let printHtml = `Seller Offer Analysis - ${address}

Seller Offer Analysis

Generated: ${now}

`;// Property details printHtml += `

Property Details

Address

${address}

Square Feet

${property.sqft ? property.sqft.toLocaleString() : '—'}

CMA Range

${formatCurrency(property.cmaLow)} – ${formatCurrency(property.cmaHigh)}

Mortgage Payoff

${property.mortgagePayoff > 0 ? formatCurrency(property.mortgagePayoff) : '—'}

CMA Midpoint

${formatCurrency((property.cmaLow + property.cmaHigh) / 2)}

`;// Submitter info const submitterName = document.getElementById('submitterName')?.value || ''; const submitterEmail = document.getElementById('submitterEmail')?.value || ''; if (submitterName || submitterEmail) { printHtml += `

Prepared by: ${submitterName}${submitterEmail ? ' (' + submitterEmail + ')' : ''}

`; }// Offer cards printHtml += `

`;offers.forEach((offer, index) => { const calc = calculations[index]; const isBaseline = index === 0; const cmaMid = (property.cmaLow + property.cmaHigh) / 2; const diffSign = calc.diffFromCmaMid >= 0 ? '+' : '';const cmaBadgeLabel = calc.cmaStatus === 'above' ? 'NET PRICE ABOVE CMA — EXCELLENT' : calc.cmaStatus === 'below' ? 'NET PRICE BELOW CMA — LOW' : calc.cmaStatus === 'within-high' ? 'NET PRICE WITHIN CMA — UPPER RANGE' : 'NET PRICE WITHIN CMA — LOWER RANGE';printHtml += `

${offer.name}${isBaseline ? 'Primary' : ''}

${cmaBadgeLabel}

Net Price (vs CMA)

${formatCurrency(calc.netPrice)}

${diffSign}${formatCurrency(calc.diffFromCmaMid)} vs CMA midpoint

Net Price

${formatCurrency(calc.netPrice)}

Net to Seller

${formatCurrency(calc.netToSeller)}

Net Proceeds ${property.mortgagePayoff > 0 ? '' : '(before mortgage)'}

${property.mortgagePayoff > 0 ? formatCurrency(calc.estimatedProceeds) : formatCurrency(calc.netToSeller) + '*'}

Cost Breakdown

Offer Price${formatCurrency(offer.salesPrice)}

`;if ((offer.sellerCredits || 0) > 0) printHtml += `

Seller Credits-${formatCurrency(offer.sellerCredits)}

`; if ((offer.homeWarranty || 0) > 0) printHtml += `

Home Warranty-${formatCurrency(offer.homeWarranty)}

`; if (calc.titlePaidBySeller > 0) printHtml += `

Title Policy (Seller)-${formatCurrency(calc.titlePaidBySeller)}

`; if (calc.surveyPaidBySeller > 0) printHtml += `

Survey (Seller)-${formatCurrency(calc.surveyPaidBySeller)}

`; if (calc.repairCredit > 0) printHtml += `

Repair Credit-${formatCurrency(calc.repairCredit)}

`; if ((offer.otherSellerCosts || 0) > 0) printHtml += `

Other Seller Costs-${formatCurrency(offer.otherSellerCosts)}

`; if (calc.excessBAC > 0) printHtml += `

Excess BAC (above 3%)-${formatCurrency(calc.excessBAC)}

`; if (calc.nonRealtyNetImpact !== 0) printHtml += `

Personal Property (Net)${calc.nonRealtyNetImpact >= 0 ? '+' : ''}${formatCurrency(calc.nonRealtyNetImpact)}

`;printHtml += `

NET PRICE${formatCurrency(calc.netPrice)}

Listing Commission (${property.listingCommission || 3}%)-${formatCurrency(calc.listingCommission)}

Buyer Agent Commission (${offer.buyerAgentCommission || 3}%)-${formatCurrency(calc.buyerAgentCommission)}

`; if (calc.estimatedAdditionalClosingCosts > 0) printHtml += `

Est. Additional Closing Costs-${formatCurrency(calc.estimatedAdditionalClosingCosts)}

`; printHtml += `

Net to Seller${formatCurrency(calc.netToSeller)}

Mortgage Payoff${property.mortgagePayoff > 0 ? '-' + formatCurrency(property.mortgagePayoff) : 'Not provided'}

Estimated Proceeds${property.mortgagePayoff > 0 ? formatCurrency(calc.estimatedProceeds) : formatCurrency(calc.netToSeller) + '*'}

`; if (!(property.mortgagePayoff > 0)) printHtml += `

*Before mortgage payoff

`;printHtml += `

`;// Offer terms printHtml += `

Earnest Money${formatCurrency(offer.earnest)}${offer.earnestPercent ? ' (' + offer.earnestPercent + '%)' : ''}

Option Fee / Days${formatCurrency(offer.optionFee)} / ${offer.optionDays} days

Closing${offer.closingDate || offer.closingDays + ' days'}

Financing${offer.paymentType === 'cash' ? 'CASH' : (offer.loanType || 'Conventional').charAt(0).toUpperCase() + (offer.loanType || 'conventional').slice(1) + (offer.downPaymentPercent ? ' (' + offer.downPaymentPercent + '% down)' : '')}

`;if ((offer.homeWarranty || 0) > 0) printHtml += `

Home Warranty${formatCurrency(offer.homeWarranty)}

`; printHtml += `

Title Policy${offer.titlePaidBy === 'seller' ? 'Seller Pays' : 'Buyer Pays'}

`; if (offer.surveyPaidBy && offer.surveyPaidBy !== 'none') printHtml += `

Survey${offer.surveyPaidBy === 'seller' ? 'Seller Pays' : 'Buyer Pays'}

`; if ((offer.repairCredit || 0) > 0) printHtml += `

Repair Credit${formatCurrency(offer.repairCredit)}

`; if ((offer.otherSellerCosts || 0) > 0) printHtml += `

Other Seller Costs${formatCurrency(offer.otherSellerCosts)}

`; if ((offer.sellerCredits || 0) > 0) printHtml += `

Seller Concessions${formatCurrency(offer.sellerCredits)}

`;const nonRealtyChecked = []; if (offer.nonRealtyItems?.washer) nonRealtyChecked.push('Washer'); if (offer.nonRealtyItems?.dryer) nonRealtyChecked.push('Dryer'); if (offer.nonRealtyItems?.refrigerator) nonRealtyChecked.push('Refrigerator'); if (offer.nonRealtyItems?.other) nonRealtyChecked.push(offer.nonRealtyOther || 'Other'); if (nonRealtyChecked.length > 0) { printHtml += `

Personal Property Included${nonRealtyChecked.join(', ')}

`; if ((offer.nonRealtyValue || 0) > 0 || (offer.nonRealtyOffer || 0) > 0) printHtml += `

Personal Property Value / Buyer Offer${formatCurrency(offer.nonRealtyValue || 0)} / ${formatCurrency(offer.nonRealtyOffer || 0)} (Net: ${((offer.nonRealtyOffer || 0) - (offer.nonRealtyValue || 0)) >= 0 ? '+' : ''}${formatCurrency((offer.nonRealtyOffer || 0) - (offer.nonRealtyValue || 0))})

`; }if (offer.paymentType !== 'cash' && offer.maxInterestRate > 0) printHtml += `

Max Interest Rate${offer.maxInterestRate}%

`; if (offer.paymentType !== 'cash' && offer.maxLoanCosts > 0) printHtml += `

Max Loan Costs${offer.maxLoanCosts}%

`;if (offer.repairsRequired) printHtml += `

Repairs Required${offer.repairsRequired}

`; if (offer.notes) printHtml += `

Notes${offer.notes}

`;printHtml += `

`; });printHtml += `

`;printHtml += `

Disclaimer: The values presented in this offer analysis are provided for informational purposes only and are based on current market conditions and standard fee structures. These figures are estimates and may be subject to change. Actual amounts may vary. We recommend consulting with your title company, attorney, and tax professionals for accurate figures. Adam Timothy Group is not responsible for any discrepancies between these estimates and final amounts at closing.

`;const printWindow = window.open('', '_blank'); printWindow.document.write(printHtml); printWindow.document.close(); printWindow.focus(); setTimeout(() => { printWindow.print(); }, 300); }