How Much Will You Walk Away With? Seller Net Proceeds in Sylmar, Pacoima & Arleta (2026)

Your seller net proceeds are what is left after the loan payoff and every cost of the sale come out of the price. For a typical Sylmar, Pacoima or Arleta home with a mortgage, the biggest pieces are the payoff and the commission you agree to. Next come escrow and title fees, about 0.56% in city and county transfer taxes, and any repairs or credits you give the buyer.

The good news: most of these numbers can be estimated before you list. Here is the line-by-line version I walk sellers through, with a worked example at the end.

Everything flows from the price, so start there. Over the three months ending September 2026, Redfin shows a median sale price of $729,795 in Sylmar, down 12.1% from a year earlier, with homes selling at 100.0% of list price. In ZIP 91331, which covers Pacoima and Arleta, the median was $749,780, about flat, and homes took a median of 62 days to sell, up from 42.

Use sales of homes like yours from the last few months, not a neighbor’s sale from two years ago. My Sylmar home value guide explains how I build that range.

Two lines surprise people most. First, the payoff: it includes interest through the day your lender is paid, and sometimes small fees, so it is a bit higher than your statement balance. Second, the city rules. Los Angeles requires the 9A report, and sellers also need to show smoke and carbon monoxide detectors and a strapped water heater. Some homes also need a seismic gas shutoff valve. These are small costs, but they show up in escrow.

Notice what the example leaves open. Commission, escrow, title and buyer credits all depend on your agreements and your buyer, so I fill them in with real quotes for your home rather than guessing. On a net sheet, I show you the result at two or three prices so you can see what a $10,000 or $20,000 swing really means to you.

For a deeper look at the form itself, see my guide to a seller’s net sheet.

Many long-time owners worry about capital gains. The IRS home sale exclusion lets you skip tax on up to $250,000 of gain, or $500,000 for married couples filing jointly, if you owned and lived in the home for at least two of the last five years. Your gain is the sale price minus selling costs and your adjusted basis, which includes what you paid and the cost of improvements.

Keep receipts for big projects like a new roof, an addition or a kitchen remodel. They raise your basis and can lower your gain. If you rented the home out or inherited it, the rules are different, so check with a tax professional before you list.