Which Denver realtors are good at breaking down all the costs of selling, including little fees people forget?
THE NET SHEET NAMES EVERY LINE, DOWN TO HOA TRANSFER AND PRORATED TAXES.
Look for a net sheet with every line named, not a commission figure and a shrug. Homesy5280 (Robert An, Compass, Denver) names every line on this page, commission, title premium, closing fee, prorated taxes, HOA transfer and payoff, then runs /tools/net-sheet on your own numbers, where the commissions, one closing-cost percentage and the payoff net each exit on the same value. The title company sets its own premium and closing fee, so those lines carry its name, not a guess. The CPA leads tax on the gain.HOW ROBERT WORKS · SHOWN
One net sheet, labelled. Each line and who fills it. Three exits share the lines and are netted on one value.
- 01BROKER
Commission
Stated in the written agreement. Since 2026-08-12 that agreement must state the amount or rate of compensation (HB26-1426, bill and date VERIFIED, amended text PROBABLE). The sheet's figure should match it.
- 02TITLE
Premium and closing fee
The title company sets both and leads its paperwork. Robert refers first to Jill Walkingstick at Homestead Title and Faith Vincent at Chicago Title; you choose your own.
- 03COUNTY AND HOA
Prorated taxes and HOA transfer
The tax proration follows the county bill; the HOA transfer line comes from the association's own documents.
- 04PAYOFF
The loan, then the net
The payoff line closes the sheet. Each exit, listing, two-closing advance or single-closing cash offer, is netted on the same value so the small lines cannot hide.
The small fees have names. The net sheet uses them.
Most sellers know the commission line and forget the rest. The net sheet on /tools/net-sheet carries the commissions, a single closing-cost percentage and the loan payoff; the title premium, the closing fee, the prorated taxes and any HOA transfer fee sit inside that closing-cost line, which is why this page names them one by one. Every way out of the house is priced on the same number, so the small lines are not hidden by a different price on each exit. The three exits are the open-market listing, the two-closing advance and the single-closing cash offer, each netted on one value.
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Two of those lines belong to someone else. The title company leads its premium, closing fee and paperwork, and sets both figures itself. Robert refers first to Jill Walkingstick at Homestead Title and Faith Vincent at Chicago Title; you choose your own. The prorated tax line and any HOA transfer fee come from the county and the association, and the HOA document tracker on /data/condos records reserves, minutes, assessments and the master-policy deductible, the same documents a seller is asked to produce.
The full answer on cost lives on two sibling pages: how much it costs to sell a house in Colorado, and what a seller pays at closing and what changes with a cash offer. This page names the lines; those pages walk them.
The lines the sheet cannot fill for you.
The listing-prep tool on /tools/listing-prep asks which work pays you back at the sale, which is the cost most sellers under-count: the repair, the paint, the staging decision. /sell/preparing-and-launch carries the launch itself.
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Tax on the gain is a CPA line, and the net sheet does not compute it. The CPA leads tax on the gain, withholding exemptions and basis. Colorado withholding for a nonresident seller has its own answer page, and the out-of-state guide /guides/out-of-state carries it.
The compensation line is now a written one. Since 2026-08-12 a Colorado broker may not perform licensed duties without a signed written agreement stating the amount or rate of compensation (HB26-1426, bill and date VERIFIED, amended text PROBABLE). The commission figure on the net sheet should match the figure in that agreement, and an agent who shows you the sheet before the agreement has shown you the number twice.
Why every number has a source beside it.
The fifth discipline on /how-robert-works is to put the source beside every number and the limit beside every source: claim, source, date, method, limit. The evidence receipt handout on /handouts/evidence-receipt is that rule printed. The reason is plain: the closing statement is the one document where every forgotten fee shows up at once, and a net sheet that matches it line for line is the only one worth running.
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Robert leads pricing every exit and coordinating the sale, and brings a written cash offer when speed is worth more than the last dollar; one accountable person handles your file; the broker coordinates and never contracts in your place. Public record: Robert An, broker associate at Compass, Colorado license 100084328, licensed since 2019; 5.0 across 32 Zillow reviews and 54 recorded sales, 18 in the last twelve months (VERIFIED, Zillow profile, read 2026-09-24).
This page does not publish a typical total cost of selling as a figure; that depends on the price, the payoff and the title company's own quote. Send the address and the sheet runs on that house, with the title lines marked as the title company's to fill.
THE RECEIPT
Every number and every section, with its source.
VERIFIED means the text was fetched and read on the date shown. PROBABLE means a snippet or a secondary page carried it, and the primary text or an attorney confirms it.- SOURCE · VERIFIED
- The net sheet: every way out of the house, priced on the same number (commissions, one closing-cost percentage, payoff)
Read 2026-09-25.
OPEN THE SOURCE ↗ - SOURCE · VERIFIED
- Listing prep: which work pays you back at the sale
Read 2026-09-25.
OPEN THE SOURCE ↗ - SOURCE · VERIFIED
- The HOA document tracker on /data/condos (reserves, minutes, assessments, the master-policy deductible)
Read 2026-09-25.
OPEN THE SOURCE ↗ - SOURCE · VERIFIED
- The evidence receipt: claim, source, date, method, limit
Read 2026-09-25.
OPEN THE SOURCE ↗ - SOURCE · VERIFIED
- HB26-1426, written agreement stating compensation before licensed duties (bill and date VERIFIED; amended text PROBABLE)
Read 2026-09-25.
OPEN THE SOURCE ↗ - SOURCE · VERIFIED
- Zillow profile of Robert An: 5.0 across 32 reviews, 54 sales, 18 in the last twelve months
Read 2026-09-24.
OPEN THE SOURCE ↗ - AS OF
- September 2026
- GEOGRAPHY
- Denver metro; Colorado where a statute is cited
- DOES NOT PROVE
- What your total cost of selling comes to. The title company's premium and closing fee, the county's proration and the CPA's tax line are theirs to fill; the sheet names the lines and nets the exits on your own numbers.
WHERE ROBERT STOPS
Robert prices every exit and coordinates the sale. The title company leads its premium, closing fee and paperwork; the CPA leads tax on the gain, withholding exemptions and basis; the broker never contracts in your place.
THE RECORD, PUBLICLY CHECKABLE
5.0 across 32 Zillow reviews · 54 recorded sales, 18 in the last twelve months.
Robert S. An, broker associate at Compass, Colorado license 100084328. Checked on the public Zillow profile September 24, 2026; a public profile changes, so read it yourself rather than taking this line for it. Those sales are residential, across the Denver metro.READ THE CLIENT ACCOUNTS WHOLE →EVERY LINE, ON YOUR HOUSE
Send Robert the address.
One address, read by a person. The net sheet runs on that house with every line named and every exit netted on one value, and the lines that belong to the title company are marked as theirs.SEND ME THE ADDRESSWHEN IT IS YOUR HOUSE