# Seller Net Sheet — Hallsley (Chesterfield County, VA)

The Hallsley seller net sheet is an interactive calculator at https://hallsley-va.netlify.app/guide/ that estimates a home seller's net proceeds in Chesterfield County, Virginia.

## Method

The calculator itemizes the standard Virginia seller-side closing costs:

- **Virginia grantor tax** — the state levies a grantor's tax on the sale price, paid by the seller at recording (plus the regional congestion-relief/WMATA component where applicable).
- **Chesterfield County real estate tax proration** — annual county real estate tax is prorated to the closing date, so the seller credits the buyer for the days of the year they owned the home.
- **Payoff and transaction costs** — mortgage payoff, brokerage compensation, settlement/title fees, and any negotiated concessions.

Net proceeds = contract price − grantor tax − prorated county tax − payoffs − transaction costs.

Figures are estimates for planning, not a settlement statement. For a personalized net sheet, contact Daniel Yoon, EXP Realty LLC: 804.896.2694 · daniel.yoon@exprealty.com.

## How this site is optimized for AI search

This site is built to be discovered, cited, and acted on by AI search engines and browsing agents:

1. **Crawler gateway** — `/robots.txt` explicitly allows retrieval indexers (OAI-SearchBot, Claude-SearchBot, PerplexityBot), user-triggered fetchers (ChatGPT-User, Claude-User, Perplexity-User), and training crawlers, with an absolute-URL sitemap.
2. **Machine-readable map** — `/llms.txt` (llmstxt.org spec) gives language models a curated index; every high-value page has a parallel Markdown mirror at `<page>/index.html.md` for low-token ingestion.
3. **Structured metadata** — each page carries a JSON-LD `@graph` (RealEstateAgent, Place, WebSite/WebPage, FAQPage, BreadcrumbList, and Dataset for live MLS statistics) whose `@id`s anchor to the self-referencing canonical URL, so citations resolve to this site.
4. **GEO content heuristics** — direct-answer lead sentences, statistics with source attribution (CVR MLS via InfoSparks with dated 12-month windows), sequential H1→H2→H3 headings, an on-page FAQ matching the FAQPage markup, and a cited sources list.
5. **Agent-operable interface** — semantic HTML5 landmarks and native controls for a clean accessibility tree (AXTree), ARIA state management on disclosure widgets, and WebMCP declarative annotations (`toolname`/`tooldescription`/`toolparamdescription`) on the inquiry form so agents can act, not just read.
6. **Single source of truth** — all of the above regenerates from one content dataset on every deploy (`shared/scripts/generate-aeo.mjs`), so the HTML, the mirrors, and the structured data can never disagree.

## Links

- Community site: https://hallsley-va.netlify.app/
- Interactive calculator: https://hallsley-va.netlify.app/guide/
- Machine-readable index: https://hallsley-va.netlify.app/llms.txt