Selling a house in the Seattle area in 2026 usually costs about 7 to 9 percent of the sale price once you total everything up. On a $900,000 King County home, plan for roughly $68,000 in selling costs: agent commission (still the biggest line, and now openly negotiable), Washington’s real estate excise tax, escrow and title fees, and prep for a softening market. Commission gets all the attention, but excise tax, title, escrow, and staging can add another 2 to 3 percent on top. This breakdown walks you through every number so nothing on your settlement statement catches you off guard.
Where Your Money Actually Goes
- Four buckets drain your proceeds when you sell: agent commission, Washington’s excise tax, standard closing costs (title, escrow, recording), and prep. Commission is the largest, and it changed in a big way recently.
- Since the National Association of Realtors settlement took effect in August 2024, buyer-agent compensation no longer gets posted on the NWMLS, and every commission is negotiable in writing. In practice, total agent compensation across both sides of a Greater Seattle sale still often lands between 4 and 6 percent, but you can and should negotiate it. On a $900,000 sale, one percentage point is $9,000.
- You are no longer required to offer anything to the buyer’s agent, but many sellers still choose to, because a buyer who pays their own agent out of pocket has less cash for the purchase. Covering some of the buyer-agent fee can widen your buyer pool and is negotiated inside the purchase agreement, not posted on the NWMLS.
- The bucket sellers forget is the Washington real estate excise tax (REET), a graduated transfer tax the seller pays. The rest of the stack: owner’s title insurance (seller’s cost in WA), your half of escrow, recording and courier charges, and cleaning, repairs, and staging.
Washington’s Real Estate Excise Tax (REET), Bracket by Bracket
- Washington charges a graduated state real estate excise tax, and your city or county adds a local piece. The state brackets have been set since January 1, 2023 and run through the end of 2026. Each slice of the price is taxed at its own rate.
- King County cities like Seattle and Bellevue and Snohomish County cities like Everett and Lynnwood add a flat local REET, per the Department of Revenue local rate schedule.
| Portion of Sale Price | State REET | Local (Seattle/Bellevue/Everett/Lynnwood) |
|---|---|---|
| $525,000 or less | 1.10% | 0.50% |
| $525,000.01 ā $1,525,000 | 1.28% | 0.50% |
| $1,525,000.01 ā $3,025,000 | 2.75% | 0.50% |
| Above $3,025,000 | 3.00% | 0.50% |
Note: the state rate is graduated (each portion of the price is taxed at its own bracket rate); the local rate is flat on the full sale price.
- On a $900,000 Seattle home: first $525,000 at 1.10% is $5,775; next $375,000 at 1.28% is $4,800, for a state REET of $10,575. Local 0.50% on $900,000 adds $4,500. Combined excise tax is $15,075, about 1.68% of the price.
- You don’t file it yourself. At closing, escrow prepares the REET affidavit, calculates the tax, and pays the county from your proceeds. It shows as one line on your settlement statement.
- Deeper walkthrough: Washington real estate excise tax guide for sellers. For estate sales: selling a parent’s home after death in Washington.
The Costs Sellers Forget to Plan For
- Seller concessions. With King County inventory near a 14-year high, more buyers ask sellers to cover closing costs or buy down the rate. A concession of 1 to 2 percent is common again in August 2026, especially on homes that have been sitting.
- Repairs and credits after inspection. Set aside a few thousand dollars for a water heater, furnace service, or a credit.
- Capital gains tax. If the home was your main residence for two of the last five years, the IRS lets you exclude up to $250,000 of gain (single) or $500,000 (married filing jointly), per IRS Topic 701. Gain is sale price minus purchase price, selling costs, and improvements, not the full check. Most primary-home sellers owe nothing. Inherited homes and rentals differ.
A Worked Net-Proceeds Example for a Seattle-Area Sale
Example built on a $900,000 sale, close to the June 2026 King County median of $889,000 reported by the NWMLS. Uses a 5% total commission for illustration.
| Item | Amount | Notes |
|---|---|---|
| Sale price | $900,000 | Near June 2026 King County median |
| Agent commission (5%) | -$45,000 | Negotiable; often split both sides |
| State excise tax (REET) | -$10,575 | Graduated |
| Local excise tax (0.5%) | -$4,500 | Seattle / King County local REET |
| Owner’s title insurance policy | -$2,000 | Seller customarily pays in WA |
| Escrow fee (seller’s half) | -$1,250 | Usually split with the buyer |
| Recording, courier, misc. | -$300 | Paid through escrow |
| Prep, cleaning, staging | -$5,000 | Varies by home |
| TOTAL SELLING COSTS | -$68,625 | About 7.6% of the sale price |
| NET BEFORE MORTGAGE PAYOFF | $831,375 | Subtract any loan balance for your check |
- Commission is $45,000. Everything else adds up to $23,625, another 2.6% of the price. That is the layer sellers underestimate, and it doesn’t shrink because the market cooled.
- Prep is the line you control most. Months of supply across the NWMLS area sat around 3.4 in June 2026, the highest in years. Fresh paint, a deep clean, decluttering, and light staging beat a big remodel. In older Seattle and Everett homes, pressure-wash the exterior, clear roof moss, and tidy the yard. Professional photos matter more than a new countertop. If your home has been sitting: why a house isn’t selling in Seattle in 2026.
- Timing: all costs come out at closing through escrow. Once the deed records, escrow wires your net proceeds, usually same or next business day.
- Mortgage rates shape your buyer pool. The Freddie Mac 30-year fixed averaged 6.66% as of July 30, 2026, per the Primary Mortgage Market Survey.
Every home is different, and a $700,000 Everett sale nets out very differently from a $1.4 million Sammamish one. Text HOME to 206-245-8813 and I’ll build you a free, no-pressure net-proceeds estimate for your address. Browse active homes at HomeProHouses.com, or reach me through HomeProAssociates.com to book a quick call.
Frequently Asked Questions
How much does it cost to sell a house in Washington state?
Most Washington home sellers pay about 7 to 9 percent of the sale price in total costs. That includes agent commission (commonly 4 to 6 percent and negotiable), the state and local real estate excise tax, title and escrow fees, recording charges, and prep like cleaning and staging. On a $900,000 Seattle-area home, that works out to roughly $65,000 to $75,000 before any mortgage payoff.
Who pays the excise tax when selling a house in Washington?
The seller pays the real estate excise tax (REET) in Washington. It is calculated on the sale price using the state’s graduated brackets plus a local rate set by your city or county, and it is collected through escrow at closing. Buyers do not pay REET, though they cover their own closing costs like lender fees and their share of escrow.
Is real estate commission negotiable in 2026?
Yes. Commission has always been negotiable, and since the NAR settlement took effect in August 2024, buyer-agent compensation is no longer posted on the NWMLS and every rate is set in writing between you and your agent. There is no standard or required percentage, so ask what each part of the fee covers and negotiate before you sign a listing agreement.
How much is the excise tax on a $900,000 house in Seattle?
The combined real estate excise tax on a $900,000 Seattle home is $15,075. That breaks down to $5,775 on the first $525,000 at 1.10 percent, $4,800 on the next $375,000 at 1.28 percent for a state total of $10,575, plus the local Seattle rate of 0.50 percent, which adds $4,500.
What closing costs do sellers pay in Washington?
Beyond commission and excise tax, Washington sellers typically pay for the owner’s title insurance policy, their half of the escrow fee, recording and courier charges, and any prorated property taxes or HOA dues owed through the closing date. These smaller items usually add up to 1 to 2 percent of the sale price and are all settled through escrow at closing.