How Much Are Closing Costs for Buyers in Edmonds, WA?

How Much Are Closing Costs for Buyers in Edmonds, WA?

Buyers in Edmonds, WA typically pay 2% to 5% of the purchase price in closing costs, roughly $18,000 to $45,000 on a $900,000 home. Unlike sellers, buyers do not pay Washington’s real estate excise tax.

Here is the part that surprises a lot of first-time buyers: your down payment is not the only cash you bring to closing. Closing costs sit on top of it, and in a market like Edmonds, where homes are pricey and often competitive, that can be tens of thousands of dollars you need ready in advance.

The good news is that buyer closing costs in Washington are predictable once you know the pieces. Let us walk through exactly what you will pay, what you will not, and where there is room to negotiate.

What Buyers Actually Pay For at Closing in Edmonds

Most buyer closing costs fall into three buckets: loan costs charged by your lender, third-party services like appraisal, inspection, title, and escrow, and prepaids such as property tax and insurance reserves collected up front. The Consumer Financial Protection Bureau breaks closing costs into these same loan, third-party, and prepaid categories, and the typical 2% to 5% of the loan amount holds true across the Puget Sound region. Here is what each piece looks like on a typical Edmonds purchase.

Cost Item	Typical Range	Example on a $900,000 Home
Loan origination and lender fees	0.5% to 1% of loan amount	$4,000 to $8,500
Appraisal	$700 to $1,200	$900
Home inspection	$500 to $800	$650
Lender’s title insurance	$800 to $1,500	$1,200
Escrow fee (buyer’s half)	$700 to $1,000	$850
Recording fees	$100 to $250	$150
Prepaid property taxes and homeowners insurance	$3,000 to $7,000	$5,000
Prepaid mortgage interest	$500 to $2,000	$1,200
Estimated total closing costs	2% to 5% of price	about $18,000 to $45,000

Loan and lender fees

Your lender charges for originating and underwriting the loan. Your exact number depends heavily on your loan type. FHA, VA, and conventional loans carry different fees, and VA buyers in Edmonds are actually barred from paying certain costs, which can make a VA loan cheaper to close. Always compare a couple of lenders, because origination fees and points vary more than most buyers expect.

Third-party services

These are the appraisal, home inspection, title insurance, and escrow charges. Washington’s Escrow Agent Registration Act (RCW 18.44) makes it an escrow state, so your transaction closes through a licensed escrow company rather than an attorney, and the escrow fee is split between buyer and seller. You are allowed to shop your title and escrow providers instead of accepting the first ones suggested.

Prepaids and reserves

At closing you prepay some property taxes, homeowners insurance, and mortgage interest, and your lender sets up an escrow reserve account. This is usually the largest and most variable piece, and it swings based on your closing date and insurance premium.

The Good News: Buyers Do Not Pay Washington’s Excise Tax

Washington charges a Real Estate Excise Tax, or REET, on the sale of a home, but that is a seller cost, not a buyer cost. You can see the current graduated rates on the Washington Department of Revenue REET page. On a $900,000 sale, REET runs the seller well over $13,000, and none of it comes out of the buyer’s pocket. As a buyer, your side of the closing table is loan-related and service-related costs, not transfer taxes.

Edmonds sits in Snohomish County, not King County, so the local tax and fee schedules differ slightly from Seattle proper. The buyer’s closing cost percentage stays about the same across the region even as the dollar figure moves with the price.

How Much Cash You Actually Need Up Front

When buyers budget, they often think only about the down payment. In reality, you need three things ready: your down payment, your closing costs, and your earnest money.

Earnest money in Washington typically runs 1% to 3% of the purchase price, and the good news is it is credited back to you at closing. It is not an extra cost, just cash you commit early to show you are serious. For the full picture, see our guide on how earnest money works in Washington State.

A sample cash-to-close breakdown

Say you are buying at $900,000 with 10% down and a conventional loan. Here is roughly what you need ready:

Down payment of about $90,000, plus closing costs of about $18,000 to $45,000, plus earnest money of roughly $9,000 to $27,000 that gets credited back to you at closing. Your escrow company prepares a detailed cash-to-close figure before signing, so you know the exact number well ahead of your closing date. If that total makes you wince, you may have options, so keep reading.

Ways to Lower Your Closing Costs in Edmonds

Ask for a seller credit. In a balanced or slower market, buyers can negotiate a seller-paid closing cost credit as part of the offer. In a hot multiple-offer situation it is harder, but it is always worth discussing with your agent.

Shop your lender, title, and escrow. Loan fees vary between lenders, and you are allowed to compare title and escrow providers rather than accepting the first one suggested.

Look at first-time buyer assistance. Washington has down payment and closing cost assistance programs that many buyers do not realize they qualify for. See our breakdown of Washington State first-time home buyer programs in 2026.

Time your closing. Closing later in a property tax cycle can reduce the amount of prepaid taxes collected up front.

If You Are Selling as Well as Buying

Many Edmonds buyers are also selling a current home, and that sale carries its own cost stack of commission, excise tax, and title fees. For that side of the math, see our guide on what it really costs to sell a house in the Seattle area. And if you want to see what is available before you run your numbers, you can search current listings on HomeProHouses.com.

Frequently Asked Questions

How much are closing costs for buyers in Edmonds, WA?

Most buyers pay 2% to 5% of the purchase price. On a $900,000 Edmonds home that is about $18,000 to $45,000, on top of your down payment. The range depends mostly on your loan type, lender fees, and prepaid tax and insurance reserves.

Do home buyers pay the real estate excise tax (REET) in Washington?

No. In Washington, the seller pays REET. Buyers are responsible for their own lender and loan-related costs, title and escrow fees, and prepaid taxes and insurance, but not the excise tax.

Can I get the seller to pay my closing costs in Edmonds?

Sometimes. In a balanced or slower market, buyers can negotiate a seller credit toward closing costs as part of the offer. In competitive multiple-offer situations it is harder. Your agent can advise based on the specific listing and how much competition it is seeing.

How much total cash do I need to buy a home in Edmonds?

Plan for your down payment, plus 2% to 5% in closing costs, plus earnest money of about 1% to 3% that is credited back to you at closing. On a $900,000 home with 10% down, that is roughly $90,000 down plus $18,000 to $45,000 in closing costs.

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Thinking about buying in Edmonds and want a real number for your situation? Text HOME to 206-245-8813 and I will put together a personalized cost-to-close estimate, no pressure, just clear numbers. Or visit HomeProAssociates.com to get started.