What Does It Really Cost to Sell a House in Seattle?
What does it cost to sell a house in Seattle?
Selling a home in Seattle or King County typically costs between 8% and 12% of your sale price when you add up agent commission, Washington’s Real Estate Excise Tax (REET), title and escrow fees, prorated property taxes, and pre-sale preparation. On a $859,000 home — King County’s current median — that’s roughly $69,000 to $103,000 in total transaction costs before you pocket your equity. The biggest surprises for most sellers are the REET (which starts at 1.1% and climbs to 3% on higher-priced homes) and prorated property taxes, which can add several thousand dollars depending on your closing date.
Most sellers think about commission and nothing else. Then closing day arrives, and the net sheet looks very different from what they expected.
I’ve watched this play out hundreds of times over 23 years in this market. A seller assumes they’ll clear $150,000. The actual number is $110,000. Not because anyone lied — but because no one walked them through the full picture upfront.
The Full Cost Stack
Agent Commission
Washington’s average total commission sits at about 5.9%. That breaks down to roughly 2.5–3% for the listing agent and 2–2.5% to offer the buyer’s agent. Since the 2024 NAR settlement, sellers are no longer required to offer buyer’s agent compensation through the MLS. But most sellers still do — because listings without it see fewer showings and less competitive offers.
On an $859,000 home at 5.9%: ~$50,700
Washington State Real Estate Excise Tax (REET)
This one surprises almost everyone. Washington charges sellers a graduated transfer tax:
- 1.1% on the first $525,000
- 1.28% on the portion from $525,001 to $1,525,000
- 2.75% on the portion from $1,525,001 to $3,025,000
- 3.0% on anything above
Most King County cities also add a local REET of 0.50% on top. On an $859,000 home, that’s roughly $14,300 in transfer taxes. For a deep dive on how REET is calculated, see the full breakdown here.
Title Insurance and Escrow Fees
In Washington, the seller customarily pays for the owner’s title insurance policy. Combined title and escrow fees typically run $3,000–$6,000 in King County.
Prorated Property Taxes
Washington property taxes are paid in arrears. At closing, you’ll owe taxes for the portion of the year you owned the home — a $2,000–$8,000 credit to the buyer that comes out of your proceeds.
Pre-Sale Preparation
- Deep cleaning and declutter: $300–$800
- Interior paint (full home): $5,000–$8,000
- Carpet replacement: $8,000–$10,000
- Professional staging: $1,500–$5,000 occupied; $5,000–$10,000+ vacant
- Pre-listing inspection: $400 + variable repairs
Real Numbers on a $859,000 King County Home
| Cost Item | Estimated Amount |
|---|---|
| Agent commission (5.9%) | $50,700 |
| State REET (graduated) | $10,050 |
| Local REET (0.50% King County) | $4,295 |
| Title insurance + escrow | $4,500 |
| Prorated property taxes | $3,000–$6,000 |
| Pre-sale preparation | $5,000–$12,000 |
| Total estimated costs | $77,545–$87,545 |
| Estimated net from $859,000 sale | ~$771,000–$781,000 |
What You Can Control
1. List price. Overpriced homes sit, then sell for less. Price to current comps, not outdated memory.
2. Prep decisions. Fresh paint, staging, and addressing deferred maintenance pay off. Full kitchen remodels rarely do.
3. Commission structure. Understand what you’re getting before you sign.
What About Capital Gains?
If you’ve owned and lived in your home for 2 of the last 5 years, you can exclude up to $250,000 in capital gains from federal tax ($500,000 for married couples). Washington has no state income tax. Talk to a CPA if you’ve built significant equity.
Selling and buying at the same time? The purchase side has its own cost stack. See what to expect in our guide to closing costs for buyers in Edmonds, WA.
Frequently Asked Questions
How much does it cost to sell a house in King County?
Most King County sellers pay between 8% and 12% of their sale price — including commission (~5.9%), REET, title and escrow fees, prorated taxes, and pre-sale prep. On an $859,000 home, expect $77,500–$103,000 in costs.
Who pays the Real Estate Excise Tax in Washington state?
The seller pays the REET. It uses a graduated structure starting at 1.1% on the first $525,000, rising to 1.28% up to $1.525M. Most King County cities add a local 0.50% on top.
Do Seattle sellers have to pay for title insurance?
Yes — in Washington, the seller customarily pays for the owner’s title insurance policy. Combined title and escrow costs generally run $3,000–$6,000 in King County.
What is the seller’s net sheet?
A net sheet estimates your total costs, subtracts your loan payoff, and shows your actual proceeds. Always request one before you decide to list.
Ready to know your real numbers? Download the Seller’s Guide or text HOME to 206-245-8813 to connect with Emily directly.
About Emily Cressey
Emily Cressey is a REALTOR®, Broker, and Team Lead at HomePro Associates at Keller Williams Greater Seattle. With 23 years of experience serving buyers and sellers across King and Snohomish counties. Visit HomeProAssociates.com or text HOME to 206-245-8813.
Related reading: What Happens to Your Septic System When You Sell a Home in Redmond, WA?
About the Author: Emily Cressey
Emily Cressey is a REALTOR® and broker with HomePro Associates at Keller Williams Greater Seattle who specializes in walking buyers and sellers through the real numbers behind a purchase or sale, closing costs, financing programs, earnest money, so there are no surprises at the table. With a bachelor’s degree in Economics and a personal finance book under her belt, she is both capable and interested in making sure you understand the financial side, including the risks, rewards, and “invisible costs” of buying and selling a home.
Have questions about what a purchase or sale will actually cost you? Call or text Emily at 206-245-8813, book a free call. We make real estate EASY for you.
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