Cost to Sell a House in Seattle: Full 2026 Breakdown

Most Seattle sellers focus on their listing price. But the number that actually matters is what lands in your account after closing. On a $950,000 home, total selling costs typically run between $69,000 and $114,000. This guide breaks down every cost category, shows you a real net proceeds example, and helps you understand where each dollar actually goes.

How Much Does It Cost to Sell a House in Seattle? (2026 Summary)

Selling a home in Seattle typically costs between 8% and 12% of the final sale price. According to NWMLS data via Beyond Real Estate, the Seattle median home price as of April 2026 is $825,000.

Here is every major cost category at a glance:

Breaking Down Each Selling Cost in Seattle

Each cost category has a different calculation logic. Understanding where each dollar goes helps you plan — and negotiate — more effectively.

Agent Commission After the 2024 NAR Settlement

Agent commission is still the largest single cost for most Seattle sellers. According to a February 2026 survey by listwithclever.com, the average total commission in Washington State is 5.90%.

Since August 2024, the NAR settlement changed how buyer's agent fees work. Sellers are no longer required to offer buyer's agent compensation through the MLS. However, in practice, listings with low buyer's agent offers tend to get fewer showings. Reduced buyer agent activity leads to less competition and a lower final price.

Here is how Maggie Real Estate Group structures commission:

• Listing commission: 2.5%
• Staging and professional photography: included at no cost to the seller
• Buyer's agent compensation: negotiated based on market conditions

If you want to understand how agent selection affects your net proceeds, see our guide on how to choose a realtor in Seattle.

Washington State Real Estate Excise Tax (REET)

Washington State REET is a graduated seller-paid tax due at closing. Local governments may also impose their own additional REET on top of the state rate.

State REET rates (Source: WA Department of Revenue):

Beyond state REET, cities like Seattle and Bellevue each have their own local REET. This is not a uniform King County-wide add-on. The local rate depends on the specific city where the property is located. Always confirm the local REET for your address before estimating your closing costs.

Here is how state REET calculates at three common Seattle price points:

A note on capital gains: The federal government provides exclusions for primary residence sales. Single filers can exclude up to $250,000 of profit from federal capital gains tax. Married couples filing jointly can exclude up to $500,000. To qualify, you must have lived in the home for at least two of the past five years. Washington State does not apply its capital gains excise tax to real estate sales. For the latest REET rates and updates, visit Washington Department of Revenue directly.

Title Insurance and Escrow Fees in King County

In King County, the seller typically pays for the owner's title insurance policy. Escrow fees are usually split between buyer and seller.

Based on Maggie Real Estate Group's Smart Seller Guide (p. 13), here are typical amounts for a $1,000,000 transaction:

These amounts are relatively fixed. They are not the place to negotiate significant savings.

Pre-Sale Prep and Staging Costs

Prep costs are the hardest to predict — and the most directly tied to your final sale price. The right investments increase buyer interest and reduce time on market.

Based on Maggie Real Estate Group's Smart Seller Guide (p. 7), here are typical preparation costs in Greater Seattle:

Maggie Real Estate Group provides staging and professional photography for every listing at no cost to the seller. That line item does not appear on your closing statement.

If you want to understand what timing does to your prep ROI, see our post on the best time to sell a house in Seattle.

Real Net Proceeds Example — A $1,000,000 Seattle Home 

Here is what a $1,000,000 sale actually looks like after every cost is applied. This table is based on Maggie Real Estate Group's Net Proceeds Planner (Smart Seller Guide, p. 13) and King County 2026 standard rates.

This does not include your mortgage payoff balance. Your actual take-home depends on what you still owe. For a complete calculation including mortgage payoff, use the Maggie Real Estate Group Net Proceeds Planner.

What These Numbers Mean for Your Situation

Selling costs are largely fixed. What varies is how much you walk away with.

Your net proceeds depend on three variables: how you price, how you prepare, and who represents you. A seller who prices $30,000 too low loses more than any commission savings could recover. A seller who skips prep on a home that needs work will see it reflected in the offers. For a deeper look at current market conditions, see the Seattle housing market report for April 2026.

Maggie Real Estate Group provides every seller with a free Net Proceeds Planner before any commitments are made. You will see every cost, every estimate, and your projected take-home — before you list. Request your free estimate here.

FAQ

Do Seattle sellers have to pay the buyer's agent commission after the 2024 NAR settlement?

No — sellers are no longer required to offer buyer's agent compensation through the MLS. However, most Seattle sellers still offer 2%–2.5% because listings without buyer's agent compensation tend to receive fewer showings and less competitive offers.

Is there a capital gains tax on home sales in Washington state?

No — Washington State does not apply its capital gains excise tax to real estate sales. If this is your primary residence and you have lived there for at least two of the past five years, you may also exclude up to $500,000 of profit from federal capital gains tax when filing jointly.

How is the local REET in Seattle different from the state REET?

Washington State REET is a graduated tax paid to the state on every real estate sale. Local REET is a separate charge set by individual cities — Seattle and Bellevue each have their own rates. Confirm your specific local rate with your escrow company before closing.

What closing costs in Seattle are actually negotiable?

Agent commission is negotiable on both sides. Escrow fees can sometimes be shopped between providers. Buyer's agent compensation is now a separate negotiation under the NAR settlement. Title insurance rates vary by provider and are worth comparing.

How much should I budget for staging a single-family home in Seattle before listing?

Budget $2,000–$15,000 depending on your home's size and condition. The highest-ROI items are interior paint ($5,000–$8,000) and carpet replacement ($8,000–$10,000). If you list with Maggie Real Estate Group, staging and photography are provided at no cost to you.

Is selling to an iBuyer cheaper than using a traditional agent in Seattle?

No — iBuyers typically charge 5%–8% in service fees and tend to offer 3%–5% below market value. The convenience is real, but the net proceeds are usually meaningfully lower than a well-prepared traditional sale.

How does my mortgage payoff balance affect my net proceeds at closing?

Your mortgage payoff is deducted directly from your net proceeds at closing. If you owe $600,000 on a home that nets $885,000 after selling costs, you walk away with approximately $285,000. Your escrow company will request a payoff statement from your lender before closing day.