Major Selling Costs
Real Estate Excise Tax (REET)
Washington State charges a Real Estate Excise Tax on the sale of property. The rate is tiered based on the sale price. For a $1.3M home in King County, expect to pay approximately $22,230 in combined state and local excise taxes — roughly 1.7% of the sale price. This is typically the largest tax cost for sellers in Washington.
Real Estate Commissions
Commission fees are negotiable and typically range from 5–6% of the sale price, split between the listing agent and the buyer's agent. On a $1.3M sale, commissions may total $65,000–$78,000.
Title & Escrow Fees
The seller typically pays for the owner's title insurance policy and a share of escrow/settlement fees. Expect approximately $4,800–$5,400 for a $1.3M transaction.
Property Tax Prorations
Any unpaid property taxes through the closing date are prorated and deducted from the seller's proceeds. Woodinville property tax rates are approximately $10–$12 per $1,000 of assessed value, so a $1.3M home may carry annual taxes of $13,000–$15,600.
Outstanding Mortgage Payoff
If you have a remaining mortgage balance, it will be paid in full at closing from your sale proceeds. This includes any accrued interest through the closing date and any release or tracking fees charged by your lender.
Hidden Costs Sellers Often Overlook
Pre-Listing Repairs & Updates
Addressing deferred maintenance, updating fixtures, fresh paint, or landscaping improvements. Even minor cosmetic updates can run $2,000–$15,000 but often yield a strong return at sale.
Pre-Inspection
Many listing agents recommend a pre-inspection ($400–$600) to identify issues before buyers do — a chance to repair proactively or disclose transparently.
Staging
Professional staging typically costs $3,000–$8,000+ depending on the size of the home and duration. Staged homes statistically sell faster and for more money.
Utility Prorations
Outstanding utility bills to the City of Woodinville and local sewer districts are settled at closing. These are small but can add up to several hundred dollars.
Capital Gains Tax
If your profit exceeds $250,000 (single) or $500,000 (married filing jointly), you may owe federal capital gains tax on the amount above the exemption. Washington State also levies a 7% capital gains tax on gains exceeding $250,000. Consult a tax professional for your specific situation.
Moving Costs
Local moves within the Eastside may cost $1,500–$4,000, while long-distance relocations can run significantly higher. Don't forget storage costs if there's a gap between your closing and your next move-in.
Overlap Costs
If you're buying and selling simultaneously, you may carry two mortgages briefly or need a bridge loan. Factor in temporary housing, storage, or extended hotel stays.
Example Final Settlement Statement
Below is a realistic example of a seller's settlement statement for a $1.3M home sale in Woodinville. This shows exactly how the seller's proceeds are calculated at closing.
| Item | Debits | Credits |
|---|---|---|
| Financial Consideration | ||
| Sale Price of Property | $1,300,000.00 | |
| Prorations / Adjustments | ||
| County Taxes at $4,628.50 (07/01/25 to 09/19/25 — 80 days) | $2,012.39 | |
| Commissions | ||
| Real Estate Commission — $1,300,000.00 @ 3.5000% | $45,500.00 | |
| Real Estate Commission — $1,300,000.00 @ 2.5000% | $32,500.00 | |
| Title & Escrow Charges | ||
| Title — Escrow Fee | $1,835.00 | |
| Title — Owner's Title Insurance | $2,975.00 | |
| Government Charges | ||
| Excise Taxes ($22,230.00) to King County Treasurer | $22,230.00 | |
| Payoffs | ||
| Payoff of First Mortgage Loan | $391,316.14 | |
| Miscellaneous Charges | ||
| Final Utility Bill (estimate) to City of Woodinville | $2,500.00 | |
| Mobile Notary Fee | $180.00 | |
| Subtotals | $500,048.53 | $1,300,000.00 |
| Balance Due to Seller | $799,951.47 | |
| Totals | $1,300,000.00 | $1,300,000.00 |
*This is an illustrative example based on a real settlement statement for a home sale in the Woodinville area. Actual costs will vary based on your specific transaction.