Before you list your home, you need to know what you'll actually walk away with. Selling a house in Washington State involves costs that many homeowners don't anticipate until they're staring at a closing statement. The more you understand upfront, the better you can plan — and the fewer surprises you'll face at the closing table.
Here's a complete breakdown of what it costs to sell a home in Washington, with specific guidance for Kitsap County sellers.
The Major Costs of Selling a Home
1. Real Estate Commissions
Typical range: 5–6% of sale price
This is usually the largest cost of selling. The commission is typically split between the listing agent and the buyer's agent. On a $500,000 home, that's $25,000–$30,000.
Important context: commission rates are negotiable, and the landscape has shifted since the 2024 NAR settlement. Buyers may now negotiate their agent's compensation separately. Ask your agent how their commission structure works and what you're getting for it.
What you should get for that commission: professional marketing, expert pricing strategy, negotiation expertise, and transaction management from listing to closing.
2. Washington State Excise Tax (REET)
Rate: 1.1% to 3.0%+ depending on sale price
Washington State charges a Real Estate Excise Tax on every property sale. Unlike most states, this is paid by the seller. The rate is graduated:
- $0 – $525,000: 1.10%
- $525,001 – $1,525,000: 1.28%
- $1,525,001 – $3,025,000: 2.75%
- $3,025,001+: 3.00%
On a $500,000 Kitsap County home, that's $5,500. On a $750,000 Bainbridge Island home, it's approximately $8,625. This is a cost many out-of-state transplants don't expect — Washington has no income tax, but REET is how the state gets its share of real estate transactions.
Note: Some local jurisdictions add additional REET. Check your specific city's rates.
3. Title Insurance and Escrow Fees
Typical range: $2,000 – $4,000
In Washington, sellers typically pay for the owner's title insurance policy (which protects the buyer) and split escrow fees. These are relatively standard and scale with the sale price.
4. Prorated Property Taxes
Varies by timing
You'll owe property taxes through the date of closing. If you close mid-year, you may owe a prorated share depending on when taxes were last paid. Kitsap County property tax rates vary by location — waterfront properties and certain districts carry higher rates.
5. HOA Payoffs and Transfer Fees
$0 – $1,000+ if applicable
If your home is in an HOA (common in communities like McCormick Woods in Port Orchard or newer developments in Silverdale), expect transfer fees and potential assessment payoffs. Get your HOA statement early in the process to avoid surprises.
Preparation Costs
These aren't mandatory, but they directly affect how much your home sells for:
Pre-listing inspection
$400 – $600
Finding issues before the buyer does puts you in control. You can fix problems on your terms, price accordingly, or disclose upfront. Especially important for VA buyers in Silverdale — VA appraisals have strict condition requirements.
Repairs and updates
$0 – $10,000+ depending on condition
Not every home needs work before listing. But strategic updates — fresh paint, carpet cleaning, fixing obvious issues — can return 3–5x their cost in sale price. The key word is strategic: not every improvement pays for itself.
Staging
$500 – $3,000
Professional staging helps buyers see themselves in the space. It's most impactful for vacant homes and higher-price-point properties. On Bainbridge Island, staging is practically expected. In other markets, a professional staging consultation (often included with your agent) may be sufficient.
Landscaping and curb appeal
$200 – $2,000
First impressions start at the curb. In the Pacific Northwest, that means managing moss, refreshing bark, trimming overgrowth, and making the entrance inviting. Kitsap's lush greenery is beautiful — but untamed greenery signals deferred maintenance to buyers.
The Complete Cost Picture
Here's what a typical Kitsap County home sale looks like in total costs:
Example: $500,000 home sale
- Real estate commissions (5.5%): $27,500
- Washington excise tax (1.1%): $5,500
- Title and escrow: $3,000
- Prorated taxes: $1,500
- Pre-listing prep: $2,000
- Total estimated costs: ~$39,500 (7.9% of sale price)
Example: $800,000 Bainbridge Island home
- Real estate commissions (5.5%): $44,000
- Washington excise tax (~1.2% blended): $9,600
- Title and escrow: $4,000
- Prorated taxes: $3,000
- Pre-listing prep and staging: $5,000
- Total estimated costs: ~$65,600 (8.2% of sale price)
How to Minimize Costs Without Cutting Corners
- Price it right from day one. Every month your home sits on the market costs you a mortgage payment, utilities, and maintenance. Strategic pricing is the single best way to reduce your total cost of selling.
- Invest in what matters. Not every repair or upgrade pays for itself. A good agent will tell you which improvements will return value and which are wasted money.
- Understand the commission structure. Ask what you're getting for the fee. Professional marketing, negotiation expertise, and transaction management should be non-negotiable.
- Plan for excise tax. It's the cost most sellers forget. Build it into your net proceeds calculation from the start.
Know Your Numbers Before You List
The best time to understand your costs is before you commit to selling. I provide every client with a detailed net proceeds estimate — what you'll actually walk away with after all costs — as part of the home valuation process.
No surprises. No hidden costs. Just clear numbers so you can make a confident decision.