The Real Cost of Selling a House in Washington: Excise Tax, Disclosures & Closing

Selling a house in Washington comes with a few costs and requirements that surprise first-time sellers — most notably the state's real estate excise tax, which is often a seller's single largest closing cost. Whether you're in Ellensburg, Yakima, Wenatchee, or anywhere else in the state, here's a clear breakdown of what selling actually costs and what's required.

Washington's real estate excise tax (REET)

This is the one that catches people off guard. Washington charges a real estate excise tax on most property sales, and by law and custom the seller pays it. Since 2020 it's been a graduated tax — meaning, like federal income tax brackets, different portions of your sale price are taxed at different rates.

The 2026 state REET brackets

The current graduated state rates (in effect through the end of 2026) apply to portions of the selling price:

• 1.10% on the portion up to $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 the portion above $3,025,000

On top of the state rate, most cities and counties add a local REET of roughly 0.25% to 0.50% applied to the full sale price. King County cities collect 0.50%; many other counties collect 0.25%.

A real example

Say you sell a home for $600,000. The state REET is calculated in pieces: 1.1% on the first $525,000 ($5,775), plus 1.28% on the remaining $75,000 ($960) — about $6,735 in state excise tax. Add a local rate of 0.25-0.50% on the full $600,000 (another $1,500-$3,000), and your total excise tax lands somewhere around $8,000-$9,700. That's before any commission.

The Form 17 disclosure requirement

Washington law requires most residential sellers to complete a Form 17 — the Seller Disclosure Statement. It's a detailed questionnaire about the property's condition: the roof, systems, water, sewer/septic, known defects, and more. You generally must provide it to the buyer within a few days of mutual acceptance, and the buyer has a window to review it and potentially rescind.

Form 17 asks what you actually know — you're not required to investigate or fix anything, just to disclose honestly. Investor-buyers who purchase as-is are familiar with Form 17 and factor known conditions into their offer, so disclosed issues rarely derail a cash sale the way they can spook a retail buyer.

Commission and closing costs

Agent commission (only if you list)

If you sell through a real estate agent, commission typically runs 5-6% of the sale price, split between the listing and buyer's agents. On a $500,000 home, that's $25,000-$30,000. This is avoidable — it only applies if you list with an agent. A direct cash sale has no commission.

Standard closing costs

Beyond REET and commission, sellers usually see title insurance, escrow fees, and recording fees. In a cash sale through Bisonkey, the investor-buyer typically covers these standard closing costs, so your main unavoidable cost is the excise tax.

Putting it together: list vs. cash sale

Imagine a $500,000 home in central Washington. Selling traditionally, you might pay roughly $25,000-$30,000 in commission, several thousand in prep and repairs, around $5,500+ in state excise tax plus local, plus weeks or months of carrying costs while it sits on the market.

Selling as-is for cash, you'd still owe the excise tax, but you'd pay no commission, no prep costs, and the buyer typically covers other closing costs — and you close in days or weeks, not months. The cash offer itself is lower than full retail, but once you net out all the costs and time of a traditional sale, the real gap is smaller than the sticker prices suggest. The right choice depends on your home's condition and how much speed and certainty are worth to you.

How Bisonkey helps Washington sellers

Bisonkey connects you with one vetted local investor-buyer in your Washington market — currently across the Ellensburg area, including Cle Elum, Yakima, Wenatchee, and Moses Lake. They buy as-is, charge no commission, are familiar with Form 17, and coordinate the excise tax and closing through a local title company. You can request a no-obligation offer and see your real net, with all costs laid out.

Bottom line

Selling in Washington means budgeting for the excise tax (often your biggest closing cost), completing a Form 17 disclosure, and — if you list — paying commission. A cash, as-is sale eliminates the commission and prep, leaving excise tax as your main cost while delivering speed and certainty. Know your full net both ways before you decide.