Most sellers focus on one number: the sale price. But the number that actually matters is what's left after closing — your net proceeds. Between the sale price and that final figure sits a stack of costs, and in Washington one of them surprises out-of-state and first-time sellers in particular: the Real Estate Excise Tax. Here's a complete, honest breakdown of what it costs to sell a home in Washington, with a worked example for a typical Vancouver WA sale so you know your number before you list.
The Short Answer
For most Washington home sales, core selling costs land in the range of 7% to 8% of the sale price. On a $550,000 home, right around the Clark County norm, that's roughly $38,000 to $45,000 before paying off your remaining mortgage. Add repair credits, staging, and buyer concessions and plenty of sellers end up in the 8% to 10% range. The exact figure depends mostly on your commission structure, your sale price (which sets the excise tax), and any credits you negotiate. Let's break down each piece.
1. Real Estate Commission
Commission is almost always the largest selling cost. It has traditionally run about 5% to 6% of the sale price, though it's fully negotiable and the buyer-agent portion is now a separate decision following the 2024 industry changes. We cover this in depth in our guide to realtor commissions in Washington, but for budgeting, plan on commission being your biggest line item — and remember that the right broker earns it back through a higher sale price and tighter negotiation.
2. Washington Real Estate Excise Tax (REET)
This is the cost unique to Washington that catches people off guard. The state levies a Real Estate Excise Tax on the sale of real property, and by long-standing custom the seller pays it. Since 2020, Washington's state REET is graduated — the rate steps up with the sale price:
- Portion up to ~$525,000: 1.10%
- Portion from ~$525,000 to ~$1,525,000: 1.28%
- Portion from ~$1,525,000 to ~$3,025,000: 2.75%
- Portion above ~$3,025,000: 3.00%
On top of the state rate, cities and counties add a local REET. Across Clark County that rate is 0.50% nearly everywhere, including Vancouver, unincorporated Clark County, Battle Ground, Camas, La Center, Ridgefield, and Washougal. Yacolt is the lone exception at 0.25%. So for a typical Vancouver-area home the combined excise tax starts at 1.60% of the sale price (1.10% state plus 0.50% local) and rises above that as the portion over $525,000 picks up the higher 1.28% state bracket.
Excise Tax Adds Up Fast
On a $550,000 sale, the combined state and local REET in the Vancouver area comes to $8,845: $6,095 in state excise tax (1.10% on the first $525,000, then 1.28% on the remaining $25,000) plus $2,750 in Clark County local REET at 0.50%. The seller pays it at closing. The state thresholds are re-indexed for inflation every four years, with the current set running through the end of 2026, so confirm the rate with your escrow officer for your exact sale price and location.
3. Title Insurance
In Washington, the seller customarily pays for the owner's title insurance policy, which guarantees the buyer receives clear title to the property. The cost scales with the sale price and typically falls in the range of a few hundred to a couple thousand dollars for most residential sales. (The buyer separately pays for the lender's title policy tied to their loan.)
4. Escrow / Closing Fees
A neutral escrow or title company handles the closing — holding funds, recording documents, and disbursing proceeds. Escrow fees are commonly split between buyer and seller, with each side's share usually running several hundred dollars depending on the company and sale price.
5. Prorated Property Taxes
Washington property taxes are paid in arrears and prorated at closing. You're responsible for the taxes covering the portion of the year you owned the home, up to the closing date. Depending on the time of year and when your taxes were last paid, this can be a credit or a charge — your escrow officer calculates the exact proration.
6. Costs That Vary by Situation
Beyond the standard line items, several costs depend on your specific sale:
- Repair credits or concessions negotiated after the buyer's inspection
- Seller-paid closing-cost contributions offered to attract or keep a buyer
- Pre-listing preparation — paint, cleaning, staging, landscaping, or a pre-inspection
- HOA transfer or document fees, if your property is in an association
- Mortgage payoff — not a "cost" exactly, but it comes out of your proceeds and includes any prorated interest
A Worked Example: $550,000 Vancouver WA Home
Here's how the numbers typically come together on a mid-market Clark County sale (your actual figures will vary):
- Sale price: $550,000
- Commission (est. 5%): ≈ $27,500
- Combined REET excise tax (≈1.6%): ≈ $8,800
- Owner's title insurance: ≈ $1,500
- Seller's share of escrow: ≈ $700
- Prorated taxes / misc.: varies
Estimated total selling costs: roughly $38,000–$45,000, or about 7%–8% before any negotiated credits or prep work. Add repair credits, staging, and concessions and many sellers land in the 8%–10% range. Whatever remains after subtracting your mortgage payoff is your net proceeds.
Net Proceeds Is the Real Number
A $550,000 sale does not put $550,000 in your pocket. After costs and your remaining loan balance, your net might be $480,000–$500,000 (with no mortgage) or far less with one. Getting a broker-prepared net sheet before you list means no surprises at the closing table.
How to Keep More of Your Proceeds
You can't avoid excise tax, but you can protect your bottom line in the ways that matter most: pricing accurately so you sell quickly and avoid carrying costs, preparing the home so it attracts competitive offers, and negotiating credits and terms with discipline. Counterintuitively, trying to save by cutting marketing or underpricing usually costs more than it saves — the gains from a strong sale dwarf the line items. Our guide to selling for top dollar walks through exactly how that works.
Want to know your real net for your specific home? Request a free broker estimate and we'll prepare an itemized net sheet — commission, excise tax, title, escrow, and prorations — so you can plan with confidence.
Frequently Asked Questions
What does it cost to sell a house in Washington?
Core seller costs usually run about 7% to 8% of the sale price once you add commission, the state and local REET excise tax, title and escrow fees, and prorated property taxes. On a $550,000 Vancouver WA home that's roughly $38,000 to $45,000 before your mortgage payoff. Add repair credits, staging, and concessions and many sellers land in the 8% to 10% range.
Who pays the excise tax when selling a home in Washington?
The seller pays the Real Estate Excise Tax (REET), and in Washington that is set by statute (RCW 82.45.080), not by local custom. Unpaid REET becomes a lien on the property. The state portion is graduated, starting at 1.10% on the portion of the price up to $525,000 and rising on higher-value homes, plus a local REET that is 0.50% throughout Clark County except Yacolt at 0.25%.
Does the seller pay closing costs in Washington?
Yes — sellers typically pay commission, REET, the owner's title policy, their share of escrow, prorated taxes, and any negotiated credits. Buyers pay their own loan and lender-related costs.
How do I estimate my net proceeds?
Net proceeds equal sale price minus all selling costs and your remaining mortgage balance. The most accurate way is a broker-prepared net sheet at a realistic sale price for your specific property.
Avenir Gedarevich
Avenir is the Designated Broker of Vancouver Property Group, serving home sellers across Southwest Washington and Clark County. Managing Broker License #24033559, Vancouver Property Group LLC, WA Real Estate Firm License #25011405.