What First-Time WA Sellers Don’t Realize About Closing Costs (2025 Guide)
Most first-time sellers in Washington know they’ll need to pay some fees at closing — but very few understand what those costs actually are, how they’re calculated, or how they impact their final net proceeds.
As a Washington Realtor who works with families all across Pierce County, JBLM, Thurston County, and King County, I see the same reaction over and over again:
“I didn’t know selling my home cost this much.”
This guide breaks down Washington seller closing costs in a clear, realistic way, so you know exactly what to expect long before you reach the closing table.
1. Washington Sellers Almost Always Pay the Largest Closing Cost: Agent Compensation
This is typically the biggest expense for sellers.
Compensation is agreed upon upfront during your listing agreement and is paid only at closing.
It covers:
Photography
Media and marketing
Staging consultation
Online syndication
Showings
Contract negotiations
Managing timelines
Inspection and appraisal strategy
Transaction management
Professional representation
Many first-time sellers assume the buyer pays this — but in Washington, sellers typically cover the full cost of listing compensation.
This ties directly into pricing strategy and why accurate market data matters:
Why Washington Sellers Still Think Their Home Is Worth More Than the Market Says (2025 Guide)
2. Escrow Fees Are Split — But They Still Cost More Than Most Expect
In Washington, escrow fees are usually split between buyer and seller.
However, most sellers underestimate:
Escrow service fees
Signing fees
Notary fees
Wire fees
The exact amount varies depending on your title/escrow company and your sale price.
3. Title Insurance Is Typically a Seller Expense in Washington
Most first-time sellers are shocked to learn they’re responsible for:
The owner’s title insurance policy
Title search
County recording charges
Reconveyance fees (removing your mortgage from the title)
These fees ensure the buyer receives a clean title and that your loan payoff is processed correctly.
This is one reason sellers must understand why timing matters when selling:
The Real Cost of Delaying Your Home Sale in Washington (2025 Seller Guide)
4. Washington Sellers Must Pay Excise Tax (REET)
This is one of the biggest closing costs for sellers — and one most people don’t even know exists until they go to sell.
Washington’s Real Estate Excise Tax (REET) is based on:
Your sale price
The tier your home falls into
Your county’s rate (Pierce vs. King vs. Thurston)
For many sellers, this tax is thousands of dollars on its own.
5. Repairs, Credits, and Buyer Requests Are Often Part of the Final Costs
During inspection, buyers can request:
Repairs
Credits
Price reductions
Safety fixes
Even well-maintained homes generate some level of buyer feedback.
And for first-time sellers, these costs often come as a surprise.
If you want a strong breakdown of how seller credits work in Washington, this guide walks through it clearly:
How Repair Credits Work in Washington (2025 Buyer & Seller Guide)
And if you’re wondering why buyers push back on repairs you didn’t expect, this guide explains exactly what they’re looking for:
WA Inspection Red Flags Buyers Should Never Ignore (2025 Guide)
6. Mortgage Payoff Isn’t Just the Remaining Principal
Your mortgage payoff at closing may include:
Remaining loan balance
Daily interest accrued
Additional fees depending on your lender
Many sellers are surprised when their payoff amount is higher than the number they see online.
7. Home Prep, Cleaning & Move-Out Costs Add Up
First-time sellers often forget to budget for:
Deep cleaning
Landscaping
Touch-up paint
Minor repairs
Junk removal
Carpet cleaning
Dump runs
Well-prepared homes consistently get stronger early interest.
If you want a simple, high-impact way to prep your home quickly, this guide outlines a practical plan:
WA Sellers: How to Prepare Your Home in 7 Days (2025 Guide)
8. You May Pay a Portion of the Buyer’s Costs (Depending on the Market)
In some situations, sellers agree to cover buyer expenses such as:
A portion of closing costs
Prepaid items
Interest rate buydowns
Repairs
Credits
This is more common in slower markets or with FHA/VA buyers who need flexibility.
While not required, it is part of many successful negotiations — especially when properly strategized.
9. Overpricing Leads to Even Higher Costs
Washington sellers who overprice often end up spending more, not less.
Delaying your sale often means:
More months of mortgage payments
Reduced buyer activity
Price reductions
Extra maintenance
More prep work
Potential added repair requests
These cost sellers thousands — and are one of the biggest surprises for first-time sellers.
Here’s the full breakdown of why this happens:
Why Homes Sit on the Market in Washington — Real Reasons Sellers Don’t Expect
10. Your Final Net Number Is What Truly Matters
First-time sellers often ask:
“How much will I make after everything?”
Your net sheet includes:
Sale price
Loan payoff
Closing costs
Credits
Repairs
Taxes
Escrow/title fees
Your remaining equity
Understanding this number early helps you plan your next move realistically — especially if you’re buying and selling at the same time.
This guide walks through strategies for avoiding gaps or rushed decisions during a simultaneous move:
How Not to Be Homeless: A Washington Guide to Buying & Selling at the Same Time
Final Thoughts
Closing costs aren’t meant to surprise you — but they often do when sellers aren’t prepared. When you understand what to expect, you can plan confidently, budget accurately, and move into your next chapter without stress.
If you're planning a move in Washington, I’d love to help you create a plan that actually makes sense for your timeline and budget.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence