Closing Costs Explained: What Eastside Sellers Actually Pay

One of the most common moments of surprise I see at the closing table has nothing to do with the price of the home. It is the closing cost statement. Sellers see the number — sometimes $50,000, sometimes $80,000 or more — and the look on their face says: I did not know it was going to be this much.

I want to make sure that never happens to you. Here is a complete breakdown of what Eastside sellers actually pay at closing, in plain language.

Real Estate Agent Commissions

This is typically the largest line item. The total commission on the sale is negotiated between you and your listing agent at the time of listing. The commission covers both the listing agent's fee and, in transactions where the buyer is represented, may include a buyer's agent compensation — though the structure of how that is handled has evolved since the 2024 NAR settlement.

The most important thing to understand: commissions are negotiable, and the range on the Eastside varies. Work with an agent who is transparent about their structure and can explain exactly what you are getting for the fee.

Washington State Excise Tax (REET)

Washington state charges a Real Estate Excise Tax on every home sale. As of 2026, the rate is graduated and depends on the sale price. For homes in the $1 to $1.5 million range that are common in Sammamish, you are typically looking at a blended rate of around 1.28 to 1.5 percent of the sale price. On a $1.5 million home, that is approximately $19,200 to $22,500.

This is a state tax, not an agent fee. It is unavoidable, and it is worth accounting for accurately in your net proceeds estimate.

Title and Escrow Fees

In Washington state, sellers typically pay for the owner's title insurance policy, which protects the buyer against any future title claims. Title insurance on an Eastside home in the $1.5 million range costs roughly $2,500 to $3,500.

Escrow fees are split between buyer and seller in most Washington transactions, with the seller's share typically running $800 to $1,200 for a residential sale.

Property Taxes — Prorated

You will pay property taxes through the closing date, prorated from the last tax payment. Depending on when you close during the tax year, this can be a meaningful number. In Sammamish, annual property taxes on a $1.5 million home typically run $12,000 to $16,000, so a mid-year proration could add $6,000 to $8,000 to your closing costs.

Home Warranty

Some sellers offer a one-year home warranty as part of the sale to provide buyers peace of mind on major systems and appliances. This typically costs $500 to $700 and can be a useful tool in negotiations, particularly for older homes.

Credits and Concessions

If the inspection, appraisal, or negotiation process results in a buyer credit, that amount comes off your proceeds at closing. This is not technically a closing cost, but it is money that leaves your column. Budget for it if your home has deferred maintenance or is in a category where buyers regularly ask for credits.

How to Calculate Your Net Proceeds

The formula is straightforward: start with the sale price, subtract your remaining mortgage balance, subtract all closing costs, and what remains is your net proceeds. Your agent should provide you with a detailed seller's net sheet before you accept any offer. Do not sign a listing agreement with an agent who cannot or will not produce this for you.

On a well-priced $1.6 million Sammamish home with a remaining mortgage of $600,000, a seller might net $850,000 to $900,000 after all costs — a number worth knowing before you make your next move.

Want a personalized net proceeds estimate for your home? I can walk through every line item with you so there are zero surprises at closing.

simmi@simmirealestate.com  |  425-324-6466

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