What would I net? A seller net sheet for Washington
What would you net? This seller net sheet for Washington takes your sale price, commission rate and payoff and shows what a listing might leave you after excise tax, title, escrow, repairs and carrying costs. Add a written offer's price to see a cash sale beside it.
Your numbers
Adjust the costs
The excise tax brackets change on January 1, 2027.
What a listing might leave you
Type the price you expect if you list and the commission rate you’d agree with an agent to see the estimate.
What a cash sale might leave you
Type the price from a written offer to compare. Jason writes one only after he has walked through the house.
This is an estimate from public rates (Washington Department of Revenue excise tax rates, checked November 12, 2026) and your inputs, not an appraisal, an offer or tax advice. A real number comes only in writing, after the house has been seen; a written offer or a broker's pricing opinion replaces this estimate.
How does a seller net sheet for Washington work?
Take your sale price, then subtract the commission, the excise tax, title and escrow, repairs, the months of carrying the house and your loan payoff. What is left is your net. The calculator does that subtraction for a listing and for a written cash offer, one line at a time.
A seller's closing costs in Washington start with the real estate excise tax, which the Department of Revenue sets on a graduated scale, plus a local rate (0.5% in Seattle and Tacoma). By custom the seller also pays the buyer's owner's title policy and half of escrow. A listing adds the commission you agree, the repairs and cleaning before photos, and every month of mortgage interest, property tax, insurance and utilities until it closes. A cash sale has no listing commission and no repair bill before closing, and the written offer says which title and escrow fees you pay. The calculator fills in only the excise tax from public rates; every other line is your own number, so the result is only as good as what you type, and the fees page explains each cost.
What goes into each box?
Use your own numbers where you have them: a payoff statement from your lender, the commission rate you would agree to, a contractor's quote for the repairs and your monthly bills. An empty box counts as zero, so the net reads high until you fill it in.
- Sale price
- What you expect the house to sell for listed, and the box starts empty. For scale, Seattle's median sale price in May 2026 was $901,000 (Redfin), an example and not a price for your house.
- Commission
- The rate in your listing agreement. There is no default: commissions are negotiable and not set by law, so the listing side waits until you type one.
- Excise tax
- Filled in from the state brackets for the sale date and a 0.5% local rate. Some locations charge less; you can type your own figure instead.
- Title and escrow
- Your share, from an escrow company's estimate. On a cash sale, the split written into the offer. How a closing runs at the title company is on the how it works page.
- Repairs and carrying costs
- What you would spend before listing, and the months it might sit times what the house costs you each month. The cash side uses the same monthly cost for the days until the offer closes, so both routes carry the house on the same basis. The guide to what devalues a house most shows which repairs tend to matter.
- Price on a written offer
- Only a number someone has put in writing after seeing the house, because the calculator never guesses a cash price.
How is the excise tax calculated?
Each state rate applies only to the part of the price inside its bracket, and the local rate applies to the whole price. On Seattle's median of $901,000, at the 2023-2026 brackets, the state part comes to $10,588 and the local part to $4,505, both paid at closing.
The brackets for sales through 2026 start at 1.1% up to $525,000, and a sale that closes from January 1, 2027 uses the new brackets, which start at 1.1% up to $551,000. The sale date box picks the right set.
What's not in this estimate?
Prorated property tax and dues, any repair credit a buyer asks for after an inspection, capital gains tax, moving costs and the value of your time. A price drop while the house sits is not in it either. Add what you can in the other costs box, and treat the result as a rough guide.
A house sold as it stands skips the repair line; the as-is guide covers what that means for the price. Washington's capital gains tax exempts real estate, and if you owned and lived in the house two of the last five years, federal tax usually spares much or all of the gain, but your own tax picture is a question for a CPA.
How does a cash offer compare?
Type the price from a written offer and the calculator puts its net beside the listing net. Jason writes an offer only after walking through the house, and the offer lists every cost. A listing usually brings a higher price, so compare what each route leaves you after its costs, and how long each one takes.
How the cash price is built, from the finished value, the repairs and the costs of a second sale, is on the page about how we make an offer, and the cash sale or listing page sets the two routes side by side. Before you sign with anyone, run the checks on who you're dealing with.
Questions sellers ask
Is this an offer?
No. It is arithmetic on your own numbers and public tax rates. Jason gives a written number only after he has seen the house.
Do you see what I type?
No. The calculator runs in your browser and nothing you type is sent anywhere. Only the address box sends anything, and only when you press it.
Why doesn't it show a cash price for my house?
Because a fair cash price depends on the repairs and the house itself, and a number given before anyone has walked through it would be a guess. Type the price from a written offer and the calculator compares it.
What commission should I enter?
The rate you would agree in a listing agreement. There is no standard rate; commissions are negotiable and not set by law.
Why is my local excise tax different?
The calculator uses 0.5%, the rate in Seattle and Tacoma. The Department of Revenue publishes the local rate for every location code, and you can type yours instead.
How accurate is the estimate?
The excise tax follows the published brackets. Every other line is only as good as the number you type, and costs like a buyer's repair credit or a price drop are not in it. Your escrow company gives the final figures.
Put a written offer in the cash box
Send the address and Jason walks through the house, then gives you a written offer with each cost on its own line, and says plainly when a listing would leave you more.
It takes about a minute, there's no obligation, and your details are never sold.
or call Jason (425) 650-0935