Seller net proceeds calculator

What will you actually walk away with? This accounts for Washington's graduated real estate excise tax (REET) — the piece most national calculators miss entirely.

Your sale

Expected sale price

Remaining mortgage payoff

Costs of sale

Total commission %

Title & escrow $

Prep, staging & repairs $

Other costs $

Washington excise tax (REET)

Local REET rate % — varies by city/county

Bracket 1 up to $

Rate 1 %

Bracket 2 up to $

Rate 2 %

Bracket 3 up to $

Rate 3 %

Rate above bracket 3 %

REET brackets and rates are pre-filled with commonly used Washington figures and are editable — thresholds are periodically adjusted and local rates vary by city. Confirm current rates with the WA Department of Revenue or your escrow officer.

Result—

Estimates only — not a formal net sheet, loan estimate, or tax advice.

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How it works

Washington taxes the sale in tiers, not all at once.

Washington's real estate excise tax is graduated: each slice of your sale price is taxed at its own rate, rather than the whole price at one flat rate. A higher sale price doesn't retroactively raise the tax on the lower portion.

On top of the state portion, cities and counties add a local REET — commonly around 0.50% across Snohomish and King County, though it varies. Both are editable above so you can match your exact jurisdiction.

For estates, the picture also involves the stepped-up basis at date of death, which can dramatically change your capital-gains exposure. That's a conversation for your tax professional — and one I'm glad to help coordinate.

From estimate to net sheet

Want the real number for your home?

I'll prepare a proper seller net sheet with current local rates, a realistic price range for your street, and an as-is vs. improve comparison.

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