What hidden costs surprise Pierce County home sellers?
The biggest surprise is usually Washington’s real estate excise tax (REET). In 2026, the state charges 1.10% on the first $525,000 of the sale price and 1.28% on the portion from $525,000 to $1,525,000, and Pierce County cities add a 0.50% local REET — about $10,600 total on a $650,000 sale. Other costs sellers miss include moving and storage, a second loan or lien they forgot about, items that were supposed to stay with the house, money spent on the wrong pre-listing projects, and the price of overpricing.
Most sellers know about commission, title, and escrow. Those show up on every net sheet. The costs that hurt are the ones nobody mentioned until a few days before closing.
After more than 20 years of selling homes in Pierce County, I want my clients to understand the whole financial picture before they list — not just the number on the closing statement. Here are the costs I see catch people off guard, including two I learned about the hard way. For the full selling process, our Pierce County home selling guide puts everything in one place.
1. Real estate excise tax (REET)
REET surprises more sellers than anything else. I explain it as something like a tax on the sale of your property. In Washington, it’s generally the seller’s obligation, and it’s collected at closing through escrow.
For 2026, the state uses graduated rates:
- 1.10% on the portion of the price up to $525,000
- 1.28% from $525,000.01 to $1,525,000
- 2.75% from $1,525,000.01 to $3,025,000
- 3.00% above $3,025,000
On top of that, Bonney Lake, Gig Harbor, Orting, Puyallup, Sumner, Tacoma, and unincorporated Pierce County each add a 0.50% local REET. Here’s what that looks like:
- $575,000 sale: about $6,415 state + $2,875 local = about $9,290
- $650,000 sale: about $7,375 state + $3,250 local = about $10,625
- $900,000 sale: about $10,575 state + $4,500 local = about $15,075
- $1,200,000 sale: about $14,415 state + $6,000 local = about $20,415
One timing note: the state thresholds move up on January 1, 2027 (the first tier will cover the first $551,000). If you’re planning a sale around the new year, we’ll calculate it under the right schedule. Exemptions exist for certain transfers, so we always confirm the exact figure with escrow. Here’s more on how REET works in Washington.
2. The move itself
We can estimate commission, title, escrow, document preparation, and other closing costs with good accuracy. What sellers forget is the move: movers, boxes, packing, storage, and distance. Those costs creep up, and none of them appear on your closing statement.
If you’re buying and selling at the same time, add the possibility of two moves and a stretch of storage or temporary housing. Get moving quotes early and build them into your plan.
3. Payoffs and promises: two lessons I learned the hard way
Verify every loan payoff
I once relied on a seller’s memory of what they owed. They had forgotten about a second loan. Because I hadn’t arranged for escrow to obtain the payoff information early enough, the seller found out near closing that they’d have to bring money to the table. I took responsibility and personally covered a little over $8,000. That client went on to buy and sell several more homes with me — but I changed my process for good.
Today, I want escrow to verify every loan and payoff early instead of relying on anyone’s recollection. That includes second mortgages, HELOCs, and any liens. If there’s a surprise, you want to find it in week one, not the day before signing.
Check what stays with the house
In another sale, a seller removed a refrigerator that the contract said was included. I ended up paying to replace it for the buyer. Now I review inclusions with everyone up front and check again before closing. If an appliance, fixture, or shed matters to you, say so before we list — not after Mutual Acceptance.
The lesson from both: don’t assume — verify. And if a mistake happens, own it and make it right.
4. Money spent before you ever list
One of the biggest mistakes I see is spending money on improvements before an experienced agent walks through the home. Sellers invest in projects that don’t return much, while missing repairs or conditions that buyers and inspectors will care about.
Have the walkthrough first. Then decide what’s worth doing. Our guide to improvements worth making before you sell walks through the tradeoffs.
While you’re preparing, complete your Form 17 seller disclosure carefully. It isn’t a fee, but an inaccurate or incomplete disclosure can cost you far more later.
5. The cost of overpricing
This one never shows up as a line item, but it can be the most expensive of all. If the market tells us a home is priced too high and we ignore it, we end up chasing the market through multiple reductions. Days on market grow, buyers start wondering what’s wrong, and offers can get weaker.
Online estimates make this worse. Zillow, Redfin, Realtor.com, and even the estimate on my own website all use algorithms. They can’t see your transformed kitchen or the trees you removed to open a mountain view — and they can miss conditions that reduce value, too. I’d rather have an honest pricing conversation up front, based on recent sales, active and pending listings, and where the market is heading. Here’s what to check before you cut the price if you’re already listed.
Other costs to plan for
- Prorated property taxes and HOA dues settled at closing
- Interest on your loan through the payoff date
- HOA resale certificate or transfer fees in planned communities and condos
- Final utility bills, including septic pumping or inspection if your property is on septic
- Seller concessions negotiated after inspection
- Capital gains tax, if your gain exceeds the federal exclusion — talk with your tax adviser
For the standard costs, see how much it costs to sell a house in Pierce County and how to read a seller net proceeds estimate.
Frequently Asked Questions
How much is the excise tax when selling a house in Pierce County?
In 2026, Washington charges 1.10% on the first $525,000 and 1.28% on the portion up to $1,525,000, plus a 0.50% local REET in Pierce County cities and unincorporated areas. On a $650,000 sale, that’s about $10,625 total. Escrow confirms the exact amount.
Who pays REET in Washington, the buyer or the seller?
REET is generally the seller’s obligation in Washington and is collected through escrow at closing. Certain transfers qualify for exemptions, so confirm your situation with escrow and your tax adviser.
Are REET rates changing in 2027?
The rates stay the same, but the state thresholds rise on January 1, 2027. The 1.10% tier will apply to the first $551,000 instead of $525,000. If you’re selling near the new year, confirm which schedule applies to your closing date.
What closing costs do sellers forget about?
The most common are moving and storage, a forgotten second loan or lien, prorated taxes and HOA dues, HOA transfer fees, and concessions after inspection. Ask escrow to verify every payoff early so there are no surprises near closing.
Should I make repairs before listing my Pierce County home?
Have an experienced agent walk through the home first. Some projects don’t return what they cost, while some smaller repairs matter a lot to buyers and inspectors. Decide after the walkthrough, not before.
Know your real number before you list
The surprises in a home sale are almost always avoidable. Verify payoffs early, confirm what stays with the house, budget for the move, and price the home for the market you’re actually in.
If you’re weighing a move, The Barnard Group’s complimentary Home Selling Strategy Session walks you through your home’s current value, your estimated net proceeds — REET included — and a plan built around your timeline. You can book yours at barnardgroupre.com/sellit.
About Josh Barnard
Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
REET rates from Washington Department of Revenue and Pierce County schedules effective through December 31, 2026; local rates effective May 1, 2026. Examples are estimates, not tax advice. Researched October 2026.
