How do you read a seller net proceeds estimate in Washington?
A seller net proceeds estimate starts with your expected sale price, subtracts your mortgage payoff, then subtracts selling costs — brokerage compensation, Washington real estate excise tax (REET), title insurance, escrow fees, and any credits to the buyer. What’s left is the cash escrow wires to you at closing. On a $750,000 Pierce County home, selling costs commonly run about 6–8% of the price, depending mostly on commission terms and concessions.
Your home’s value isn’t your check at closing. The number that actually decides your next move is your net proceeds — and most sellers have never seen one broken down line by line.
When I prepare a net sheet for a client, we go through it together, because every line is either a fixed cost, a negotiable cost, or an estimate that will change. Knowing which is which is how you avoid surprises at the escrow table.
A line-by-line example: $750,000 in Puyallup
Here’s an illustrative estimate for a home inside Puyallup city limits, closing in late 2026. Your numbers will differ — this shows you how to read one.
| Line item | Amount | Type |
|---|---|---|
| Sale price | $750,000 | Estimate |
| Mortgage payoff | –$380,000 | Estimate until payoff statement |
| Listing brokerage compensation (assumed 2.5%) | –$18,750 | Negotiable |
| Buyer-brokerage compensation, if you agree to offer it (assumed 2.5%) | –$18,750 | Negotiable / optional |
| REET — state ($8,655) + local 0.5% ($3,750) | –$12,405 | Set by law |
| Owner’s title insurance policy | –$2,200 | Rate-based estimate |
| Seller’s share of escrow fee | –$1,500 | Estimate |
| Recording, reconveyance, and misc. fees | –$500 | Estimate |
| Estimated net proceeds | $315,895 |
In this example, total selling costs are about $54,100, or roughly 7.2% of the sale price. The commission assumptions are illustrative only — brokerage compensation is negotiable and not set by law.
Reading each line
Sale price. This comes from your CMA, not an online estimate. If you’re unsure where it came from, start with what your home is really worth.
Mortgage payoff. Your statement balance is not your payoff. Escrow orders a payoff statement that includes interest through the closing date and any fees. Add any HELOC or second mortgage here too.
Brokerage compensation. Since 2024, how buyer-agent compensation is handled is negotiated more explicitly than it used to be. You decide with your listing agent whether to offer compensation to a buyer’s broker, and buyers can ask for it in their offer. Your net sheet should show this line clearly, not bury it.
REET. Washington’s real estate excise tax is usually paid by the seller. The state portion is graduated — for sales in 2023–2026, it’s 1.1% up to $525,000 and 1.28% from $525,001 to $1,525,000 — and most Pierce County cities, including Puyallup, Tacoma, Bonney Lake, Orting, and Gig Harbor, plus unincorporated Pierce County, add a 0.5% local rate. Here’s our full REET explainer.
One timing note: Washington’s REET thresholds adjust on January 1, 2027, to $551,000 and $1,551,000. On this $750,000 sale, that lowers the tax by only about $47 — not a reason to change your timing, but worth knowing if you see two different numbers.
Title insurance. In most Pierce County transactions, the seller pays for the buyer’s owner’s policy. The premium is rate-based on price, so ask your escrow or title company for a quote.
Escrow. In Washington, closings run through escrow, and the fee is usually split between buyer and seller. Some loan types, like VA, can shift costs to the seller. See how title and escrow work.
The lines that aren’t on the first draft
A first net sheet is built before you have an offer. These items often show up later — and they’re where most “surprises” come from:
- Seller concessions. A $10,000 credit toward the buyer’s closing costs or a rate buydown comes directly off your net. With 30-year rates above 7% in late September 2026 (Freddie Mac), buyers are asking for these more often.
- Inspection credits or repairs. Negotiated after the buyer’s inspection.
- Property tax proration. Pierce County property taxes are paid in two halves, due April 30 and October 31. Depending on your closing date, this can be a charge or a credit to you.
- HOA fees and resale certificate costs, if you’re in a planned community.
- Utility final bills, including sewer and water, which some jurisdictions collect through escrow.
- Prep costs you pay before listing — paint, repairs, cleaning, storage.
Here’s how concessions change the example above:
| Scenario | Estimated net |
|---|---|
| No concessions | $315,895 |
| $7,500 closing-cost credit | $308,395 |
| $7,500 credit + $5,000 inspection credit | $303,395 |
How to use your net sheet
A net proceeds estimate isn’t paperwork — it’s the foundation of your move.
- Decide your floor. Know the lowest net you’d accept before an offer comes in.
- Compare offers by net, not price. A $760,000 offer asking for $15,000 in credits nets less than a clean $750,000 offer. Here’s how sellers compare multiple offers.
- Plan your next purchase. Your net — not your equity — is your down payment. If you’re moving up, see using home equity to buy your next home.
- Update it. Ask for a revised net sheet at each stage: pricing, each offer, after inspection, and before closing.
Every seller’s net sheet is different — your payoff, your jurisdiction, your commission terms, and your buyer’s requests all move the bottom line. That’s why I build one with you before we list, not after.
Frequently Asked Questions
How much does it cost to sell a house in Pierce County?
Total selling costs commonly land around 6–8% of the sale price, before any buyer concessions. The biggest variables are brokerage compensation and credits to the buyer; REET is set by law and usually runs about 1.6–1.8% combined in most Pierce County cities for homes in the $500,000–$1.5 million range.
Who pays the excise tax when selling a home in Washington?
The seller usually pays Washington’s real estate excise tax. If the seller doesn’t pay it, the buyer becomes responsible. It’s collected through escrow at closing.
Is my equity the same as my net proceeds?
No. Equity is your home’s value minus what you owe. Net proceeds is equity minus the costs to sell, so it’s always lower.
When will I receive my money after closing?
Escrow typically disburses seller proceeds once the deed records, often on the day of closing or the next business day. Confirm the timing and wire instructions directly with your escrow officer by phone.
Should I trust an online net proceeds calculator?
It can give you a rough idea, but most use national averages and miss Washington’s graduated REET, local rates, and your actual payoff. A local net sheet is far more reliable.
What to do next
The number that matters isn’t your home’s value — it’s what you walk away with. A clear net sheet lets you price with confidence, compare offers correctly, and plan your next home.
If you’re weighing a move, The Barnard Group’s complimentary Home Selling Strategy Session walks you through your home’s current value, your options, and a plan built around your timeline. You can book yours at barnardgroupre.com/sellit.
Sources and research date (September 30, 2026): Washington Department of Revenue REET rates (2023–2026 and 2027 thresholds); Pierce County local excise tax rate schedule; Freddie Mac Primary Mortgage Market Survey, September 24, 2026. The example is illustrative; commission figures are assumptions, and actual costs depend on your transaction. Confirm figures with your escrow officer, lender, and tax adviser.
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.
