Bellevue Seller Net Sheet on a $1.6 Million Sale, Line by Line (2026)

A seller net sheet is a worksheet that estimates your proceeds after every cost tied to the sale: commission, Washington's excise tax, title and escrow fees, prorated taxes, and your existing loan payoff.

In my closings across Bellevue this year, the sellers who ask for a net sheet before listing are the ones who negotiate with confidence instead of surprise at closing.

A Bellevue seller net sheet on a $1.6 million sale starts with the gross price, then subtracts commission, state and local excise tax, title and escrow charges, recording fees, your mortgage payoff, and prorated property taxes or HOA dues. What's left is your estimated net proceeds. The exact dollar amounts depend on your loan balance, your commission agreement, and your closing date.

Here is an illustrative example. Treat it as a template, not your final numbers. Your escrow officer will calculate the exact figures for your transaction.

Sale Price: $1,600,000.

Total Commission (example at 5%, confirm your actual rate in your listing agreement): -$80,000.

Washington Real Estate Excise Tax (graduated state rate plus a local portion; get the exact amount from escrow): calculated by escrow.

Title Insurance & Escrow Fees: quoted by your title and escrow company.

Recording & Miscellaneous Fees: quoted by your title and escrow company.

Outstanding Loan Payoff: your current balance (get a payoff statement from your lender).

Prorated Property Taxes (credit or debit based on closing date): varies.

Estimated Net Proceeds: sale price, less every line above.

Commission on a Bellevue sale is negotiated directly between you and your listing brokerage, and since the 2024 nationwide settlement changed how buyer-agent compensation is offered, it's no longer assumed to be a fixed split.

In my experience listing homes across Bellevue this year, total commission varies by scope of service and marketing plan. Get the exact percentage in writing before you sign.

Washington charges a state excise tax on real estate sales, and the rate is graduated based on the sale price tier, with some counties and cities adding a local portion. On a $1.6 million Bellevue sale, this tax is one of the largest line items after commission.

Because the exact tier cutoffs and combined rate can shift, confirm the precise calculation with your escrow or title company before closing.

Beyond commission and excise tax, sellers typically pay for title insurance, an escrow fee, and recording charges.

What I see most often in Bellevue closings is these combined costs landing in a modest range relative to the sale price, but your title company will quote an exact figure once you're under contract. Ask for a preliminary estimate as soon as you pick a closing date.

Your final net proceeds also depend on two numbers unique to you: your mortgage payoff balance and the prorated share of property taxes or HOA dues for the days you owned the home this year.

Request a payoff statement from your lender early. In my closings, sellers who wait until the week of closing are sometimes surprised by accrued interest or a prepayment detail they hadn't budgeted for.

Deciding whether to list a $1.6 million Bellevue home now or wait depends on your loan rate, your next move, and how listings are trending in your specific neighborhood this fall.

What I tell sellers across the Eastside is simple: run your net sheet first, then decide. The numbers usually make the timing decision clearer than guessing at the market.