Clyde Hill Real Estate Commission Rates, Explained
Page author
Adriano Tori
Designated Broker, Founder & CEO — RexMont Real Estate · WA Lic. #27660
Adriano leads RexMont Real Estate — the most-reviewed real estate brokerage in Seattle and the Eastside. 1,200+ closed transactions, $1B+ in production, and 1,243 five-star Google reviews.
Selling in Clyde Hill — the numbers
Updated
What a Clyde Hill sale costs in Washington
The median asking price in Clyde Hill (Bellevue-area figures (98004)) is $1.95M (Stats updated October 2026) and Washington excise tax on a sale at that price is $40,013. Asking prices of homes currently listed, not closed sales.
Washington REET tiers for a Clyde Hill sale
| Portion of sale price | State REET |
|---|---|
| Up to $525,000 | 1.10% |
| $525,001 to $1,525,000 | 1.28% |
| $1,525,001 to $3,025,000 | 2.75% |
| Above $3,025,000 | 3.00% |
| King County local REET — on the full price | 0.50% |
Each rate applies only to the slice of the price inside its tier; the seller pays at closing. Breakpoints move to $551,000, $1,551,000 and $3,051,000 for closings on or after January 1, 2027; rates unchanged.
State schedule (2023–2026 schedule) per the Washington Department of Revenue, verified October 2026. Local rate per DOR’s local REET rate table, rates effective May 2026.
Worked example at the Clyde Hill median
- Sale price (city median, rounded)
- $1,950,000
- Commission (5% total)
- −$97,500
- Washington REET (state + local)$30,263 state (2023–2026 schedule) + $9,750 local
- −$40,013
- Title and escrow
- −$2,400
- Pre-listing prep
- −$15,000
- Mortgage payoff (example: 35% of price)
- −$685,000
- Estimated net proceeds
- $1,110,088
Selling costs of $154,913 (7.9% of price), computed with the same function as the calculator below, on the 2023–2026 schedule. Bellevue-area figures (98004). An estimate for planning, not a quote; your payoff, prep and title fees replace the example values.
Open the Clyde Hill net-proceeds calculatorFigures reviewed by Adriano Tori, Designated Broker and Owner, RexMont Real Estate · WA Lic. #27660 · market figures updated , REET schedule per the Washington Department of Revenue.
Commission on a Clyde Hill sale is a six-figure conversation, which makes it worth having precisely. Washington sets no standard rate, percentages compress at the top of the market, and since the August 2024 NAR settlement, the buyer-side concession is a separate decision the seller controls. At Clyde Hill values, informed sellers hold leverage on both halves of that structure — and uninformed ones leave real money in default arrangements.
I am Adriano Tori, Founder & Designated Broker of RexMont Real Estate, WA Lic. #27660. RexMont has 1,243 5-star reviews and $1B+ closed across 1,200+ transactions across Clyde Hill, Bellevue, and the Points communities. I would rather show you exactly what each point of commission buys at this tier — and where it does not pay for itself — than defend a number.
The frame that keeps the negotiation honest: on a $4M sale, one point of commission is $40,000 — and one pricing error is far larger. A launch mispriced by 5% is $200,000; a soft negotiation on a single diligence item can match the entire fee. The percentage is the visible number; execution quality at Clyde Hill stakes is the one that decides your net. Run both against the cost-to-sell breakdown.
How commission works after the NAR settlement
Post-settlement mechanics: your listing agreement sets the listing-side fee; buyers sign buyer-agency agreements obligating them to their agent's compensation, and concession requests arrive in offers. At Clyde Hill price points, buyers are rarely cash-constrained — sellers can credibly negotiate concessions offer-by-offer rather than advertising a number, and RexMont models each posture against your net before you commit.
The Washington Department of Licensing regulates broker conduct and agency disclosure. At this tier, insist that the listing agreement spell out the marketing commitment in writing — estate-grade media, any discreet-process provisions, and the cancellation terms. Vague commitments cost the most at exactly these values.
What the fee must buy at this tier
Concretely: pricing that treats the house, the land, and the view corridor as separate assets — with comps extended honestly across the Points communities and comparable waterfront where the local set is thin; estate-grade photography, aerial, and twilight media; NWMLS exposure or a discreet qualified-buyer process where privacy matters; and negotiation against buyer representation that does this professionally, at stakes where one soft item can match the entire fee.
The honest test is net proceeds, not percentage. Run your numbers on the cost-to-sell page, and if the home is waterfront or estate-tier — most of Clyde Hill — read the luxury listing standard before interviewing anyone, including us.
What the commission buys — and what a lower fee leaves out
Compare the work included, not just the advertised fee. Listing-side fees and buyer-agent concessions are separate, negotiable terms. Under the post–August 2024 NAR settlement structure, the seller decides whether to offer a buyer-agent concession and negotiates the amount; none of these listing models requires one.
| Fee or service | Full-service listingRexMont's Listing Program | Discount / 1% listingCategory | Flat-fee MLS entryCategory |
|---|---|---|---|
| Typical listing-side fee | Negotiated percentage; quoted in writing | Advertised 1%; minimums may apply | Fixed fee; add-ons vary |
| Buyer-agent concession | Seller decides; negotiated separately | Seller decides; negotiated separately | Seller decides; negotiated separately |
| Pricing from live comparables | Included | Varies — confirm scope | Typically not included |
| Preparation triage and staging plan | Included | Often an add-on | You handle it |
| Professional photography, floor plan and video | Included | Media package varies | Often an add-on |
| NWMLS entry and syndication | Included | Typically included | Included |
| Buyer-agent outreach and showings | Included | Varies — confirm scope | You handle it |
| Offer review and negotiation | Included | Varies — confirm scope | Typically not included |
| Inspection, appraisal and closing management | Included | Varies — confirm scope | You handle it |
| Cancellation terms | Varies — read the agreement | Varies — read the agreement | Varies — read the agreement |
Terms vary by brokerage, and the signed listing agreement controls. Category descriptions are not guarantees of any particular package. Confirm deliverables, minimum fees, add-ons, and cancellation charges before signing. A staging plan does not mean staging furnishings or preparation work are paid for.
Clyde Hillworked example at the feed's median asking price
These percentages are assumptions, not quotes, required rates, or measured local averages. Each fee row is an alternative scenario, not an additional charge. Total commission combines the listing fee and the buyer-agent concession shown; it excludes REET and other closing costs.
| Illustrative item | Amount |
|---|---|
| Assumed sale price (feed median asking price) | $1,950,000 |
| Listing-side fee at 2.5% | $48,750 |
| Listing-side fee at 3% | $58,500 |
| Buyer-agent concession if the seller offers 2% | $39,000 |
| Buyer-agent concession if the seller offers 2.5% | $48,750 |
| Total commission at 4.5% (2.5% listing + 2% buyer-side) | $87,750 |
| Total commission at 5% (2.5% listing + 2.5% buyer-side) | $97,500 |
| Total commission at 6% (3% listing + 3% buyer-side) | $117,000 |
| Dollar difference between 5% and 6% | $19,500 |
| Washington REET (graduated state tiers + King County 0.50% local) | $40,013 |
Dollar amounts are rounded to the nearest dollar and calculated from the feed's rounded asking-price figure. REET is separate from commission and uses the 2023–2026 schedule, plus King County's 0.50% local rate. Confirm the schedule for your closing date and the local rate for property outside King County.
FAQ
Clyde Hill commission questions
What is the average commission in Clyde Hill?
There is no fixed rate — commission is negotiated per listing, and percentages compress at enclave values. The negotiation that matters is structure: what the fee funds against your projected net, not the headline number.
Did the NAR settlement change what enclave sellers pay?
It moved buyer-agent compensation into separate buyer-agency agreements and made the seller concession an explicit choice. At these price points sellers can credibly handle concessions offer-by-offer — a posture RexMont models against your net.
Who pays the buyer's agent in Clyde Hill now?
The buyer is responsible under their agreement; concession requests still arrive in offers. Buyers at enclave values are rarely cash-constrained, which shifts the leverage toward sellers who negotiate deliberately.
Is a discount model viable at these values?
The savings are real and the risk concentration is larger: a tier-pricing error or one soft diligence negotiation exceeds any commission saved. Compare projected net under each model — execution dominates the fee spread at this tier.
What should the commission buy on an enclave listing?
Component pricing (house, land, view), estate-grade media, discreet-process options, qualified-buyer screening, and professional negotiation through closing — itemized in writing. A broker who cannot itemize it has answered your question.
What does a 1% listing fee usually exclude?
A 1% listing fee usually refers only to the listing side, not any buyer-agent concession the seller chooses to offer. Depending on the agreement, professional photography, floor plans, video, staging guidance, hosted showings, and transaction coordination may be limited or priced separately. Minimum fees, upfront charges, and cancellation costs can also change the total. Ask for a written list of included services and add-ons, then compare the full cost and who handles pricing, negotiations, inspection issues, and closing.
Clyde Hill listing representation
Get a straight commission quote for your home.
Send the address and your timeline. RexMont will quote the fee, itemize exactly what it funds at enclave standards, and show your projected net — in writing, before you sign anything.