Edmonds Sell my house
Sell your Edmonds home with a sharper local plan.
The median asking price in Edmonds is $1.2M (Stats updated October 2026) and Washington excise tax on a sale at that price is $20,415. RexMont helps Edmonds sellers price against the right micro-market, prepare only where it changes buyer behavior, launch with trust signals, and negotiate beyond the headline number.
Selling in Edmonds — the numbers
Updated
What a Edmonds sale costs in Washington
Washington’s excise tax is graduated by price tier and paid by the seller at closing; the table shows the schedule a Edmonds sale falls under.
Sell fast or list
What a quick cash sale and a listed sale each net at the Edmonds median asking price
Same home, same October 2026 median asking price of $1,200,000, same mortgage payoff. The cash columns run the instant-offer range RexMont models, 5% and 15% below that asking price, as-is, with no commission and no prep; Washington REET, title and the payoff are still due.
- List on the open market
- $1,200,000 sale price
- $682,185
- Estimated net · baseline
- Cash offer 5% below asking
- $1,140,000 offer
- $698,253
- Estimated net · +$16,068 vs listing
- Cash offer 15% below asking
- $1,020,000 offer
- $580,389
- Estimated net · −$101,796 vs listing
The $117,864 between the two cash columns is what a written offer settles; a program fee or a repair credit deducted after inspection moves it further. Bring any offer you already hold: the review costs nothing and you keep every option, including taking the cash.
Compare a written cash offer against a broker-tested listing priceA modelling range RexMont uses until a written offer exists, not a quote from any buyer; program fees are not modelled. For context, Research summaries have placed the total cost of instant-offer programs to sellers at roughly 13–15% of the home’s value.
Washington REET tiers for a Edmonds 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% |
| Snohomish 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 Edmonds median
- Sale price (city median, rounded)
- $1,200,000
- Commission (5% total)
- −$60,000
- Washington REET (state + local)$14,415 state (2023–2026 schedule) + $6,000 local
- −$20,415
- Title and escrow
- −$2,400
- Pre-listing prep
- −$15,000
- Mortgage payoff (example: 35% of price)
- −$420,000
- Estimated net proceeds
- $682,185
Selling costs of $97,815 (8.2% of price), computed with the same function as the calculator below, on the 2023–2026 schedule. An estimate for planning, not a quote; your payoff, prep and title fees replace the example values.
Open the net-proceeds calculator and enter your own priceFigures 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.
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Local strategy
Edmonds decisions depend on the street, not only the city.
Selling in Edmonds means leading with the right story: waterfront and view quality, downtown walkability, ferry and Sounder access, school path, lot utility, remodel quality, and how the home compares against the active inventory buyers are touring this week.
- Read recent comps, pending pressure, and active competition
- Prioritize prep work that can change buyer behavior
- Launch with positioning, review proof, photography, and negotiation strategy
Edmonds city hub
Start with Edmonds, then narrow to the right neighborhood.
Use the city hub for the broader market, then compare the most active neighborhoods by property type, condition, commute, schools, lifestyle, and resale depth.
Open Edmonds hub →Downtown Edmonds
Walkable waterfront village — ferry to Kingston, boutique Main Street, and Puget Sound sunsets.
View Downtown Edmonds homes →Edmonds Bowl
The view-rich residential bowl above downtown — Sound and Olympic outlooks within walking distance of Main Street.
View Edmonds Bowl homes →Seaview
Quiet view neighborhood south of downtown with parks, mature streets, and Sound outlooks.
View Seaview homes →Point Edwards
Gated luxury condo community on the bluff above the marina — full-service amenities and protected Sound views.
View Point Edwards homes →Meadowdale
North Edmonds beach-and-bluff community — Meadowdale Beach Park, view homes, and a quiet residential feel.
View Meadowdale homes →Westgate
Central Edmonds hub neighborhood — convenient services, established homes, and easy reach to downtown and the freeway.
View Westgate homes →
Active homes for sale in Edmonds
The latest active NWMLS listings in Edmonds, refreshed hourly.
Active2 days active · 2 cumulative$879,950
MLS# 259104022520 90th Avenue W
Edmonds, WA 98026
5 bd1.75 ba2,530 sqftListing courtesy of Waterford Realty
Active2 days active · 2 cumulative$775,000
MLS# 259156614622 57th Place W
Edmonds, WA 98026
5 bd2 ba1,920 sqftListing courtesy of Windermere Real Estate GH LLC
Active3 days active · 3 cumulative$2,750,000
MLS# 2592345720 9th Avenue S
Edmonds, WA 98020
4 bd3.75 ba4,122 sqftListing courtesy of Windermere R.E. Shoreline
Active55 days active · 55 cumulative$600,000
MLS# 259269819127 80th Avenue W
Edmonds, WA 98026
3 bd1 ba1,228 sqftListing courtesy of Windermere Real Estate Co.
Early Access · First Look$1,269,000
MLS# 2592666646 Alder Street #A
Edmonds, WA 98020
3 bd1.75 ba1,933 sqftListing courtesy of Windermere Real Estate GH LLC
Active3 days active · 3 cumulative$995,000
MLS# 25739438623 242nd Street SW
Edmonds, WA 98026
4 bd2.5 ba1,904 sqftListing courtesy of Windermere Real Estate GH LLC
Listing data courtesy of NWMLS. Provided for the consumer's personal, non-commercial use.
FAQ
Edmonds seller questions
How much is excise tax (REET) when selling a home in Edmonds?
Washington's state REET is graduated: 1.1% on the first $525,000, 1.28% from there to $1,525,000, 2.75% up to $3,025,000, and 3% above that. Snohomish County local REET adds 0.5% of the full price. At Edmonds's median asking price of $1.2M (Stats updated October 2026), the combined state and local REET is $20,415. The breakpoints step up to $551,000, $1,551,000 and $3,051,000 for sales closing on or after January 1, 2027; the rates do not change.
Who pays real estate excise tax in Washington, and when?
The seller. Escrow calculates the tax on the full selling price and pays it to the county at closing, so it comes out of your proceeds rather than being billed later. A lower sale price lowers the tax; the rate applies tier by tier, not to the whole price at the top rate.
Is the listing commission negotiable in Edmonds?
Yes. Washington has no set commission rate; the listing fee is agreed in your listing agreement, and any compensation offered to a buyer's broker is negotiated separately. RexMont shows the full fee structure in writing before you sign, with the net-proceeds effect of each option.
What does it cost to sell a house in Edmonds?
Five lines decide the number: commission, Washington REET, title and escrow, pre-listing prep, and your mortgage payoff. The net-proceeds calculator on RexMont's Edmonds cost-to-sell page works them line by line from your price, starting with 5% total commission, $2,400 title and escrow and $15,000 prep, all adjustable.
Should I take a cash offer or list my Edmonds home?
Run both on the same numbers. At Edmonds's median asking price of $1.2M (Stats updated October 2026), a listed sale with 5% total commission, $15,000 of prep and a 35% mortgage payoff nets about $682,185. An instant cash offer 5% to 15% below that price, with no commission or prep but Washington REET, title and the same payoff still due, nets between $580,389 and $698,253. Which end of that range you are offered is the whole decision, and repair credits deducted after inspection move it further. Bring any written offer and RexMont compares it against a broker-tested listing price; the review costs nothing, and you see in dollars what speed buys before you sign.
When do Washington's REET thresholds change next?
On January 1, 2027. The state re-indexes the thresholds every four years under RCW 82.45.060; the rates stay at 1.1%, 1.28%, 2.75% and 3% while the dollar breakpoints move up. A closing date on either side of the change can shift the tax on a mid-tier sale, which is why the calculator asks for an expected closing date.
Start here
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