Seattle Sell my house
Sell your Magnolia home with a clearer local plan.
The median asking price in Seattle is $773K (Stats updated October 2026) and Washington excise tax on a sale at that price is $12,850. RexMont helps Seattle sellers price accurately, prep where it matters, launch with trust signals, and negotiate beyond the headline number.
Selling in Seattle — the numbers
Updated
What a Seattle 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 Seattle sale falls under.
Sell fast or list
What a quick cash sale and a listed sale each net at the Seattle median asking price
Same home, same October 2026 median asking price of $775,000, 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
- $775,000 sale price
- $436,000
- Estimated net · baseline
- Cash offer 5% below asking
- $735,000 offer
- $450,462
- Estimated net · +$14,462 vs listing
- Cash offer 15% below asking
- $660,000 offer
- $376,797
- Estimated net · −$59,203 vs listing
The $73,665 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 Seattle 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 Seattle median
- Sale price (city median, rounded)
- $775,000
- Commission (5% total)
- −$38,750
- Washington REET (state + local)$8,975 state (2023–2026 schedule) + $3,875 local
- −$12,850
- Title and escrow
- −$2,400
- Pre-listing prep
- −$15,000
- Mortgage payoff (example: 35% of price)
- −$270,000
- Estimated net proceeds
- $436,000
Selling costs of $69,000 (8.9% 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.
Run your own Seattle numbers belowFigures 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
Seattle decisions depend on the street, not only the city.
Selling in Magnolia means leading with the lifestyle — bluff views, Discovery Park, village walkability, and a genuine sense of separation from the city. The winning strategy prices view exposure accurately, prepares for steep lot inspection scrutiny, and targets buyers priced out of Queen Anne.
- 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
Magnolia city hub
Start with Seattle, 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 Seattle hub →Magnolia Village
Compare Magnolia Village listings with Seattle pricing, commute, school-path, condition, and resale context before you tour or list.
View Magnolia Village homes →Magnolia Bluff
Compare Magnolia Bluff listings with Seattle pricing, commute, school-path, condition, and resale context before you tour or list.
View Magnolia Bluff homes →Discovery Park
Compare Discovery Park listings with Seattle pricing, commute, school-path, condition, and resale context before you tour or list.
View Discovery Park homes →South Magnolia
Compare South Magnolia listings with Seattle pricing, commute, school-path, condition, and resale context before you tour or list.
View South Magnolia homes →Fort Lawton
Compare Fort Lawton listings with Seattle pricing, commute, school-path, condition, and resale context before you tour or list.
View Fort Lawton homes →West Magnolia
Compare West Magnolia listings with Seattle pricing, commute, school-path, condition, and resale context before you tour or list.
View West Magnolia homes →
Active homes for sale in Seattle
The latest active NWMLS listings in Seattle, refreshed hourly.
Active31 days active · 31 cumulative$799,950
MLS# 25943856030 41st Avenue NE
Seattle, WA 98115
2 bd2.25 ba1,093 sqftListing courtesy of Windermere Real Estate Co.
Active1 day active · 1 cumulative$665,000
MLS# 25948634434 28th Place W
Seattle, WA 98199
4 bd1.75 ba1,780 sqftListing courtesy of Windermere RE Magnolia
Active1 day active · 1 cumulative$4,750,000
MLS# 2595687307 Queen Anne Avenue N
Seattle, WA 98109
0 bd0 ba13,545 sqftListing courtesy of Kidder Mathews
Early Access · First Look$889,999
MLS# 25951938738 Hamlet Avenue S
Seattle, WA 98118
3 bd1.75 ba1,730 sqftListing courtesy of PropertiesNW of Gig Harbor Ltd
Active32 days active · 32 cumulative$799,000
MLS# 2595689270 Fulton Street
Seattle, WA 98109
2 bd1.75 ba1,087 sqftListing courtesy of Real Property Associates
Active1 day active · 1 cumulative$929,000
MLS# 25957046710 3rd Avenue NW
Seattle, WA 98117
3 bd1.5 ba1,401 sqftListing courtesy of Coldwell Banker Evergreen
Based on information submitted to the MLS GRID as of October 18, 2026 at 1:16 AM PT (date and time MLS GRID Data was obtained). All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Listing information courtesy of Northwest Multiple Listing Service (NWMLS). The listing data relating to real estate for sale on this web site comes in part from the Northwest Multiple Listing Service. Real estate listings held by brokerage firms other than RexMont Real Estate are marked with the “Listing courtesy of NWMLS” designation. Information provided is for the consumer’s personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.
Some IDX listings have been excluded from this website.
© 2026 Northwest Multiple Listing Service. All rights reserved. Listing information deemed reliable but not guaranteed.
Copyright concernsSelling in Magnolia: the peninsula premium, priced with discipline
Magnolia sells a setting no other Seattle neighborhood can offer — bluff views over Puget Sound, Discovery Park as a 500-acre backyard, and genuine separation from the city. The buyers who want that self-select, accept the single-access commute, and pay for the setting. But a self-selecting buyer pool is a smaller one, which makes Magnolia less forgiving of mispricing than higher-turnover neighborhoods: an overpriced launch here does not get rescued by sheer traffic. Pricing discipline and launch timing carry more weight, not less.
View and bluff homes carry their own diligence. Buyers and their inspectors will ask about slope stability, drainage, and — on the waterfront and bluff edges — geotechnical history where it exists. The strong play is assembling what is documented before launch and handling the Form 17 under RCW 64.06 carefully, so the setting premium survives inspection. On view streets, the comp set is built by view exposure and lot position, not proximity alone.
Magnolia is also one of Seattle's most common estate-sale neighborhoods — long-tenure owners, homes held for decades, heirs often out of state. I am Adriano Tori, RexMont's Designated Broker (WA Lic. #27660); RexMont runs estate sales remotely start to finish, and the inherited-home page covers probate authority, the stepped-up basis, and disclosure as a personal representative before the pricing conversation starts.
Know the net before the strategy: commission, the graduated Washington REET, title, and escrow are itemized with a live calculator on the cost-to-sell page. And because Magnolia's quieter pace can tempt sellers toward the certainty of a private sale, the cash-offer page shows how to price that certainty before accepting the discount that comes with it.
Net-proceeds calculator
Estimate your net proceeds before you list.
Enter an estimated sale price for your Seattle home, mortgage payoff, and selling costs. Compare estimated proceeds after commission, Washington REET, and closing costs, then request an emailed copy of your calculation.
Your target list/sale price — or get an agent-prepared estimate.
Enter the combined brokerage compensation you expect to pay. Fees are negotiated; this editable example is not a quoted rate.
Remaining principal from your latest statement.
Paint, staging, cleaning, photography, minor repairs.
Use a quote from your title and escrow providers.
Washington's state excise-tax breakpoints step up for sales closing on or after January 1, 2027 (rates unchanged). The calculator applies the schedule in force on this date.
Using the 2023–2026 schedule: 1.10% to $525K, 1.28% to $1.525M, 2.75% to $3.025M, 3.00% above, plus 0.50% King County.
Estimated net proceeds
$519,135
after $80,865 in selling costs (8.5% of price) and mortgage payoff
Estimates for educational purposes only. Not financial, tax, legal, or investment advice. Actual REET, commission, escrow, and payoff figures vary by transaction and closing date. King County REET shown is the state graduated tax plus the 0.50% local portion; the state breakpoints step up for closings on or after January 1, 2027. Verify current rates with WA DOR and your CPA before acting.
FAQ
Magnolia seller questions
Does Magnolia's single access point hurt resale?
It shapes the buyer pool rather than the price — Magnolia buyers have already accepted the commute in exchange for the setting, the views, and Discovery Park. What it does mean is a smaller, self-selecting pool, so accurate launch pricing matters more than in high-turnover neighborhoods; an overpriced Magnolia listing stales rather than getting rescued by traffic.
How should a Magnolia view home be priced?
By view exposure and lot position, with comps drawn from the same view class — bluff panoramas, partial Sound views, and territorial outlooks are different products. On bluff and waterfront properties, having drainage and any geotechnical documentation organized before launch protects the premium through inspection.
We inherited a Magnolia house and live out of state. How does that work?
Common in Magnolia. Once the personal representative's authority is in place, RexMont handles clear-out coordination, prep, marketing, and closing remotely — heirs approve decisions by email and sign digitally. The stepped-up basis usually means little taxable gain if the sale happens near the date-of-death valuation.
What does it cost to sell a Magnolia home?
Roughly 7 to 9 percent all-in: negotiated commission, Washington excise tax (graduated state tiers plus 0.50 percent King County), title, escrow, and prep. Higher-value bluff and view homes reach the 2.75 percent state tier on the portion above $1.525M. For closings on or after January 1, 2027 the state breakpoints rise to $551,000, $1,551,000, and $3,051,000 (rates and the King County 0.50 percent unchanged) — confirm the schedule at dor.wa.gov for your closing date. The Seattle cost-to-sell page has the full calculator.
Start here
Tell us about the Seattle home you may sell.
Share the address, condition, timeline, and what outcome matters most. RexMont will help you decide the right sale strategy.