Washington real estate: buy or sell with a local AXEN agent
Washington gives you 3 business days to walk away after you read the seller's disclosure, charges a tiered excise tax that the seller owes by law, and closes most sales through escrow instead of a lawyer. Here is what is the same everywhere in Washington, and where to search homes.
Washington: search homes by city
Tap a city to see the newest homes for sale there.
What every Washington buyer and seller should know
The seller's disclosure comes within 5 business days
Washington makes the seller of a home give you a signed, dated disclosure statement, known as Form 17, no later than 5 business days after you both sign the purchase agreement, unless you agree otherwise (RCW 64.06.020). It covers title, water, sewer or septic, the structure, systems and environmental conditions.
You get 3 business days to walk away
After you receive the disclosure, you have 3 business days to accept it or cancel the deal for any reason, by written notice to the seller (RCW 64.06.030). If you cancel, your deposit comes back. If you say nothing, you are treated as having accepted it.
The state excise tax goes up in tiers
Washington's real estate excise tax is charged on the price in slices (RCW 82.45.060). For sales through December 31, 2026: 1.1% on the first $525,000, 1.28% up to $1,525,000, 2.75% up to $3,025,000 and 3% above that. From January 1, 2027 the cut points rise to $551,000, $1,551,000 and $3,051,000.
The seller owes the excise tax, plus a local share
By law the excise tax is the seller's obligation (RCW 82.45.080). Cities and counties add their own local excise tax on top of the state tax, so the total depends on where the home is. Your escrow officer figures the exact amount.
Condos and HOAs owe you a resale certificate
When a home in a condo or HOA is resold, the association must hand the seller a resale certificate within 10 days of being asked (RCW 64.90.640). It lists fees, reserves, assessments and any lawsuits. You can cancel within 5 business days after you first receive it, and that right cannot be waived.
Escrow closes the sale, not a lawyer
Most Washington sales close through a licensed escrow agent. Closing documents are often prepared by a Limited Practice Officer, a person the state Supreme Court licenses to draft these papers. You can still hire a lawyer, and some people do for complex deals.
The seller usually buys the owner's title policy
By custom in Washington the seller pays for the buyer's standard owner's title insurance policy, and the buyer pays for the lender's policy and any extended coverage. Your purchase agreement can change that, so read the title section before you sign.
Some counties inspect septic systems at sale
There is no statewide rule, but several counties require a septic system inspection or report before a home with a septic system can be sold. If the home is not on sewer, ask the county health department about it in the first week.
Closing costs in Washington: who pays what
Who pays what in Washington. The excise tax is set by law and owed by the seller. The rest is custom and can be negotiated.
| Buyer pays | How it works |
|---|---|
| Lender's title policy | By custom the buyer pays it, plus any extended coverage. |
| Escrow fee | A fee from the escrow company, usually split with the seller. |
| Recording the deed and mortgage | County auditor recording fees. |
| Home inspection | A flat fee. Not required, but worth it. |
| Septic and well checks | Only on homes that have them. |
| HOA or condo transfer fees | Whatever the association charges. |
| Prepaid taxes and insurance | Set by your lender and the tax calendar. |
| Your own lawyer | Optional. |
| Seller pays | How it works |
|---|---|
| State excise tax | Tiered by price. The seller owes it by law. |
| Local excise tax | Added by the city or county. |
| Standard owner's title policy | By custom the seller buys it for the buyer. |
| Escrow fee | Usually split with the buyer. |
| Resale certificate | Whatever the association charges to prepare it. |
| Mortgage payoff and reconveyance | Your lender's payoff plus the fee to clear the old loan. |
| Listing agent's commission | Set in your listing agreement. Always negotiable. |
| Tax proration | Your share of the year's property taxes. |
Fees change. The state excise tax tiers are set in RCW 82.45.060 and reset every four years, next on January 1, 2027. Local excise tax and recording fees vary by county and city. Confirm current numbers with your escrow officer.
How a Washington home purchase runs
The order most Washington purchases follow. Your purchase agreement sets the exact deadlines, so keep a calendar.
Get pre-approved →-
Get pre-approved. Know your budget and payment before you tour.
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Sign the purchase agreement. Your earnest money goes to escrow.
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Get Form 17. It is due within 5 business days. You then have 3 business days to cancel.
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Inspect. Add septic and well checks if the home has them.
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Condo or HOA? Read the resale certificate. You have 5 business days after you get it.
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Appraisal and loan approval. The lender orders the appraisal and finishes underwriting.
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Title and escrow. The title company issues the commitment. Escrow prepares the closing papers.
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Final walk-through. Check the home is in the condition you agreed to.
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Sign and record. You sign with escrow, the excise tax is paid, and the deed is recorded.
Washington by region
Washington markets run from Seattle's tech suburbs to the dry east side of the mountains. Tap a city to see the newest homes for sale there.
Seattle and the Eastside
The city and the suburbs across Lake Washington.
AXEN Realty in Washington
Every AXEN agent in Washington works under a licensed managing broker: T Mike Miller (AXEN Realty, LLC, firm license 25034398). See every state on the state brokers page.
Buying? Start with the home buying guide and get pre-approved.
Selling? Read the home selling guide and get your home value.
Moving here? Read buying in a new state.
Washington real estate questions
Can I back out after reading the seller's disclosure?
Yes. You have 3 business days after you receive Form 17 to cancel for any reason by written notice, and your deposit comes back. After that, you are treated as having accepted the disclosure.
Who pays the excise tax in Washington?
The law makes it the seller's obligation. It is a state tax charged in tiers by price, plus a local tax set by the city or county. Your escrow officer calculates the total.
What are the excise tax rates?
For sales through December 31, 2026: 1.1% on the first $525,000, 1.28% up to $1,525,000, 2.75% up to $3,025,000 and 3% above. From January 1, 2027 the cut points rise to $551,000, $1,551,000 and $3,051,000. The local tax is added on top.
Do I need a lawyer to buy or sell a home in Washington?
State law does not require one. Escrow agents close most sales, and Limited Practice Officers prepare the closing papers. You can hire a lawyer any time, especially for estates or unusual titles.
How long do I have to cancel a condo or HOA purchase?
Five business days after you first receive the association's resale certificate. You do not need a reason, and the contract cannot take that right away.
Who pays for title insurance?
By custom the seller pays for the standard owner's policy and the buyer pays for the lender's policy and any extended coverage. The purchase agreement decides.
Is a home inspection required in Washington?
No law requires one. Most buyers make the sale depend on one, and you should. If the home has a septic system, check whether the county requires a septic inspection at sale.
When are property taxes due?
Washington property taxes are paid in two halves, due April 30 and October 31. Escrow splits the year's taxes between buyer and seller at closing.