If you are thinking about selling your home in Bothell, you are likely looking at some impressive equity. With median sale prices hovering around $900,000 in early 2026, the market here is robust. However, there is a number that catches many sellers off guard: the closing costs.

It is easy to focus on the listing price, but the number that actually matters is your "net proceeds"—the amount that hits your bank account after everyone else gets paid. In Washington State, selling a home isn't cheap. Between state taxes, commissions, and title fees, closing costs can easily eat up 8% to 10% of your final sale price.

Before you list, it is vital to understand exactly where that money goes. Bothell is a unique market because it straddles the line between King and Snohomish counties. While many fees are consistent across the line, your specific address can dictate where your documents are recorded and exactly how your property taxes are handled.

The Big Picture: Typical Seller Fees in Washington

When you sit down to sign the final paperwork, you aren't just paying one "closing fee." You are paying a collection of different service providers and government entities.

Here is the menu of fees you can expect to see on your settlement statement:

• Real Estate Agent Commissions: Usually the single largest expense.
• Real Estate Excise Tax (REET): A graduated state tax based on your sale price (the second largest expense).
• Title Insurance: Specifically the "Owner's Policy" regarding the title.
• Escrow & Settlement Fees: The cost for the neutral third party to handle the money and documents.
• Recording Fees & Prorations: Miscellaneous county fees and settling up property taxes or HOA dues.

Real Estate Agent Commissions in Bothell

Let’s tackle the biggest number first. Real estate commissions are the primary cost for most sellers. While commissions have always been negotiable, the landscape has shifted recently following the nationwide NAR settlement.

Historically, the total commission paid by a seller has hovered around 5% to 6% of the sale price. This amount is typically split between the listing agent (who markets your home) and the buyer’s agent (who brings the purchaser).

Under the new rules, you are not required to pay the buyer’s agent commission. However, in competitive markets like Bothell, offering a commission to the buyer's agent remains a very common custom. Most sellers choose to do this to ensure their home attracts as many qualified buyers as possible.

If you stick to the traditional model on a $900,000 home, a 5% total commission works out to $45,000. It is a significant line item, which is why it is important to discuss your strategy and the commission structure with your agent upfront.

Washington State Graduated REET (2026 Rates)

The most confusing part of selling a home in Washington is the Real Estate Excise Tax, or REET. Years ago, this was a flat percentage. Today, it is a "graduated" tax, meaning it works like income tax brackets: you pay a lower rate on the first portion of the sale price and a higher rate on the rest.

Bothell sellers typically pay the state rate plus a local add-on of 0.50%.

Here are the tiers for 2026 (including the local Bothell portion):

Tier 1 (Sale price portion up to $525,000):

• State rate: 1.1%
• Local rate: 0.5%
• Combined Rate: 1.60%

Tier 2 (Sale price portion from $525,000 to $1.525M):

• State rate: 1.28%
• Local rate: 0.5%
• Combined Rate: 1.78%

Tier 3 (Sale price portion above $1.525M):

• State rate: 2.75%
• Local rate: 0.5%
• Combined Rate: 3.25%

If you sell your home for $900,000, you don't pay the Tier 2 rate on the whole amount. You pay 1.60% on the first $525,000, and 1.78% only on the remaining $375,000.

Title Insurance & Escrow: Who Pays What?

In real estate, who pays for what can vary by region. In King and Snohomish counties, there are established "customs" that most transactions follow, though everything is technically negotiable.

Title Insurance There are two types of title insurance. The "Lender's Policy" protects the buyer’s mortgage company, and the buyer almost always pays for that. However, the Owner's Title Policy protects the buyer’s equity from past title defects. In Bothell, it is customary for the Seller to pay for this policy. The cost depends on the home price but usually lands between $1,500 and $2,500.

Escrow Fees Escrow is the neutral company that manages the funds and transfers the deed. In Washington, the "Escrow Fee" is typically split 50/50 between the buyer and the seller.

Recording Fees When the deal closes, the deed must be recorded with the county. The buyer usually pays to record the deed (transferring ownership), while the seller pays to record documents related to clearing their own title, such as the "reconveyance" that proves your old mortgage is paid off. The standard recording fee for the first page is roughly $303.50.

King County vs. Snohomish County: Does the Line Matter?

Bothell is one of the few cities that sits in two counties. You might be in King County (south of the county line) or Snohomish County (north). Does this affect your closing costs?

Financially, the difference is minimal. The state REET rates and the recording fees are standardized across both counties.

However, the logistics differ slightly. Your escrow officer will send the final documents to either the King County Recorder in Seattle or the Snohomish County Auditor in Everett. The other main difference is your property tax proration. Because property tax levy rates differ by specific parcel, the amount of tax credited or debited to you at closing will depend on your specific county tax bill. It is smart to check your latest tax assessment to confirm exactly which jurisdiction holds your records.

Real Math: Estimated Net Proceeds on a $900,000 Home

Talking about percentages can be abstract. Let’s run the numbers on a realistic scenario to see what you might actually walk away with.

Assume you are selling a median Bothell home for $900,000. Here is how the estimated costs break down:

• Commissions (Est. 5%): -$45,000
• REET (Tier 1 Tax): -$8,400 (on the first $525k)
• REET (Tier 2 Tax): -$6,675 (on the remaining $375k)
• Total REET: -$15,075
• Owner's Title Policy: ~$2,000
• Escrow Fee (Your half): ~$900
• Recording & Misc Fees: ~$400

Total Estimated Closing Costs: ~$63,375

Estimated Net Proceeds: ~$836,625

Note: This "Net Proceeds" figure is what is left to pay off your existing mortgage. If you owe $400,000 on your home, you would walk away with roughly $436,625 in cash.

Frequently Asked Questions

Are seller closing costs tax deductible in Washington?

Generally, closing costs are not fully tax-deductible in the same way mortgage interest is. However, they can usually be used to lower your capital gains tax. You can add these selling expenses to your "cost basis," which reduces the profit amount the IRS looks at.

Can I negotiate who pays for title insurance in Bothell?

Yes, everything in the contract is negotiable. However, asking the buyer to pay for the Owner's Title Policy goes against local custom in King and Snohomish counties. Doing so might make your offer less attractive compared to other homes on the market.

When are closing costs paid?

You do not need to bring a checkbook to the signing table. All seller closing costs are deducted directly from the sale proceeds by the escrow company. You simply receive the final wire transfer with all fees already subtracted.

Do I pay REET if I sell my home to a family member?

If you are transferring a home to a family member as a gift (where no money changes hands and there is no underlying debt relief), you may be exempt from REET. However, if you are selling it to them for a price, or if they are taking over your mortgage, REET usually applies. It is best to consult a real estate attorney for family transfers.