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If your neighbor tells you their house sold for a million dollars, that’s almost never what they actually walked away with. In this episode of Awesome in Seattle, Christian Nossum and Joanna Beecher break down what it really costs to sell a house in Washington — and, more importantly, what you actually net.

We walk through a real $1,000,000 sale in King County line by line: mortgage payoff, real estate commissions, Washington’s graduated Real Estate Excise Tax (REET) of $16,855, title and escrow, and pre-listing prep — landing on the number that actually matters to sellers.

You’ll learn:

•Why net proceeds — not sales price — is the number to focus on

•Washington’s 2026 REET brackets: 1.10% up to $525K, 1.28% to $1.525M, 2.75% to $3.025M, 3.00% above, plus King County’s 0.50% local

•Exactly what REET costs on a $1M, $1.5M, and $2M sale

•Where cutting costs saves you money — and where it costs you $25K–$50K

•A real story from three recent listings and what preparation did to the outcome

•The four levers that decide your final number: preparation, price, exposure, negotiation

•Why the agent who promises the highest price isn’t always the right hire

•The four questions to ask any agent before you list

Thinking about selling in the Seattle area? Text us your address and we’ll build you a real net sheet so you can see exactly what you’d walk away with before you make any decisions.

Awesome Nossum Group — AwesomeNossumGroup.com