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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

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Every residential real estate transaction in Washington State runs through one document: the Form 17 Seller Disclosure Statement. But most buyers and sellers only see it in passing — and end up either over-disclosing, under-disclosing, or waiving rights they didn’t understand they had.

In this episode, Christian Nossum and Joanna Beecher of the Awesome Nossum Group break down the Form 17 from both sides of the table.

For sellers: How to approach the form, why “Yes” isn’t the enemy, when “Don’t Know” is the right answer, why you should complete it before you list, and how a pre-listing inspection changes what you’re required to disclose.

For buyers: How to actually read a Form 17, what the three-business-day review period means, the environmental section you can’t waive, what happens if the seller amends the form mid-transaction, and what your rights are if something turns up after closing.

You’ll learn:
•The 5-and-3 rule: the seller’s five-business-day delivery deadline and the buyer’s three-business-day rescission window
•Why “actual knowledge” is the legal standard that governs every answer on the form
•When a Form 17 waiver is common — and the one section a buyer can’t waive
•How pre-listing inspections work, and the written notice that goes with them
•When the Form 17 isn’t required at all
•What buyers should do (and shouldn’t assume) when they find something after closing
Whether you’re getting ready to sell your home in Seattle, Bellevue, Kirkland or anywhere in the Puget Sound region, or you’re writing your first offer, this episode gives you the practical, plain-English rundown of one of the most important — and misunderstood — documents in a Washington real estate transaction.
This episode is for general education, not legal advice. For your specific transaction, talk to your broker and, when needed, a real estate attorney.

Awesome Nossum Group — Seattle-area residential real estate.

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Not sure where to start with Seattle real estate?

In this episode of Awesome in Seattle, Christian Nossum, Joanna Beecher, and Varun Jain explain the education-first approach behind Awesome Nossum Group and share the official starter playlists we recommend for buyers and investors.

We talk about why education comes before showings, offers, or strategy, how resources like Beers and Home Buying, the podcast, YouTube, and one-on-one consultations fit together, and which episodes are most helpful depending on where you are in the process.

If you are thinking about buying your first home, planning a future move, or exploring Seattle real estate investing, this episode is your roadmap.

Start here:
https://awesomenossumgroup.com/podcast/start-here

Buyer playlist episodes:
- Episode 92: What to Know Before You Go to an Open House
- Episode 95: Home Mortgages 101, Part 2
- Episode 131: Navigating Buyer Brokerage Agreements
- Episode 151: Down Payments: How to Use Gifts, 401(k)s & More to Buy a Home
- Bonus: Episode 150: The SBLOC Strategy
- Episode 121: Ways to Back Out of an Offer
- Episode 153: Buying Property as an Unmarried Couple
- Episode 161: Fixer Upper vs Move-In Ready
- Episode 154: How to Buy and Sell Your Seattle Home at the Same Time

Investor playlist episodes:
- Episode 127: Creating Wealth Through Real Estate
- Episode 138: Generational Wealth Strategies Every Real Estate
Investor Must Know
- Episode 88: How to House Hack in Seattle
- Episode 139: Flipping 101
- Episode 158: Live-In Flips
- Episode 145: New Construction 101
- Episode 163: Big Style on a Budget
- Episode 162: How to Analyze a Deal in 10 Minutes

Attend a FREE Beers and Home Buying class:
https://BeersAndHomeBuying.com

Thinking about buying, selling, or investing in Seattle real estate? Schedule a strategy session with our team:
https://AwesomeNossumGroup.com/