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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/

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You got the keys. Now what?

In this episode of Awesome in Seattle, Christian Nossum and Joanna Beecher walk through the first things new homeowners should do after closing on a house.

Buying a home is a huge milestone, but once the signing is done and the keys are in your hand, there are still important steps to take. We cover the practical post-closing checklist every buyer should know, including changing the locks, setting up utilities, forwarding mail, updating your address, setting up your mortgage account, organizing
your home documents, finding your shutoffs, changing air filters, meeting the neighbors, and asking for trusted vendor referrals.

If you recently bought a home, are about to close, or want to understand what happens after the purchase is complete, this episode will help you feel more prepared and less overwhelmed.

In this episode, we cover:
- Why you should change the locks after closing
- Which utilities to transfer into your name
- Why mail forwarding still matters
- Updating your driver’s license and address
- Setting up your mortgage account before the first payment
- Creating a digital or physical home file
- Finding your main water shutoff, electrical panel, gas shutoff,
furnace filter, and water heater
- Getting to know your neighbors
- How our team can help with vendor referrals after closing

Do you have a friend who's ready to start the homebuying process? Invite them to attend our FREE Beers and Home Buying class: https://BeersAndHomeBuying.com/

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Your credit score plays a major role in your home buying journey, but many buyers don't realize there are simple ways to strengthen it before applying for a mortgage. In this episode, Christian Nossum is joined by mortgage expert Dan Keller and agent Joanna Beecher to break down how credit scores work, what factors have the biggest impact, and practical strategies to improve your score. They discuss payment history, credit utilization, rental and utility payment reporting, common credit myths, and the mistakes to avoid when preparing to buy a home. Whether you're planning to purchase in the next few months or just starting to think about homeownership, this episode offers actionable advice to help you build stronger credit and secure better loan terms.

If you enjoy listening to the Awesome in Seattle Podcast, please leave us a review. We'd love to hear from you!

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Buying a DADU can open up a path to homeownership that many Seattle buyers may overlook. In this episode, Christian Nossum and Joanna Beecher break down what buyers need to know about purchasing a DADU, including how these homes are structured, why they are often legally set up as condos, and what that actually means in practice. They discuss ownership, HOA dues, utilities, financing, privacy, maintenance, appreciation, and why DADUs can be a smart option for buyers who want a newer home in a neighborhood that might otherwise feel out of reach. Whether you’re a first-time buyer, downsizing, or simply trying to understand how a DADU compares to a single-family home, townhouse, or condo, this episode offers clear and practical insight. If you’ve been wondering whether buying a DADU in Seattle makes sense for your goals, this episode brings clarity to the conversation.

If you enjoy listening to the Awesome in Seattle Podcast, please leave us a review. We’d love to hear from you!

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Interior design can have a powerful impact on how a home is experienced and valued in today’s Seattle real estate market. In this episode, Christian Nossum, Shannon Nossum, and guest Fabiola Villanueva Del Busto explore how thoughtful design choices can shape a home’s look, feel, and overall appeal. They discuss the role design plays in presentation, functionality, and buyer perception, along with why these details can matter so much in a competitive market. Whether you’re preparing a home for sale, planning updates, or simply curious about how design influences real estate decisions, this episode offers helpful insight and perspective. If you’ve been wondering how interior design connects to Seattle real estate in 2026, this episode brings clarity to the conversation.

If you enjoy listening to the Awesome in Seattle Podcast, please leave us a review. We’d love to hear from you!

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Analyzing real estate deals is one of the most important skills buyers and investors can build in today’s Seattle market. In this episode, Christian Nossum and Varun Jain break down how to evaluate opportunities, what numbers matter most, and how to think through a property before making a decision. They discuss key factors like pricing, potential upside, risk, timing, and the broader market context that can shape whether a deal makes sense. Whether you’re looking at your first investment or simply want to better understand how experienced professionals assess properties, this episode offers practical insight to help sharpen your decision-making. If you’ve been wondering how to analyze deals more confidently in Seattle real estate in 2026, this episode will help bring clarity to the process.

If you enjoy listening to the Awesome in Seattle Podcast, please leave us a review. We’d love to hear from you!