Guide to Selling a home in Seattle Washington

Selling your Seattle home may be your single biggest investment; selling it is one of the largest financial transactions you’ll ever make. So when you sell, you want to get the best price and the most favorable terms in the shortest amount of time. When you are ready to sell a home in Seattle let us help you make it a great experience.


Buying a home in Seattle - We have over 250 successful transactions
Guide to selling a home in Seattle




Our process to help you sell your Seattle home can be summarized as

We guide the process, you control the decisions.

There are many decisions to make and strategies to consider in order to maximize your return with a successful sale. We will guide you through these before we list your home; then we’ll manage every aspect of the transaction, from the first open house to the final closing. Selling a home in Seattle can be daunting, but with over 250 transactions we are here to help.


We’ll communicate what buyers are looking for and the conditions that will encourage them to buy.

We’ll analyze the market to help you set the right price.

We’ll provide detailed information about your home to the thousands of Northwest Multiple Listing Service member agents actively assisting buyers.

We’ll also target a more specific cohort of agents representing the most likely buyers for your home.

We’ll capture buyers’ attention and captivate imaginations through elegant visuals and thoughtful storytelling, in both digital and print media.

We’ll make sure your home is visible to the large number of people who relocate to our region from across the country and around the world.

We’ll quickly separate the qualified buyers from the rest of the pack, saving you time and potential heartache



We’ll work hard to match the time and effort it takes to prepare your home for market with the current pace of buyer activity so you can achieve the best results from your sale. Below is a sample listing checklist which may vary for your property based on a number of factors. For more details about these steps check out our listing details page.

Listing agreement signed

Pre-inspection conducted

Staging walk-through held with designer

Paint or repair jobs begun

House cleaning / de-cluttering started

Landscaping finessed and windows cleaned

Furniture removed (as needed)

Staging installation begun (as needed)

Photo shoot conducted

Marketing collateral designed (flyers and/or brochures, email blasts)

Property listing published on Northwest Multiple

Listing Service

Listing posted to Zillow, Redfin,,, etc.

Listing posted to social media

Digital and/or print advertising published

Broker’s open house and/or public open house hosted

Private showings begun

Buyer pre-inspections finished

Offers received

Offers reviewed and negotiations started


Seattle Real Estate Pricing


Review active inventory / competing listings

Analyze comparable properties that were recently sold

Assess your home’s condition and features compared to those of similar properties

Determine price based on your home’s real-time competitive position in the market


Assessed tax value

Published appraisal

Homebot estimate

Other AVM (automated valuation model


To help you understand all the factors impacting your home’s value prior to the sale, we will conduct a pre-inspection before listing your home. The home inspection looks beyond your home’s cosmetics to make sure that the general systems operate properly. The inspector will also look for large repairs that are needed and report on the condition of the home. This is one of the best things you can do to save time and money when selling a home in Seattle.

Once a buyer has decided to make an offer on your home, it may be contingent upon a professional inspection of the entire property — including improvements. Conducting a pre-inspection will ensure there are no surprises and that you are informed about the state of your house.

The standard home inspector’s report will review the conditions of the home’s heating and cooling systems; interior plumbing and electrical systems; the roof, attic and visible insulation; walls, ceilings, floors, windows and doors; foundation, basement and visible structures. The inspector will also look for cracks in cement walls, water stains that indicate leakage, and any indication of wood rot.

A home inspection also points out the positive aspects of a home, as well as the maintenance that will be necessary to keep it in good shape.

We work with the best home inspection services and will be happy to give you a list of names from which to choose. Remember, no home is perfect. If problems are discovered during the inspection, we’ll help you negotiate through the process while protecting your interests.

Home Inspections for Selling a home in seattle



For your home to make the best impression on buyers and fetch the highest price, we recommend making some basic repairs before you list it. We’ll help you identify the most important updates to make, coordinate tasks and contractors for you, and support you throughout the process.


Remove peeling and chipped paint; replace with a fresh coat. Mow and trim grass; re-seed and fertilize where necessary. Paint or stain worn areas on wood decks.
Fix loose trim and fencing. Prune all overgrown trees and shrubs. Remove grass growing in concrete cracks; sweep off debris from shrubs and trees.
Clear gutters and downspouts. Weed flower beds; remove or replace dead or diseased plants, shrubs and trees. Clean all deck rails and make sure they’re secure; replace missing slats or posts.
Make sure there is good exterior lighting and all walkway lights and front-door lanterns work. Clean grease and oil stains from driveway. Clean outdoor furniture.
Clean and repair the roof as needed.
Clear garage of clutter and tidy shelves.
Inspect chimney for cracks and damage.
Clean all windows inside and out. If needed, add a fresh coat of paint to the window trims and sills. Clean entryway floors and area rugs. Make sure countertops, grout, and sinks are clean and stain-free; replace grout as needed.
Make sure all windows open and close easily. Downsize clutter in the entry and entry closet to give the appearance of spaciousness. Fix dripping faucets.
Replace cracked windowpanes and those with broken seals. Double-check entry lighting to make sure it works. Organize pantry and cupboards so they appear clean, neat and spacious.
Make sure window screens are clean and secure; replace any screens with holes
Clean all floors, carpets, walls and trim. Check for water Penetration or dampness; call for professional repairs if necessary. Repair cracks in ceiling and walls.


Replace burned-out light bulbs. Get rid of musty odors. Apply a fresh coat of paint if necessary.
Empty trash.. Make sure light fixtures work. Make sure wallpaper is secure.
Remove family photos, valuables, and prescriptions Arrange storage area in a neat and organized manner. Clean draperies and blinds; open to maximize light.
Make sure stairway handrail is secure Put away toys, clothes, and clutter.
Give rooms a fresh coat of paint as needed. Use air fresheners or bake treats to make the house smell good.
Repair cracks and holes in ceiling and walls & make sure all wallpaper is secure. Plant flowers to brighten a walkway and enrich the entry.
Repaint any woodwork that is worn or chipped. Remove any indoor houseplants that are brown or losing their leaves.
Clean or replace draperies and blinds; open them to
maximize light.
Remove cars, campers and boats from the property.
Make sure draperies and blinds open and close. Remove extra magazines and books from tables.
Steam-clean carpets, rugs and wood flooring, removing any stains or odors Tidy and de-clutter all closets.
Remove and replace any items, such as pendant lights or draperies, that you wish to take with you. Hide or retire worn-out throw pillows.



Staging a house in Seattle Wa


Most homebuyers today are part of the HGTV generation: they prefer professionally curated interior spaces with a modern, minimalist style that “opens up” the rooms of a house or condo.

While some home sellers have décor that matches these expectations, the majority of sellers possess a signature style and unique furnishings that make their home distinctly theirs.

The role of staging is to present a clear canvas that’s less personalized and therefore lets buyers more easily imagine themselves living in the particular space.

When selling a home in Seattle we work with some of the best stagers in the business.


That’s all it takes for most buyers to form an impression of your home. It’s not a long time, so you need to make it count.



U.S. Housing and Urban Development reports that a staged home will sell for 17% more on average than a home that’s not staged.



According to NAR*, over 90% of buyers first search for homes online before deciding to visit. The photos of staged homes will stand out among the rest.




If home buyers aren’t sold on the images they see online, chances are they will move on. And conversely, rich visual storytelling will help a listing stand out, leading to increased buyer curiosity and traffic. That’s why we are committed to hiring top photographers to set the scene when your property is listed; strong visuals will elevate your home above the competition.

Once we’ve captured great photos of your property, we can create high-end print marketing materials that inspire prospective buyers. These may include brochures, trifolds, informational one-sheets or in-home signage. We may also send Just Listed postcards to neighbors and targeted qualified buyers.

Marketing Seattle Home


We have access to myriad advertising vehicles – digital, social and print – that we can deploy in promoting your listing to the market. We will choose the right message and medium to target the most likely (and most  qualified) buyers for your home.


We can also promote your listing on our own social media. From an enthusiastic “Just Listed” post to a video walk-through of the property, audiences can experience the unique attributes of your home and share them with their friends, too.

Marketing Seattle


  • The Purchase & Sale Agreement Usually Consists of the Following

    Earnest money declaration

    Financing addendum

    Inspection addendum

    Optional Clauses addendum (Form 22D)

    Addendum outlining special conditions (WRE41)

    Lead-based paint notification, when appropriate

    FIRPTA (Form 22E)

    Title review


Once you accept an offer while selling a home in Seattle, you’ll formally begin the process of closing. This period typically takes several weeks, and entails the opening of escrow for the sale, performing inspections and transferring the title and deed of the house to the buyer. It’s a complicated process with many moving parts,  but we will help manage the details and advocate for your interests.

The Path to Closing
  • The Buyer Pays For

    Prorated property taxes (from date of acquisition)

    Prorated Homeowners Association dues (from date of acquisition) if applicable

    Recording fees for all documents in buyer’s name

    Notary fees, if applicable

    Homeowner’s hazard insurance premium for first year

    Inspection fees (according to contract)

    Loan fees as agreed with lender

    Interim interest on new loan, prorated from date of funding to first payment date

  • The Seller Pay For

    Seller’s escrow fee (according to contract)

    Owner’s title insurance premium

    Real estate service fees (according to contract)

    Payoff of all encumbrances (loans) in seller’s name

    Prorated property taxes (prior to date of sale)

    Any judgments, tax liens, assessments or encumbrances placed against property title

    Any unpaid Homeowners Association dues

    Recording charges to clear all documents of record against the seller

    Excise tax, if applicable, determined by county and based on sale price


Before mutual acceptance, a closing date is agreed upon by you and the buyer. “Closing” is when you each sign all the paperwork and pay your share of the settlement fees, and the documents are recorded. Settlement obligations vary widely due to specific contract language, local laws and customs. Prior to the closing date, the escrow officer will complete a detailed settlement statement identifying all the expenses associated with selling your home

Use up things that may be difficult to move, such as frozen food. If you’re moving to a new community with school-age children, contact the school district and request information about enrollment.
Get estimates from professional movers or from truck rental companies if you are moving yourself. Make reservations with airlines, hotels, and car rental agencies, if needed.
Once you’ve selected a mover, discuss insurance, packing, loading and delivery, and the claims procedure. If you are moving yourself, use your inventory list to determine how many boxes you will need.
Sort through your possessions. Decide what you want to keep, what you want to sell, and what you wish to donate to charity. Begin packing nonessential items.
Record serial numbers on electronic equipment, take photos (or video) of all your belongings, and create an inventory list. Arrange for storage, if needed.
Change your utilities, including phone, power, and water, from your old address to your new address. If you have items you don’t want to pack and move, hold a yard sale.
Obtain a change of address packet from the post office and send to creditors, magazine subscription offices, and catalog vendors. Get car license, registration, and insurance in order.
Discuss tax-deductible moving expenses with your accountant and begin keeping accurate records. Transfer your bank accounts to new branch locations. Cancel any direct deposit or automatic payments from your accounts if changing banks.
Make special arrangements to move pets, and consult your veterinarian about ways to make travel comfortable for them.
Have your car checked and serviced for a trip of any length.
Collect items from safe-deposit box if changing banks.
Clean out your refrigerator and freezer. Pick up the truck as early as possible if you are
moving yourself
Have movers pack your belongings. Make a list of every item and box loaded on the truck.
Label each box with the contents and the room where you want it to be delivered. Let the mover know how to reach you.
Arrange payment for the moving company moving day new home
Set aside legal documents and valuables that you do not want packed. Be on hand at the new home to answer questions and give instructions to the movers.
Pack clothing and toiletries, along with extra clothes in case the moving company is delayed Check off boxes and items as they come off the truck.
Give your travel itinerary to a close friend or relative so they can reach you as needed. Install new locks.
Confirm that the utilities have been turned on and are ready for use
Unpack children’s toys and find a safe place
for them to play


Buying a home in Seattle - We have over 250 successful transactions

Congrats on selling a home in Seattle! We’re thrilled to have been part of your journey. As full-service brokers, we provide lifetime support to our clients.

From here on out, consider us your go-to resource for all your real estate questions. We can provide referrals for trusted contractors, landscapers, cleaners and anything else you might need.

And, when the time is right, we’ll be right here if and when you need more trusted real estate expertise for your next adventure.