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How to sell your house by owner in Washington

For sale by owner (FSBO) in Washington, without a realtor · rules checked · sources

Attorney at closing
Not required
Seller disclosure
Required
State transfer tax
1.1%

Washington doesn't require an attorney: an escrow company usually handles the closing. Washington sellers must give buyers the Form 17 Seller Disclosure Statement (RCW 64.06.020). Washington's state transfer tax is 1.1%, about $4,400 on a $400,000 sale, usually paid by the seller.

General information, not legal advice. Rules change and counties add their own; check with a Washington real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Washington transfer tax and savings calculator

State transfer tax (1.1%)
$4,400
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 1.1%. Full rule: Graduated state REET through Dec 31, 2026: 1.1% to $525,000; 1.28% to $1,525,000; 2.75% to $3,025,000; 3% above. From Jan 1, 2027 thresholds become $551,000/$1,551,000/$3,051,000. State tax only; county or city taxes may add to it. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Washington

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Form 17 Seller Disclosure Statement now. Washington requires it (RCW 64.06.020); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the escrow company, not to you.
  6. Open escrow as soon as you accept. In Washington an escrow company usually holds the deposit, collects the documents and pays everyone at closing; the buyer's lender will work with it.
  7. Close. You sign a statutory warranty deed, the escrow company pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually paid by the seller.

Washington seller disclosure

Washington requires sellers to disclose the home's known condition in writing on the Form 17 Seller Disclosure Statement (RCW 64.06.020). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Seller of improved residential property must give the buyer the Form 17 statutory disclosure. The buyer gets a short rescission period after receiving it.

Form 17 Seller Disclosure Statement (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Washington transfer tax

Washington charges a real estate transfer tax when the deed is recorded: a base rate of 1.1% of the price, $4,400 on a $400,000 sale. The full rule: Graduated state REET through Dec 31, 2026: 1.1% to $525,000; 1.28% to $1,525,000; 2.75% to $3,025,000; 3% above. From Jan 1, 2027 thresholds become $551,000/$1,551,000/$3,051,000. By custom it's usually paid by the seller, but the purchase contract can split it differently.

Local taxes: Local REET (typically up to 0.25% to 0.5%) is added on top by city/county.

Official transfer tax source

Paperwork for selling a house without a realtor in Washington

Sellers in Washington usually convey with a statutory warranty deed. The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Real estate excise tax affidavit filed with deed

Escrow companies handle closing, no attorney needed. Form 17 must be completed accurately and delivered, and REET is the seller's cost even if buyer would be liable for unpaid tax.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Washington?

Yes. No state requires a real estate agent to sell your own home. Washington doesn't require an attorney: an escrow company usually handles the closing. The steps are on this page.

Do I need a lawyer to sell my house in Washington?

No. Washington doesn't require an attorney: an escrow company usually handles the closing. An attorney is still worth it if the contract or the title is unusual.

Are seller's disclosures required in Washington?

Yes. Washington sellers must give buyers the Form 17 Seller Disclosure Statement (RCW 64.06.020). Seller of improved residential property must give the buyer the Form 17 statutory disclosure. The buyer gets a short rescission period after receiving it. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Washington?

Washington's state transfer tax is 1.1%, about $4,400 on a $400,000 sale, usually paid by the seller. Local REET (typically up to 0.25% to 0.5%) is added on top by city/county. Official source.

Who pays the transfer tax in Washington?

In Washington it's usually paid by the seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Washington?

Usually the Form 17 Seller Disclosure Statement; a written purchase agreement; a statutory warranty deed; the lead-based paint disclosure if the home was built before 1978; Real estate excise tax affidavit filed with deed. The escrow company prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Washington?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $4,400 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with a Washington real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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