How Much Does It Cost to Sell a House in Edmonds, WA? Every Line on the Net Sheet

Short answer: The only big cost of selling an Edmonds home that is fixed by law is Washington’s real estate excise tax. At Redfin’s Edmonds single-family median of $1,177,031 (three months ending September 2026), state plus local REET is about $20,006 for a sale dated in 2026, plus a $5 DOR fee. Brokerage compensation, title insurance, escrow and repair credits are the other big lines, and every one of them is negotiated or quoted. Mortgage payoff and the property tax proration come out of your proceeds too. Below is each line, how it’s set, and what to ask for before you list.

Every line on an Edmonds seller’s net sheet

Example at the Edmonds single-family median price for the three months ending September 2026 (Redfin, checked October 30, 2026). Excise tax and fee figures are calculated from DOR’s published rates; the other lines are left as quotes on purpose, because they depend on your agreements and the companies you use. Not a quote.

Two of those lines are fixed: the excise tax and the $5 fee come to about $20,011 for a 2026 sale date at the single-family median, or $19,964 for a 2027 sale date. Everything else on the list is a number you can ask for in writing before you sign anything.

Excise tax at Edmonds prices

State graduated REET plus the 0.50% local rate (DOR local rate table effective May 1, 2026), before DOR’s $5.00 technology fee. Calculated at the median, not a quote; your figure depends on your actual price. Prices: Redfin, Edmonds WA, three months ending September 2026, checked October 30, 2026. Redfin also reports an Edmonds townhouse median, but it rests on 6 sales, so it isn’t shown.

For sales through December 31, 2026, the state rate is 1.1% on the part of the price up to $525,000, 1.28% from there to $1,525,000, 2.75% to $3,025,000, and 3.0% above that. For sales beginning January 1, 2027, DOR has raised those thresholds to $551,000, $1,551,000 and $3,051,000 at the same rates. That trims about $46.80 off the tax on most sales between $551,000 and $1,525,000; sales of $525,000 or less pay the same either way.

DOR says the seller usually pays REET. If the seller doesn’t, the buyer is responsible, and unpaid tax can become a lien on the property. The tax is due on the date of sale, whenever the deed is recorded. Penalties start at 5% if it isn’t paid within one month, and interest accrues from the date of sale. Escrow normally collects it from your proceeds at closing. For how these numbers compare with Lynnwood, Mukilteo and Everett, see our four-city comparison.

The lines you control

• Brokerage compensation. This is negotiated, not set by law or by any local rate. Each 1% of an Edmonds single-family median price is $11,770. Read your listing agreement for what you pay, and decide up front whether you’re willing to offer anything toward a buyer’s broker.
• Title and escrow. Your purchase agreement says who pays for the owner’s title policy and how escrow fees split. Ask both companies for a written estimate at your expected price before you list, so the net sheet uses their numbers, not a guess.
• Repairs and credits. Whatever comes out of the inspection is a negotiation. A pre-listing inspection lets you price known problems in before a buyer finds them, and our guide to selling as-is covers the disclosure you still owe.

Property taxes and your payoff

Washington property tax is paid in two halves: the first by April 30 and the second by October 31 (RCW 84.56.020). Escrow prorates the year’s tax between you and the buyer according to your purchase agreement. If you’ve paid the second half and close in November or December, the proration typically shows up as a credit to you for the part of the year after closing. If your taxes are paid through your mortgage escrow account, any leftover balance in that account is handled by your lender after the loan is paid off; ask the lender how and when.

Order a payoff statement from your lender that runs through your expected closing date. Interest is charged up to the payoff date, so the figure changes if closing moves.

Selling an Edmonds condo: the resale certificate

If you’re selling a unit in a common interest community, such as a condo, RCW 64.90.640 requires a resale certificate from the association. It has to be furnished within 10 days of your request. The charge for preparing it can’t exceed $275, and the association can’t add charges for documents it already keeps online for owners. Updating a certificate within six months of your earlier request can cost up to $100 more. Request it as soon as you decide to list: the buyer can cancel within five business days of first receiving it, unless they got it more than five business days before signing the purchase agreement.

What the Edmonds market adds to the picture

• Sale-to-list: 99.9% on average in September 2026, up 0.1 points from a year earlier.
• Sold above list: 29.8%, up 4.6 points.
• Homes with a price drop: 32.2%.
• Median days on market: 15 for all home types, 17 for single-family homes and 18 for condos (three months ending September 2026).

Redfin rates Edmonds “very competitive.” For a seller, that means the line that moves your net the most usually isn’t a fee. It’s the list price. About a third of Edmonds homes for sale had cut their price in September, and on a home at these prices even a small cut is usually more money than any line you’d negotiate with title or escrow.

The paperwork

• Seller disclosure statement. Unless the buyer waives it or the sale is exempt, you deliver it within five business days of mutual acceptance unless you agree otherwise, and the buyer gets three business days to accept it or rescind (RCW 64.06.030).
• The 2027 form. RCW 64.06.020 currently has two versions on the Legislature’s site: one marked effective until January 1, 2027, and one effective January 1, 2027. The 2027 version adds Environmental question 7L, which asks whether the property includes a family burial ground, mausoleum or columbarium. If your listing runs across the new year, confirm which form you’re using when the disclosure is delivered.

FAQ

How much does it cost to sell a house in Edmonds?

The fixed part is the excise tax. At Edmonds' $1,177,031 single-family median, state plus local REET is about $20,006 for a 2026 sale date, plus DOR's $5 technology fee. Everything else, brokerage compensation, title, escrow and any repair credits, depends on what you agree to and the quotes you get. Mortgage payoff is not a cost of selling, but it comes out of your proceeds.

What is the excise tax rate in Edmonds?

The local rate in Edmonds is 0.50%, per DOR's table effective May 1, 2026. It's added to the state graduated rate of 1.1%, 1.28%, 2.75% and 3.0% across price bands. On an Edmonds condo at the median price the total works out to about 1.64% of the price; on a single-family home at the median, about 1.70%.

Which closing costs can a seller negotiate?

Brokerage compensation, who pays for title insurance and escrow, and any repair credits are all set by your listing agreement and purchase agreement. The excise tax, DOR's $5 technology fee and the cap on an HOA resale certificate are set by law.

How are property taxes handled when I sell?

Washington property tax is due in two halves: by April 30 and by October 31 (RCW 84.56.020). Escrow prorates the year's tax between you and the buyer according to your purchase agreement. If you've paid the second half and close in November or December, the proration typically shows up as a credit back to you for the rest of the year; check the figure on your settlement statement.

Does it cost less to sell in Edmonds in 2027?

Barely. The higher state REET thresholds that start January 1, 2027 trim about $46.80 off the tax at Edmonds' condo, all-types and single-family medians. That's not worth delaying a sale for.

Get a net sheet with real numbers

Peter Kim and Odigo Real Estate Club put together a written net sheet before you list, using title and escrow quotes and your payoff figure rather than rules of thumb, with 25+ years combined experience, 593+ closings, and 122 five-star Zillow reviews. See our home selling services, the true cost of selling in Washington, our Edmonds page, or request a property valuation.

Odigo Real Estate Club · REAL Brokerage, WA #112064 · 16108 Ash Way, Suite 201, Lynnwood, WA 98087 · (425) 409-3823 · Mon–Sat 9 AM–6 PM, closed Sunday

Sources

• Redfin, Edmonds WA housing market (median sale price, homes sold and median days on market by home type for the three months ending September 2026; sale-to-list, homes sold above list and homes with price drops for September 2026; Compete Score), https://www.redfin.com/city/5357/WA/Edmonds/housing-market , accessed Oct 30, 2026.
• Washington State Department of Revenue, Real estate excise tax (graduated rates and thresholds through Dec 31, 2026 and for sales beginning Jan 1, 2027; who pays; when the tax is due; fees and penalties), https://dor.wa.gov/taxes-rates/other-taxes/real-estate-excise-tax , accessed Oct 30, 2026.
• Washington State Department of Revenue, Local real estate excise tax rates effective May 1, 2026, https://dor.wa.gov/sites/default/files/2026-03/84-0013-May26_REET.pdf , accessed Oct 30, 2026.
• Washington State Legislature, RCW 82.45.060 (state REET rates; threshold adjustment every fourth year), https://app.leg.wa.gov/RCW/default.aspx?cite=82.45.060 , accessed Oct 30, 2026.
• Washington State Legislature, RCW 84.56.020 (property tax due dates: first half by April 30, second half by October 31), https://app.leg.wa.gov/RCW/default.aspx?cite=84.56.020 , accessed Oct 30, 2026.
• Washington State Legislature, RCW 64.90.640 (resale of units; resale certificate contents, 10-day delivery, $275 cap, $100 update fee, buyer cancellation window), https://app.leg.wa.gov/RCW/default.aspx?cite=64.90.640 , accessed Oct 30, 2026.
• Washington State Legislature, RCW 64.06.020 (seller disclosure statement form; version effective until Jan 1, 2027 and version effective Jan 1, 2027), https://app.leg.wa.gov/RCW/default.aspx?cite=64.06.020 , accessed Oct 30, 2026.
• Washington State Legislature, RCW 64.06.030 (delivery of the disclosure statement; buyer’s three-business-day option), https://app.leg.wa.gov/RCW/default.aspx?cite=64.06.030 , accessed Oct 30, 2026.

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