Seattle’s True Cost of Selling a Home: Breaking Down Agent Commissions, Staging, and More

Seattle’s True Cost of Selling a Home: What You Need to Know

Selling a home in Seattle isn’t just about putting a “For Sale” sign in the yard and waiting for offers to roll in. It comes with several costs—some expected, some that can catch sellers off guard. As someone who helps homeowners navigate this process every day, I want to break down the real expenses involved, from agent commissions to staging and closing costs, so you can be fully prepared and maximize your profit.

Agent Commissions

One of the biggest costs sellers face is the real estate commission, typically ranging from 5% to 6% of the home’s final sale price. This commission is usually split between the listing agent and the buyer’s agent.

I often get asked whether selling “For Sale By Owner” (FSBO) is worth it to avoid these fees. In my experience, while FSBO might seem like a cost-saving move, it can often lead to a lower sale price, longer time on the market, and a more stressful process. A skilled agent brings expert pricing strategies, strong negotiation skills, and marketing exposure that can ultimately put more money in your pocket, even after commissions.

Staging and Presentation

In a competitive market like Seattle, first impressions matter. Home staging—whether it’s a full professional setup or just decluttering and rearranging furniture—can make a huge difference in attracting buyers. The cost can range from a few hundred to a few thousand dollars, depending on the level of staging and how long your home is on the market.

Is it worth it? From what I’ve seen, homes that are well-staged tend to sell faster and for a higher price. Buyers often struggle to visualize a home’s potential, and staging helps them connect emotionally. If a full staging package isn’t in your budget, focus on the key spaces: the living room, kitchen, and primary bedroom. Even simple fixes like fresh paint, updated lighting, and deep cleaning can make a big impact.

Pre-Listing Repairs and Improvements

Most buyers prefer move-in-ready homes, so handling minor repairs before listing can help prevent issues during the inspection process. Fixing leaks, patching walls, replacing worn flooring, or addressing overdue maintenance can help you avoid last-minute surprises that might cost you a deal—or force you to lower your price.

If you have extra budget, small strategic upgrades like updating kitchen countertops or refreshing your home’s curb appeal can boost marketability. However, I always advise my sellers to focus on projects with a strong return on investment rather than sinking money into costly renovations that may not pay off.

Marketing and Photography

The way your home is presented online can make or break your sale. Buyers today start their search online, and high-quality photos, drone shots, and video walkthroughs can dramatically increase interest in your property. While some agents (like myself) include professional photography as part of their service, others may charge extra.

Investing in top-tier visuals isn’t just about making your home look nice—it’s about getting more eyes on your listing, more showings, and ultimately, a higher sale price.

Closing Costs for Sellers

Many sellers don’t realize that they have their own set of closing costs to cover. These typically include:

• Title Insurance & Escrow Fees – Often split with the buyer, but the exact breakdown depends on local norms and negotiations.

• Prorated Property Taxes & HOA Fees – You’ll be responsible for these up until the closing date.

• Recording Fees & Miscellaneous Charges – These smaller costs can add up, so it’s important to review all fees in advance.

On average, seller closing costs can range from 1% to 3% of the home’s sale price. Understanding these costs upfront can help you plan ahead and avoid surprises.

Understanding Your Bottom Line

At the end of the day, what matters most is how much money you walk away with after all expenses are deducted. To get a clear picture, factor in:

✅ Agent commissions

✅ Staging and prep costs

✅ Repairs and upgrades

✅ Photography and marketing

✅ Closing costs

✅ Your remaining mortgage balance

By calculating your estimated net proceeds before you list, you can set a competitive price while still protecting your profit.

Let’s Make a Plan for Your Home Sale

Selling your home is a major financial decision, and I want to make sure you do it right. By focusing on the right repairs, staging smartly, and implementing a strong marketing strategy, we can maximize your home’s value while keeping costs under control.

If you’re thinking about selling, let’s chat. I’ll walk you through the process, provide a detailed net sheet, and help you create a strategy that makes sense for your goals.

📞 Call me at (206) 751-2223 or 📧 email me at [email protected] to get started.

Joe Sheldon, Real Estate Broker

Designed Realty

Phone: (206) 751-2223

Email: [email protected]