By David Yerokhin · Published August 31, 2026
Start with two written scenarios
Ask a prospective agent for a written pricing and net-proceeds estimate based on current local conditions. Ask a direct buyer for the purchase price, closing date, inspection terms, financing conditions, requested seller costs, and any assignment or cancellation rights in writing. A verbal price is not enough for a meaningful comparison.
Compare net proceeds, not just price
For each path, subtract the expected mortgage and lien payoffs, Washington real estate excise tax unless an exemption applies, local REET, title and escrow charges allocated to the seller, negotiated broker compensation, concessions, repairs or credits, cleanup, and other transaction-specific costs. Use current written estimates because rates, payoffs, and closing allocations can change.
Put preparation and carrying time on the same sheet
A listing may expose the property to more buyers, but it may also involve cleaning, access, photography, showings, repair decisions, buyer inspection negotiations, appraisal, and loan approval. A direct buyer may accept more condition and scheduling uncertainty but price those risks into the offer. Add mortgage payments, utilities, insurance, taxes, maintenance, and vacancy risk for the time each path could take.
Broker compensation is negotiable
Washington law requires compensation terms to be addressed in the real-estate firm's services agreement. The Washington Department of Licensing also states that commissions are negotiable and are not set by law. Do not assume a fixed or standard percentage; review the actual written agreement and any buyer-side compensation or concession request.
Choose for the outcome you value
A seller who prioritizes maximum market exposure may prefer a well-executed listing. A seller who prioritizes fewer preparation steps, fewer financing variables, privacy, or a specific closing schedule may value a direct offer. Neither route guarantees a particular net or closing date. Compare written terms and use qualified legal, tax, title, and real-estate professionals for advice within their roles.
Washington sources used for this guide
RCW 18.86 — Real estate brokerage relationships
Washington duties, services agreements, and compensation provisions, including RCW 18.86.080.
Washington Department of Licensing — Real-estate advertising guidelines
State guidance explaining that real-estate commissions are negotiable and not fixed by law.
Washington Department of Revenue — Real estate excise tax
Current state and local REET rules and rate resources; REET is generally due on a sale unless an exemption applies.
This page provides general information, not legal, tax, or financial advice. Obtain transaction-specific figures and advice from the appropriate independent professionals.
Continue your research
Selling a house as-is
Use a cost worksheet to compare repair, preparation, and holding choices.
Request a direct property offer
Get written terms to compare with a listing estimate or other alternatives.