Closing day should feel exciting, not confusing. If you are buying or selling in Bellevue, one of the biggest questions is what you will actually pay at the closing table. You want clear numbers, who pays what, and where you have room to negotiate so you can protect your bottom line.
In this guide, you will learn typical buyer and seller closing costs in Bellevue and greater King County, how each line item works, and smart ways to plan ahead. You will also see where customs vary and what to confirm with your lender and title or escrow company. Let’s dive in.
Bellevue closing costs at a glance
Closing costs are the fees, taxes, and prepaids tied to transferring a home from seller to buyer. In the Seattle–Bellevue–Everett area, these ranges are common:
- Buyers: about 2% to 5% of the purchase price.
- Sellers: about 6% to 10% of the sale price.
Your exact total depends on price, loan type and rate, title and escrow fees, property tax proration, Washington’s real estate excise tax, and any negotiated credits. Cash buyers often pay less since there are no lender fees.
Buyer closing costs in Bellevue
Lender fees and appraisal
Most financed purchases include lender charges. You will see these detailed on your Loan Estimate and Closing Disclosure.
- Loan application or origination fees: typically 0.5% to 1.5% of the loan amount. Some buyers choose a slightly higher rate in exchange for lender credits.
- Appraisal: usually 450 to 900 dollars depending on property type and complexity.
- Credit report: usually 25 to 50 dollars.
- Lender-required inspections or reports when applicable, such as pest, septic, or well tests: plan for 150 to 800 dollars.
Title insurance and escrow services
Washington closings are typically handled by licensed title and escrow companies rather than attorneys. For buyers, you usually pay for the lender’s title policy and your portion of escrow or settlement services. These fees often total several hundred to a few thousand dollars based on price and company.
An owner’s title insurance policy is common in our area. In many Puget Sound transactions, the seller pays for the owner’s policy, but customs can vary by neighborhood and even by company. Confirm with your agent and your chosen title and escrow team.
Recording and county fees
King County recording fees and related county charges are generally modest. Plan for under a few hundred dollars for standard recording of the deed and deed of trust. Specialized documents can add small costs.
Prepaid items and escrow reserves
Your lender will collect prepaid items at closing so your first payments run smoothly. These can be a few months of taxes and insurance.
- Prepaid interest from your closing date to the first day of the next month.
- First year of homeowner’s insurance.
- Initial deposits into your tax and insurance escrow account based on lender guidelines and King County tax schedules.
HOA and insurance add-ons
If you are buying a condo or home with an HOA, expect transfer or initiation fees that often range from 100 to 500 dollars or more. If your lender requires special coverage, such as flood insurance, that will be added to your costs.
Cash to close and timing
Your lender must provide a Loan Estimate within three business days of application and a Closing Disclosure at least three business days before closing. The Closing Disclosure shows your exact cash to close and wiring instructions from the title company. Always verify wiring instructions directly with the title or escrow company by phone before sending funds.
Seller closing costs in Bellevue
Real estate commission
Commission is commonly 5% to 6% of the sale price in our market, paid by the seller and split between the listing and buyer brokerages. Commission is negotiable and should be set in your listing agreement based on service level and strategy.
Washington real estate excise tax
Washington’s real estate excise tax, often called REET, is paid by the seller at closing. The state uses a tiered or progressive schedule and local jurisdictions can add surcharges. Because Eastside prices are high, this can be a five-figure line item. Confirm the current schedule and your exact amount early with your title or escrow officer and the Washington State Department of Revenue.
Title, escrow, and recording services
Sellers in many Puget Sound transactions pay for the owner’s title insurance policy, though customs can differ. Escrow or settlement fees may be split or allocated by agreement. Recording, deed preparation, notary, courier, and reconveyance fees are typically modest but should be included in your net sheet.
Prorations, payoff, and extras
- Property taxes are prorated to the closing date based on King County schedules.
- Your mortgage balances and any home equity lines are paid off at closing, including reconveyance fees.
- If you offer a home warranty as a buyer incentive, expect 300 to 800 dollars.
- Repairs, inspection credits, and other concessions directly impact your net proceeds and are negotiated during the transaction.
Who pays what in King County
Local customs exist, but many items are negotiable. Here is how it often plays out in Bellevue area contracts:
- Owner’s title policy: frequently paid by the seller, but customs vary. Confirm before you write or accept an offer.
- Escrow or settlement fees: sometimes split, sometimes seller-paid. This can depend on the title company and the contract.
- HOA transfer fees and special assessments: negotiable and spelled out in the purchase agreement.
- Buyer closing cost credits: used as a tool to bridge appraisal gaps, address repairs, or help buyers with cash to close.
Quick budgeting formulas
Because prices in Bellevue are high, percent-based rules help you plan.
- Buyer quick estimate: Purchase price times 2% to 5% for closing costs, plus your down payment and your initial escrow deposits.
- Seller quick estimate: Commission at 5% to 6% plus Washington REET based on the state schedule, plus 1,000 to 4,000 dollars for title, escrow, and county fees, plus prorated taxes and loan payoffs.
Example for illustration only: On a 1,000,000 dollar sale, a 5.5% commission equals 55,000 dollars. Title, recording, and other routine fees might total 2,000 to 5,000 dollars. Washington REET adds a significant amount depending on the current rate schedule. Your actual numbers should come from your title or escrow officer and, for buyers, your lender.
Smart ways to reduce your cash to close
- Ask about lender credits. Some buyers accept a slightly higher interest rate to offset lender fees at closing.
- Negotiate seller credits. In a buyer-leaning market or after inspections, you may secure a closing cost credit or a repair credit.
- Clarify who pays title and escrow. If local custom is flexible, negotiate for the other party to cover a larger share of settlement fees.
- Time your closing date. Prepaid interest and tax prorations change with the calendar. Your lender and title team can show you how a different date affects cash to close.
- For sellers, address repairs early. Pre-inspections and targeted improvements can reduce the risk of costly credits later.
Documents and timelines you should expect
For buyers
- Loan Estimate within three business days of loan application.
- Inspection report after your inspection contingency is complete.
- Appraisal report ordered by your lender.
- Closing Disclosure at least three business days before you sign.
For sellers
- Estimated seller net sheet or preliminary closing statement from your title or escrow team.
- Payoff statements from any mortgage holders or lienholders.
- Property disclosures as required by Washington law.
- Final deed and closing documents coordinated by title or escrow.
On closing day, funds are wired per escrow instructions, documents are signed and recorded, and keys transfer when funds clear and recording is complete.
Local Bellevue and King County notes
- Closings are conducted by title and escrow companies, not attorneys, in most transactions.
- King County recording and routine document fees are generally modest.
- Property taxes are prorated at closing. You can review assessed values and tax history with the county if needed.
- Market conditions affect concessions. In a strong seller’s market, buyers usually cover more of their own costs. In a buyer’s market, seller credits are more common.
Your next step
Whether you are buying your first Bellevue condo or selling a luxury Eastside home, the right plan protects your bottom line. Map out your numbers early with a lender and a trusted title partner, and use negotiation levers like credits and fee allocations to your advantage. If you want a clear, customized breakdown and a strategy to maximize your results, reach out to Mark Ashmun for local guidance.
FAQs
What are typical buyer closing costs in Bellevue?
- Buyers usually budget about 2% to 5% of the purchase price for lender fees, appraisal, title and escrow services, prepaid items, and initial escrow deposits.
What closing costs do sellers pay in King County?
- Sellers typically cover commission, Washington’s real estate excise tax, the owner’s title insurance policy in many local customs, escrow and recording fees, prorated taxes, and loan payoffs.
Who pays for the owner’s title insurance policy in Bellevue?
- In many Puget Sound transactions the seller pays for the owner’s title policy, but practices vary by company and contract, so confirm with your title or escrow officer.
What is Washington REET and who pays it?
- Washington’s real estate excise tax is a tiered state tax on property sales that is paid by the seller at closing; check the current schedule with the Department of Revenue and your title team.
Can a seller pay some of the buyer’s closing costs?
- Yes, seller credits are common and negotiated in the purchase agreement, though loan programs may cap the amount that can be credited toward buyer costs.
How can I avoid surprise costs at closing?
- Buyers should obtain a Loan Estimate early and a Closing Disclosure three days before closing, while sellers should request payoff statements and an estimated closing statement from their title or escrow company.
How are funds and wires handled at closing in King County?
- Your title company provides wiring instructions; always verify by calling a known number before sending funds to protect against wire fraud.
