When most Spokane homeowners think about selling, they think about the agent’s commission. That’s the big obvious cost. But it’s only part of the picture. Between excise tax, repair credits, seller concessions, prorations, and a half-dozen smaller fees, the total cost of selling a $400,000 house in Spokane often lands somewhere between 8% and 12% of the sale price. Here’s an honest breakdown of every line item so you know what your net check will actually look like.
Real Estate Commissions
The most visible cost. In Spokane, total commissions typically run 5% to 6% of the sale price, split between the listing agent and the buyer’s agent. On a $400,000 home, that’s $20,000 to $24,000.
The 2024 NAR settlement changed how commissions are negotiated. Sellers no longer have to advertise a specific buyer’s agent commission on the MLS, but in practice most buyers still expect their agent to be paid by the seller, and most listing contracts still include the full commission. If you list with an agent, plan on the full 5-6% unless you negotiate a different structure upfront.
Washington State Excise Tax (REET)
Washington charges a Real Estate Excise Tax on every home sale. It’s tiered based on sale price. As of 2025, the combined state and Spokane County rates are:
- Up to $525,000: 1.78%
- $525,000 to $1.525M: 1.78% on the first $525K, 1.78% on the portion above (rate scales up)
- Higher brackets above that for higher sale prices
For most Spokane home sales, REET works out to roughly 1.78% of the sale price. On a $400,000 sale, that’s about $7,120. The seller pays this at closing. It’s deducted from your proceeds.
Title and Escrow Fees
Both buyer and seller pay portions of closing costs through the title company. The seller’s share typically includes:
- Owner’s title insurance policy: $800 to $1,500 depending on sale price
- Escrow fee (half of total): $400 to $700
- Recording and document fees: $100 to $300
- Wire fees and courier charges: $50 to $150
Plan on roughly $1,500 to $2,500 in title-related fees on a typical Spokane sale.
Property Tax Prorations
Spokane County property taxes are paid in arrears. At closing, you’ll owe the buyer a credit for the portion of the year you owned the home but haven’t yet paid taxes on. For a $400,000 home with roughly $4,000 in annual taxes, this can be anywhere from a few hundred dollars to nearly the full annual bill depending on when in the year you close.
Repair Credits and Buyer Concessions
This is the cost people consistently underestimate. After the inspection, buyers almost always come back with a list. In the current Spokane market, sellers typically end up giving back 1% to 3% of the sale price in either repair credits, price reductions, or seller-paid closing costs.
Common items that come up in Spokane inspections:
- Roof issues (older homes in particular)
- Knob-and-tube wiring (extremely common in pre-1950 South Hill and West Central homes)
- Aging HVAC systems
- Sewer line issues (older clay pipes throughout central Spokane)
- Water heater age
- Foundation cracks (especially in homes on hillsides)
If you’re selling a property with known issues, our page on selling a house as-is in Spokane covers ways to avoid the repair-credit cycle entirely.
Pre-Listing Prep Costs
Most agents recommend some combination of:
- Deep cleaning: $300 to $600
- Carpet cleaning or replacement: $400 to $3,000
- Interior paint: $1,500 to $5,000 for full repaint
- Landscaping and curb appeal: $200 to $2,000
- Minor repairs (handyman work): $500 to $2,000
- Professional photos and staging consultation: included with most agents, but full staging runs $1,500 to $4,000
Total prep costs for a typical Spokane listing usually fall in the $2,000 to $8,000 range. Higher-end homes on the South Hill or in Liberty Lake often see staging budgets above $5,000.
Carrying Costs While You Wait
This is the silent killer. Every month the house sits, you’re paying:
- Mortgage payment (principal and interest)
- Property taxes (prorated monthly)
- Homeowners insurance
- Utilities (especially if vacant — Spokane winters add up)
- Lawn care or snow removal
- HOA dues if applicable
For a typical Spokane homeowner with a $300,000 mortgage, monthly carrying costs run $2,200 to $3,000. A sale that takes 4 months instead of 1 means $6,000+ in additional carrying costs that come straight out of your net.
Mortgage Payoff and Prepayment Penalties
Most modern mortgages don’t have prepayment penalties, but some do. Check your loan documents. Also be aware that your final payoff amount will be higher than your most recent statement — it includes daily interest accrued through the closing date plus any escrow shortages.
Home Warranty (Optional but Common)
Many Spokane sellers offer a 1-year home warranty to buyers as a sweetener. Cost: $500 to $700. It’s optional but can help close deals on older properties.
Adding It All Up
For a $400,000 Spokane home sold traditionally, here’s a realistic cost breakdown:
- Commissions (5.5%): $22,000
- Excise tax (1.78%): $7,120
- Title and escrow: $2,000
- Pre-listing prep: $3,500
- Repair credits/concessions (2%): $8,000
- Property tax proration: $1,500 (average)
- Home warranty: $600
- Carrying costs (3 months extra): $7,500
- Total: approximately $52,000, or 13% of sale price
That’s before paying off your mortgage. The net check after a $300,000 mortgage payoff would be roughly $48,000.
How the Cash Sale Math Compares
For the same $400,000 property with a cash buyer paying $325,000:
- Commissions: $0
- Excise tax (1.78%): $5,785
- Title and escrow: usually covered by buyer
- Repairs and prep: $0
- Carrying costs: minimal (10-14 days)
- Mortgage payoff: $300,000
- Net to seller: approximately $19,000
In this example, the traditional sale nets about $29,000 more. But the gap closes fast when the property needs significant work, when the market is slow, or when carrying costs run higher. For some sellers, the certainty and speed of cash is worth the spread. For others, the traditional route is better. Our guide on selling fast in Spokane goes deeper on when each option makes sense.
Bottom Line
Whatever path you take, build a real spreadsheet with every line item before you commit. The headline price never tells the full story. Net proceeds are what actually land in your account.
If you want a no-obligation cash offer to compare against a traditional listing, call us at (509) 720-8429 or fill out the short form on this page. We’ll give you a real number within 24 hours and walk you through a side-by-side comparison so you can decide based on actual numbers instead of estimates.