Seller Net Sheet Example: $900K Home in Bellevue (2026)

On a $900,000 Bellevue home sale, most sellers expect to walk away with around $550,000. The actual number is closer to $478,000. Here's exactly where the difference goes. A seller's net sheet breaks down every cost between your sale price and your final check, because technically, surprises can still happen. 

On a $900,000 sale in Bellevue, the gap between "listed at" and "deposited" can easily reach $70,000–$100,000 once commissions, Washington's tiered excise tax, escrow fees, and title insurance are factored in. 

This guide walks through every line item with real 2026 estimates, and links to a free calculator so you can run your own figures in minutes.

What Is a Seller Net Sheet (and Why Does It Matter in Bellevue)?

A seller's net sheet, sometimes called a seller's estimated closing statement or net proceeds worksheet, is a document that projects how much money you'll take home after all costs are deducted from your sale price. It is not the same as a closing disclosure, which is a finalized legal document issued at settlement.

 A net sheet is a planning tool, and in a premium market like Bellevue, it's one of the most important conversations you can have before you list.

Why Bellevue Sellers Need One Before Listing

Bellevue sits in King County, which layers its own 0.50% local Real Estate Excise Tax (REET) on top of Washington State's graduated rate, making the combined tax burden higher than many nearby markets. Closing costs like title insurance, escrow allocation, and recording fees can also vary based on contract terms, title company pricing, and local practices. Sellers who skip the net sheet often discover a five-figure gap between their mental math and their actual proceeds. After more than 200 Eastside transactions, I’ve found that seller net sheets are often the first moment homeowners realize how different “sale price” and “walk-away number” really are, especially in Bellevue, where taxes, payoff balances, and negotiation exposure can materially shift the final outcome. 

A good net sheet also reveals which costs are fixed (REET, recording fees) versus flexible (commission structure, escrow allocation, concessions). That distinction is where strategic sellers capture thousands of dollars before negotiations even begin.

What a Seller Net Sheet Includes

Every net sheet, regardless of market, covers the same core categories:

• Sale price (your starting figure)

• Mortgage payoff (principal balance + per diem interest + reconveyance fee)

• Real estate agent commission

• Washington State Real Estate Excise Tax (REET)

• Owner's title insurance policy

• Escrow/settlement fees

• Recording and deed preparation fees

• Prorated property taxes and HOA dues

• Any repair credits or buyer concessions

• Estimated net proceeds (the bottom line)

$900K Bellevue Seller Net Sheet: 2026 Line-by-Line Breakdown

The table below reflects a 2026 sale of a single-family home in Bellevue, WA, at $900,000 with an estimated remaining mortgage balance of $350,000. All figures use current King County customs and Washington State rates.

For many sellers, that number determines what they can comfortably put toward their next home, whether they can pay off other debt, or whether a move financially makes sense at all. That’s why accurate net planning matters before you list, not after. Note: This is an estimate. Your actual net proceeds depend on your specific mortgage balance, commission rate, HOA status, closing date, and negotiated terms. Use our free net proceeds calculator for a personalized number.

Washington State REET Tier Breakdown on $900,000

Washington uses a graduated REET structure, meaning different portions of your sale price are taxed at different rates. Here's how $900,000 breaks down under 2026 rates:

Sellers who focus only on commission often miss that REET alone can exceed $15,000 on a Bellevue home priced near $900K. That's not a rounding error; it's a line item that deserves its own planning conversation.

Commission: The Most Negotiable Line

Following the August 2024 NAR settlement changes, sellers are no longer required to offer buyer agent compensation through the MLS. Many Bellevue sellers still choose to offer competitive compensation or concessions to attract strong buyers.

At 5.5%, commission on a $900K sale is $49,500. At 5.0%, it drops to $45,000. That $4,500 difference is real money.

The right strategy depends on your home's condition, the current absorption rate in your submarket, and how aggressively you want to price. A net sheet makes those trade-offs visible before you sign a listing agreement. For example, sellers in neighborhoods like Somerset, West Bellevue, and Bridle Trails often face very different buyer expectations around presentation, pre-inspections, and concession requests. Those differences can materially affect your final net proceeds. 

Title Insurance and Escrow: King County Customs

In many resale transactions across King County, sellers commonly pay for the owner's title insurance policy, which protects the buyer, but this cost can be negotiated depending on the contract structure and transaction type.

Expect roughly $1,500–$2,200 for a $900K sale, depending on the title company.

Escrow fees are often split between buyer and seller, though the final allocation depends on the purchase agreement.

The seller's share on a $900,000 transaction generally runs $900–$1,200.

Washington is an escrow state, attorneys are not required at closing, and licensed escrow officers at title companies manage the transaction from contract through funding.

Recording Fees: Important Update

Washington recording fees have increased in recent years due to legislative changes and housing-related surcharges. Exact costs can vary depending on document type, county implementation, and future fee adjustments.

Sellers should always confirm current recording costs with their escrow provider.

Know Your Real Net Before You Sell 

For a $900,000 home in Bellevue, a realistic seller net sheet in 2026 points to estimated proceeds in the range of $470,000–$490,000, depending on your mortgage balance, commission structure, and negotiated terms. The biggest cost drivers are:

• commission (~$49,500 at 5.5%)

• combined REET (~$15,075)

• mortgage payoff

And two of those three are at least partially within your control before you ever accept an offer. Washington's recording fee changes, King County's higher local REET, and post-2024 commission changes all affect your bottom line in ways that a generic national calculator won't capture.

The difference between a rough estimate and a properly built Bellevue seller net sheet can easily be tens of thousands of dollars. Before you list, it’s worth understanding: what you’ll realistically net, where negotiations could affect your bottom line, and which costs are fixed versus strategically manageable. I regularly help Bellevue sellers model multiple pricing and negotiation scenarios before they hit the market, so there are fewer surprises once offers start coming in. Run your free net proceeds estimate at ChambersNW or reach out directly for a personalized seller net sheet based on your property, payoff, and timing. 

FAQs

1. How accurate is a seller's net sheet?

A net sheet is an estimate, not a guarantee. The three variables that shift most between estimate and final settlement are:

• your exact mortgage payoff

• prorated property taxes

• repair credits negotiated after inspection

Everything else, like REET, recording fees, and title insurance, is usually predictable within a reasonable range before you list.

2. Does Washington State capital gains tax apply to my home sale?

Washington's 7% capital gains tax applies to financial assets (stocks, bonds), not real estate. Your primary residence is generally exempt from this tax. Federal exclusions also apply to many homeowners:

• $250,000 for single filers

• $500,000 for married couples filing jointly

If your home was used as a rental, or your appreciation exceeds federal thresholds, consult a CPA before listing.

3. Should I get a net sheet before accepting an offer?

Yes, and you should run it on every offer you receive, not just the highest bid.

An offer with fewer contingencies, a shorter inspection period, or a larger earnest money deposit can sometimes produce a better final net than a higher offer packed with concessions. Your listing agent should provide a comparative net sheet for each offer.

4. What is a "dirty net" versus a "clean net"?

A clean net accounts for all costs with no assumptions, it pulls in your actual payoff, confirms all fees, and produces a reliable bottom line.

A dirty net is a quick estimate that may leave out smaller line items. Always ask your agent or escrow officer for a clean net before finalizing your pricing strategy.