Calculator — Washington State
Washington State REET & Seller Net Calculator
Estimate your Real Estate Excise Tax (REET) and total closing costs for a commercial property sale in Washington State. REET uses graduated marginal brackets — this calculator shows the exact tax at each tier.
2020–present WA REET rates
Sale details
Brokerage
Typical commercial range: 3–6% depending on deal size and property type.
Title & escrow
Typical range: 0.4–0.6% for Washington commercial transactions.
Commercial escrow in WA: typically $2,500–$6,000 depending on complexity.
Other costs
Attorney fees, recording, transaction coordinator, etc.
Estimated net proceeds
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Total closing costs
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Total cost as % of price
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After loan payoff
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WA REET — bracket-by-bracket
Each rate applies only to the portion of the sale price within its bracket.
| Price bracket | Rate | Taxable portion | REET due |
|---|---|---|---|
| Total WA REET | — | — | |
Full seller cost summary
Common Washington REET Exemptions
Some commercial real estate transfers may qualify for a full or partial REET exemption. Exemptions must be claimed on the REET Affidavit filed with the county. Always confirm eligibility with your title company and attorney.
Transfers Between Related Entities
Transfers between a parent entity and its wholly owned subsidiary, or between entities with common ownership, may qualify if structured correctly under RCW 82.45.010.
Gifts & Gratuitous Transfers
Transfers for no consideration or nominal consideration (gifts) are generally exempt from REET. Documentation of the gift intent is required.
Divorce & Community Property Division
Transfers of real property between spouses or domestic partners pursuant to a divorce decree or separation agreement are exempt from REET.
Foreclosure & Deed in Lieu
Transfers to a lender via foreclosure or deed in lieu of foreclosure are exempt from REET — a meaningful benefit in special asset and workout scenarios.
Certain Trust Transfers
Transfers to a revocable living trust where the grantor retains beneficial interest may be exempt. Transfers back from trust to the original grantor are also often exempt.
Note: 1031 Exchanges Are NOT Exempt
Washington does not exempt 1031 exchange sales from REET. The tax is due on the sale of the relinquished property. This is a frequent misconception — budget REET into your exchange net equity calculation.
Frequently Asked Questions
What is the Washington State real estate excise tax (REET) rate?
Washington State REET uses graduated marginal rates similar to income tax brackets. As of 2020: 1.10% on the first $500,000 of sale price; 1.28% on the portion from $500,001 to $1,500,000; 2.75% on the portion from $1,500,001 to $3,000,000; and 3.00% on any amount above $3,000,000. Each rate applies only to its bracket — not the full sale price.
Does commercial real estate pay REET in Washington State?
Yes. Washington State REET applies to all transfers of real property, including commercial real estate, industrial, retail, office, multifamily, and land. There is no distinction between commercial and residential property for REET purposes.
Who pays the real estate excise tax in Washington?
The seller customarily pays Washington REET, though it is technically the obligation of both buyer and seller as a joint and several liability. In commercial transactions, responsibility for REET is often addressed explicitly in the Purchase and Sale Agreement.
How much is REET on a $5 million commercial sale in Washington?
On a $5,000,000 sale: 1.10% × $500,000 = $5,500; 1.28% × $1,000,000 = $12,800; 2.75% × $1,500,000 = $41,250; 3.00% × $2,000,000 = $60,000. Total REET = $119,550, or approximately 2.39% of the sale price.
Are 1031 exchanges exempt from Washington REET?
No — Washington State does not have a blanket REET exemption for 1031 exchanges. REET is still due on the sale of the relinquished property. However, certain other transfers are exempt, including gifts, transfers between related entities, and transfers in foreclosure. Always confirm with your title company and attorney.
What other Washington REET exemptions exist for commercial property?
Common exemptions include: transfers between spouses or domestic partners in a divorce; transfers to a living trust for estate planning; tax-exempt entity transfers; certain timber land transfers under RCW 82.45.197; and transfers pursuant to a court order. Exemptions must be claimed on the REET affidavit filed with the county.
Has the Washington REET rate changed recently?
Yes. The current graduated REET structure took effect January 1, 2020, replacing a flat rate of 1.28% that had been in place for decades. The change significantly increased the tax burden on commercial properties selling above $3 million.
How does Washington REET compare to other states?
Washington has one of the highest commercial real estate transfer tax rates in the West. California charges 0.11% (with some county/city add-ons), Oregon has no state transfer tax, and many states charge 0.1–0.2%. Washington's top rate of 3.0% on amounts over $3M is a significant seller cost on large commercial transactions.
Is Washington REET deductible for federal tax purposes?
Washington REET is typically treated as a selling expense that reduces the amount realized on the sale, which in turn reduces taxable gain. It is not a separate deduction but reduces the gross proceeds for purposes of computing gain. Consult your tax advisor for specifics.
Estimates only. REET rates are based on Washington State law (RCW 82.45) effective January 1, 2020. Some transactions may qualify for exemptions. County surtaxes may apply in certain jurisdictions. Consult your title company, escrow officer, and tax advisor for exact figures before closing.