Thinking about selling your Sammamish home this year? If you own a 4–6 bedroom house, you are aiming to reach busy family buyers while managing timelines, costs and details that can feel overwhelming. You deserve a clear, local plan that shows you what to do, when to do it and how to protect your bottom line. This step-by-step playbook walks you through market timing, high-ROI prep, Washington’s REET tax, inspections, appraisals and a sample net sheet so you can sell with confidence. Let’s dive in.

Sammamish market at a glance

Sammamish remains a high-value Eastside suburb. Publicly reported city-level data from major aggregators place single-family home values roughly in the mid-six-figures to low-seven-figures, with many 4–6 bedroom homes trading around 1.25 million to 1.8 million depending on neighborhood and month. Prices and days on market can vary significantly by location and home type. For pricing strategy, use a neighborhood-specific CMA from the NWMLS rather than citywide averages.

Best time to list

If timing is flexible, late spring is typically the strongest window for sellers. Many owners prep for 2 to 3 months to be market-ready between late April and June. If you must sell off-cycle, focus on great pricing, standout photos and strong curb appeal to compete.

Who buys 4–6 bedroom homes here

Larger Sammamish homes usually attract buyers who want more space, proximity to Eastside job centers and clear information about assigned school districts. Keep your marketing factual and confirm district assignments, since these details often guide search decisions.

Step 1: Clarify your numbers

Start with a realistic price range, then map your estimated costs so you know your likely net proceeds.

Estimate your sale price

Use a data-backed CMA that compares similar 4–6 bedroom homes in your part of Sammamish. City-level dashboards are helpful context, but serious pricing calls for hyperlocal comps, adjustments for condition and a strategy aligned to current demand.

Understand closing costs

Sellers typically budget for agent commissions, Washington’s Real Estate Excise Tax, title and escrow fees, prorated property taxes, any agreed credits and their mortgage payoff. Commission structures have evolved since 2023 and can vary, though many Eastside sellers still plan around a total in the mid single digits. For context, industry coverage notes commissions often cluster around 5 to 6 percent, with recent changes keeping many deals in a similar range (Forbes Advisor).

REET in Washington: what you will owe

Washington taxes most real estate sales through a graduated REET schedule. Local jurisdictions add a local rate on top. The state tiers currently used include 1.10 percent on the first 525,000 dollars, 1.28 percent on 525,000.01 to 1,525,000 dollars, 2.75 percent on 1,525,000.01 to 3,025,000 dollars, and 3.00 percent above that. Sammamish uses the King County local rate. See the Department of Revenue overview and the local-rate table for details (WA DOR overview, DOR rate table PDF).

Sample REET calculation on a 1,600,000 dollar sale

• State portion by tier:
  • 1.10 percent of 525,000 dollars = 5,775 dollars
  • 1.28 percent of the next 1,000,000 dollars = 12,800 dollars
  • 2.75 percent of the next 75,000 dollars = 2,062.50 dollars
  • State total ≈ 20,637.50 dollars
• Local portion: 0.50 percent of 1,600,000 dollars = 8,000 dollars
• Estimated total REET ≈ 28,638 dollars

By custom, sellers pay REET at closing unless the contract states otherwise.

Property tax proration and timing

Washington property taxes are assessed in arrears, with installments typically due by April 30 and October 31. Escrow prorates at closing so you pay for your period of ownership and the buyer pays forward. Confirm the exact proration method and any advance payments with your escrow officer.

Step 2: Plan your timeline

A clear calendar keeps your sale smooth and reduces stress.

• Weeks 1–2: Initial consult, pricing review, vendor bids, repairs plan.
• Weeks 3–6: Complete prep work, order staging and media, gather permits and receipts.
• Week 7: Final clean, staging installation, photos and video, go live.
• Contract to close: Financed sales often close in about 30 to 45 days, while cash can close faster. Appraisal scheduling, underwriting and repairs are common sources of delay (closing timeline basics).

If you want to hit late spring, start prep in winter so you are ready to launch between late April and June.

Step 3: Prep for market

Well-prepared homes photograph better, show better and give buyers confidence.

High-ROI improvements for 4–6 bedroom homes

• Declutter and deep clean to show room scale and flow.
• Fresh interior paint in neutral tones for a bright, move-in-ready feel.
• Kitchen refresh such as cabinet hardware, counters or lighting when needed.
• Primary bath touch-ups, flooring repair or refinish, and curb appeal.

Agents consistently report that basic prep and curb appeal are top priorities for returns.

Staging and pro media

Staging often reduces days on market and can produce a measurable lift in offers. NAR reports that many agents see a 1 to 10 percent improvement in perceived value when homes are staged, with typical professional costs in the low-thousands depending on scope (NAR on staging impact). For larger Sammamish homes, focus on high-impact rooms like the living area, kitchen, family room and primary suite. Professional photos and video are must-haves for online search and out-of-area buyers.

If you want to complete improvements without upfront cash, ask about concierge-style programs offered through full-service brokerages that front approved costs and are repaid at closing. Always review terms and compare timelines and bids.

Pre-list inspection: should you do one?

A pre-list inspection can surface issues early, help you price with clarity and reduce surprises in buyer negotiations. Typical local pricing for larger homes often ranges from about 500 to 1,100 dollars or more depending on size and add-ons like roof, sewer or HVAC scopes (sample fee schedules). Pros include better preparation and clearer disclosures. Cons include the cost and the possibility you decide to address items before listing.

Permits and disclosures

If you completed structural, electrical, plumbing or mechanical work, confirm permits were pulled and finalized. Buyers and lenders may request proof or ask for corrective steps. The City of Sammamish Permit Center is your primary contact for permit questions and status checks (City of Sammamish Permit Center). In addition, Washington requires sellers to provide a disclosure statement per RCW 64.06. Review the form with your broker so you understand what is required and which items are to the best of your knowledge (RCW 64.06).

Step 4: Launch to win

The first week on market sets the tone.

Pricing strategy that fits demand

Price to your segment with recent, like-kind comps and a clear view of active competition. If you expect multiple offers, agree in advance on your response strategy for escalation clauses, appraisal-gap coverage and flexible closing dates. Strong data helps you negotiate with confidence.

Marketing must-haves

Your listing should showcase lifestyle and function for family buyers. Expect professional photography, a compelling description, accurate school and commute context, and strategic distribution across the MLS and major portals. Full-service teams also bring agent-to-agent outreach and organized private showings to maximize exposure in the first 7 to 10 days.

Step 5: Navigate offers and escrow

Once you accept an offer, stay proactive through inspections, appraisal and closing.

Inspections and repairs

Buyer inspections are the norm. If issues arise, your options include repairing the item, offering a credit, adjusting price or limiting scope through negotiation. Keep receipts and use permits where required, since documentation builds buyer confidence.

Appraisals and appraisal gaps

Lender-ordered appraisals anchor financed closings. If an appraisal comes in below contract price, you can renegotiate price, the buyer can bring more cash, or the deal can cancel if protected by a contingency. Reduce risk by preparing a package for the appraiser that outlines recent comparable sales, a list of permitted improvements with receipts, and a clear features sheet for the home (how low appraisals are handled). This is especially important for unique homes, large lots or custom upgrades that have fewer direct comps.

Closing process and timing

Financed transactions commonly close in about 30 to 45 days, while cash can close sooner. Appraisal scheduling, underwriting and agreed repairs are typical variables. Build realistic timelines into your negotiation so movers, utilities and school transitions stay smooth (closing timeline basics).

Sample net sheet on a 1,600,000 dollar sale

Below is a simple illustration. Your actual figures will come from your listing agreement and escrow officer.

• Estimated sale price: 1,600,000 dollars
• Commission assumption at 5.5 percent: 88,000 dollars (actual commission is negotiable)
• Washington REET (per example above): 28,638 dollars
• Title and escrow fees (estimate): 3,000 dollars
• Staging and media (illustrative): 1,500 dollars
• Subtotal estimated transaction costs: 121,138 dollars
• Estimated net before mortgage payoff and prorations: 1,478,862 dollars

Your final net will reflect prorated property taxes and HOA dues, any agreed buyer credits and your mortgage payoff. Ask your broker and escrow officer for a custom, line-item net sheet at your target price.

Pre-closing checklist

• Confirm utilities transfer dates and final readings with your providers.
• Gather permits, warranties, manuals and a summary of improvements for the buyer.
• Complete any promised repairs and keep receipts for closing.
• Schedule movers, change of address and a professional clean after move-out.
• Provide keys, remotes and access codes to escrow or your broker.

Ready to talk strategy?

If you are planning a Sammamish sale in the next 6 to 12 months, you do not have to figure it out alone. We will tailor your pricing, prep and timeline to your exact home and goals, then manage every detail through closing. Request your free home valuation from Shane Coulter & Anne Welch and let’s build your plan.

FAQs

How does Washington’s REET work for Sammamish sellers?

• Washington uses state tax tiers plus a local rate added on top. On a 1,600,000 dollar sale, the estimated total is about 28,638 dollars using current tiers and the local rate. See the guidance and local-rate table for details (WA DOR overview, DOR rate table PDF).

When is the best time to list in Sammamish?

• Late spring often brings the strongest buyer activity. If you can, be market-ready between late April and June. If timing is tight, focus on pricing, curb appeal and standout photos to compete.

Should I stage my 4–6 bedroom home?

• Yes, in most cases. NAR surveys show staging commonly reduces days on market and can lift perceived value by 1 to 10 percent. Prioritize the living areas, kitchen and primary suite (NAR on staging impact).

Should I order a pre-list inspection?

• It can help you price confidently and address issues early. Expect about 500 to 1,100 dollars or more for larger homes, depending on size and add-ons like sewer or roof scopes (sample fee schedules).

How long does closing take after I accept an offer?

• Financed deals commonly close in about 30 to 45 days, while cash can close faster. Appraisals, underwriting and repairs are the usual variables (closing timeline basics).

What if the appraisal comes in below our contract price?

• You can renegotiate price, the buyer can add cash, or the deal can cancel if protected by an appraisal or financing contingency. Reduce risk by preparing comps, permits and improvement receipts for the appraiser (how low appraisals are handled).