Tacoma Home Seller's Guide

Rachel analyzes comparable sales within the last 90 days in your neighborhood, adjusts for size, condition and updates and compares against active competition. The goal is a price that attracts immediate interest without leaving money on the table.

Spring, specifically March through June, consistently produces the highest buyer activity across the state. Inventory tends to be lower heading into spring, which creates competition among buyers. Well-priced homes in good condition sell in every season.

Sellers typically pay a listing commission, a buyer's agent commission, escrow fees, title insurance and excise tax. Through Rachel, the listing commission is 1%. Washington's real estate excise tax is graduated and starts at 1.1% for the first $525,000 of the sale price.

Washington charges a graduated real estate excise tax paid by the seller. The rate is 1.1% on amounts up to $525,000, 1.28% up to $1.5 million, 2.75% up to $3 million and 3% above that. This applies to the sale price, not just the profit.

If the home was your primary residence for at least 2 of the last 5 years, you may exclude up to $250,000 in gain as a single filer or $500,000 if married filing jointly. Gains above that threshold are subject to federal capital gains tax. A CPA can advise on your specific situation.

Inherited properties may receive stepped-up basis treatment for federal tax purposes, which can significantly reduce capital gains exposure. You will still need to complete a seller disclosure and address any deferred maintenance. Rachel can connect you with a CPA familiar with estate sales.

Rachel lists through 1 Percent Lists Tacoma, which charges 1% in listing commission rather than the traditional 2.5 to 3%. The home receives full MLS exposure, professional photography and complete representation. The savings stay in your proceeds.

Not always. Rachel identifies which repairs remove buyer objections and which are unlikely to return their cost. Fresh paint, clean carpets and functional mechanicals matter more than cosmetic renovations that reflect personal taste rather than broad buyer preference.

Professional staging improves sale outcomes on average. Even light staging, including decluttering, rearranging furniture and removing personal items, helps buyers picture themselves in the space. For vacant homes, some level of staging is strongly recommended.

Very. The listing photos and the first drive-by are often where buyers decide whether to schedule a showing. Simple improvements like fresh mulch, a painted front door and clean windows create a strong first impression that holds up when buyers arrive in person.

If the buyer's lender orders an appraisal and it comes in below the purchase price, you can negotiate a price reduction, ask the buyer to cover the gap in cash, or walk away if the contract includes an appraisal contingency. Rachel prepares sellers for this during pricing discussions.

The final walkthrough typically happens 24 to 48 hours before closing. The buyer confirms the home is in the agreed-upon condition. Remove all personal items, complete agreed repairs and leave the home clean. Any discrepancies can delay closing.

Earnest money is the deposit a buyer makes when their offer is accepted. It is held in escrow and applied to the purchase at closing. If the buyer backs out without a legitimate contingency, you may be entitled to keep it. Amount is negotiated as part of the offer.

Contingent means an offer is accepted but certain conditions still need to be met before the sale can close. Pending typically means contingencies have been removed and the transaction is expected to close. Definitions can vary slightly by MLS.

Complete all agreed repairs, gather property documents such as warranties and HOA records, notify utilities of the transfer date and confirm your moving timeline. Rachel coordinates with escrow so you know exactly what to bring and sign.

Rachel reviews each offer across price, financing type, down payment, contingencies and closing date. She helps you understand which offer carries the least risk and the strongest overall terms, rather than defaulting to the highest number on paper.

Do not dismiss them outright. A counter at or near your asking price keeps the conversation open. Rachel helps you respond in a way that signals confidence without closing the door on a buyer who may be willing to come up significantly.

A seller's concession is when you agree to cover a portion of the buyer's closing costs as part of negotiation. It can help close a deal when the buyer is short on cash but can afford the monthly payment. Rachel calculates the effect on your net proceeds.

You can agree to make specific repairs, offer a closing credit, reduce the price, or decline the request entirely. Rachel evaluates each ask based on its merit, your timeline and the strength of the overall offer before recommending a response.

Cash offers eliminate appraisal and financing contingency risk and typically close faster. A financed offer at a higher price may net you more or less depending on whether it appraises. Rachel helps you model the net proceeds for each scenario before you decide.

Yes. Your remaining mortgage balance is paid off at closing from the sale proceeds. As long as the sale price exceeds what you owe, you receive the difference after closing costs and commissions.

Washington requires sellers to complete a Seller Disclosure Statement covering the property's condition, known defects, water and sewer systems, environmental conditions and legal issues. Failing to disclose known material defects creates legal exposure.

No. Washington is a non-attorney state for real estate closings. A licensed escrow company handles the closing process and document coordination. That said, for transactions involving unusual circumstances, consulting an attorney is always an option.

If the buyer exits within a valid contingency window, they typically receive their earnest money back. If they exit without a valid reason after contingencies have been removed, you may be entitled to retain the earnest money. Terms depend on the purchase and sale agreement.

It is a legally required document where sellers disclose the known condition of the property, including structural issues, water damage, permit history, environmental concerns and HOA details. Buyers use it to make informed decisions. Incomplete or inaccurate disclosures can create legal liability after closing.

No. Buyers are more comfortable exploring and discussing a home openly when the seller is not present. Plan to be away during all scheduled showings whenever possible. Sellers who stay tend to make buyers feel observed rather than at home.

Yes, but it requires careful timing. Rachel works with sellers on bridge strategies including rent-back agreements, so you have time to secure the next property without a gap in housing. Coordinating both transactions is one of the more complex parts of the process.

A rent-back allows you to remain in your home after closing for an agreed-upon period, typically a few days to 60 days, paying rent to the new owner. It gives sellers time to secure the next property without rushing the move.

Extended days on market signal a price or presentation problem. Rachel evaluates whether the issue is price, marketing, condition, or something structural. The most common fix is a price adjustment paired with fresh photography or a relisting strategy.

The MLS distributes your listing to thousands of agents and syndicates to Zillow, Redfin, Realtor.com and hundreds of other platforms. This is the primary channel through which buyers and their agents discover homes. Full MLS access is included in Rachel's listing.