Washington imposes a Real Estate Excise Tax (REET) on all real property sales, paid by the seller at closing. REET is one of the most heavily tested Washington-specific financial topics on the state exam. Since January 1, 2020, REET uses a graduated rate structure:
| Price Bracket | Rate | |---------------|------| | Up to $525,000 | 1.10% | | $525,001 to $1,525,000 | 1.28% | | $1,525,001 to $3,025,000 | 2.75% | | Over $3,025,000 | 3.00% |
How to calculate: Apply each rate only to the amount within that bracket (like income tax brackets).
> Example — Sale price $900,000: > - First $525,000 × 1.10% = $5,775 > - Next $375,000 ($525,001–$900,000) × 1.28% = $4,800 > - Total REET: $10,575
> Example — Sale price $1,800,000: > - First $525,000 × 1.10% = $5,775 > - Next $1,000,000 ($525,001–$1,525,000) × 1.28% = $12,800 > - Next $275,000 ($1,525,001–$1,800,000) × 2.75% = $7,562.50 > - Total REET: $26,137.50
Washington property taxes are paid in arrears — the 2024 tax bill is paid in 2025. At closing, the seller owes the buyer a credit for the portion of the current tax year the seller owned the property.
Formula: 1. Daily rate = Annual taxes ÷ 365 2. Seller's days = January 1 through day before closing 3. Credit to buyer = Daily rate × Seller's days
> Example: Annual taxes $6,570. Closing October 1. Seller owned Jan 1–Sep 30 (273 days). > Daily rate: $6,570 ÷ 365 = $18.00/day > Seller's credit to buyer: 273 × $18 = $4,914
The buyer receives a $4,914 credit at closing and assumes full responsibility for paying the annual tax bill when it comes due.
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Quiz Questions:
Q1. A Washington property sells for $1,200,000. What is the total REET owed by the seller?
A) $13,200 (1.10% × $1,200,000) B) $15,360 (1.28% × $1,200,000) C) $14,415 (graduated calculation) D) $33,000 (2.75% × $1,200,000)
Answer: C — First bracket: $525,000 × 1.10% = $5,775. Second bracket: ($1,200,000 - $525,000) = $675,000 × 1.28% = $8,640. Total: $5,775 + $8,640 = $14,415. Applying a flat rate to the full amount (A, B, D) ignores the graduated bracket structure.
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Q2. Annual property taxes on a Washington home are $7,300. Closing is April 1. The seller owned the property from January 1 through March 31 (90 days). What is the property tax proration credit to the buyer?
A) $1,825 (using monthly approximation) B) $1,800 (90 days × $20/day) C) $600 D) $7,300 (full year)
Answer: B — Daily rate: $7,300 ÷ 365 = $20/day. Seller's days (Jan 1–Mar 31): 90 days. Credit: 90 × $20 = $1,800. The buyer receives a $1,800 credit and will pay the full $7,300 annual tax bill when it comes due.
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Q3. In Washington, who pays the Real Estate Excise Tax (REET) at closing?
A) The buyer B) The seller C) Both buyer and seller equally D) The closing agent from escrow proceeds
Answer: B — REET is paid by the seller at closing. It is based on the sale price and is deducted from the seller's proceeds. This is a Washington-specific rule that contrasts with states where transfer taxes are shared or paid by the buyer.
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Q4. A Washington seller's closing statement shows a $4,200 debit for property tax proration. Which of the following best explains what this means?
A) The seller owes $4,200 in unpaid property taxes from prior years B) The seller is credited $4,200 because they prepaid property taxes that cover the buyer's period of ownership C) The seller is charged $4,200 at closing representing their share of the current year's property taxes, which will be paid by the buyer when the tax bill arrives D) The seller receives $4,200 back from the county for overpaid taxes
Answer: C — The proration debit to the seller represents their share of the current year's taxes (for the days they owned the property). Because taxes are paid in arrears, the buyer will pay the full annual bill later. The seller's proration reduces their net proceeds at closing, effectively reimbursing the buyer for the seller's tax share.
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Q5. A Washington property sells for $3,500,000. What REET rate applies to the portion of the price above $3,025,000?
A) 1.10% B) 1.28% C) 2.75% D) 3.00%
Answer: D — The fourth and highest REET bracket (above $3,025,000) is taxed at 3.00%. Only the amount above $3,025,000 is taxed at this rate; the lower brackets still apply to their respective price ranges. For a $3,500,000 sale: the portion above $3,025,000 ($475,000) is taxed at 3.00% = $14,250.