What Are the Costs of Selling a Probate Home in Washington State?

May 4

What Does It Cost to Sell a Home in Probate—and Who Pays?

One of the most common questions I get from estate and probate clients is this:
“What’s it going to cost to sell the house—and where does that money come from?”

It’s a smart question. Probate real estate sales in Bellingham often involve multiple moving parts and stakeholders. You want to be sure everything is above board, covered properly, and not creating unnecessary financial strain.

Here’s how it works—clearly, simply, and with no hidden surprises.

Two Types of Costs in an Estate Sale

The costs of selling an estate or probate home fall into two main categories:

1. Preparation Costs

These include any work done before listing, such as:

Repairs or upgrades
Deep cleaning
Pre-inspection
Staging
Yard work or junk removal

These expenses are typically paid by the estate. That said, if you'd prefer not to pay out of pocket upfront, I offer two excellent solutions (details below).

2. Closing Costs

These are the transactional costs once a buyer is found and the sale moves forward. These include:

Listing Broker fee: 3%

Includes project management, professional staging, photography, floor plans, digital & print marketing, and full representation from list to close.

Buyer’s Broker fee (recommended): 2.5%

This is a strategic conversation—we’ll discuss your options here.

Excise Tax (Whatcom County + Washington State): 1.78% (may vary slightly)
Title Insurance: ~$1,000–$1,500
Half the escrow fee: ~$700-$900 (split between buyer and seller)
Document prep and recording fees: ~$400

💡 Total closing costs average ~8% of the sale price.

This 8% does not include any mortgage balance, back taxes, or liens—those are paid separately from the estate’s proceeds.

Woodcut of a man moving boxes around a house, symbolizing transition and new beginnings

What If I Don’t Want to Pay for Repairs Upfront?

I completely understand. Handling invoices during a probate sale can be a burden, especially if you live out of town or are already stretched thin.

Here are two options I provide to make this easier:

✅ Compass Concierge:

Up to $25,000 in home prep costs
$400 service fee
No interest or monthly payments
Paid back at closing

✅ My Personal Option:

I cover up to $10,000 in prep expenses
No fees, no interest
We sign a simple Commitment to Reimburse
Settled from closing proceeds

You get the help you need now—without reaching into your pocket.

Total Transparency, Every Step of the Way

No guesswork. No vague invoices. No pressure. I’ll walk you through every cost, every vendor quote, and help you decide what’s truly worth doing before we go live.

Whether your goal is maximum sale price or fastest path to closing, we’ll build a plan that fits your priorities—and your budget.