Edmonds Closing Costs in Washington: Buyer Guide
January 22, 2026
January 22, 2026
Wondering how much cash you need beyond your down payment to buy in Edmonds? You are not alone. Closing costs can feel like a moving target, especially when local customs come into play. In this guide, you will learn what closing costs include, who usually pays what in Washington, how prorations work in Snohomish County, when your funds are due, and how to budget with confidence. Let’s dive in.
Closing costs are the fees, taxes, prepaids, and adjustments required to transfer property and fund your mortgage. They are separate from your purchase price and monthly mortgage payments. Typical items include lender fees, appraisal, title and escrow services, recording fees, homeowners insurance, and prepaid interest.
Across the U.S., buyers who finance a home often pay about 2% to 5% of the purchase price in closing costs. That range comes from widely used consumer guidance, including Bankrate. Cash buyers usually pay less because there is no lender fee.
In Washington, the state Real Estate Excise Tax, known as REET, is commonly paid by the seller. You can review state guidance on REET through the Washington Department of Revenue. That seller-paid tax reduces one of the largest line items buyers might see in other states.
Customs vary by market, and many items are negotiable. Always check your purchase contract and ask your escrow officer or agent about Edmonds and broader Snohomish County practices.
Local note: In the Puget Sound region, including Edmonds, title and escrow companies typically handle closings. Practices on fee splits and title policies can vary by firm and contract. Ask your escrow officer for a sample closing statement early.
For a quick Edmonds estimate, apply the common buyer range to your price point. For example, on a $700,000 home, 2% to 4% puts you at roughly $14,000 to $28,000 for typical buyer closing costs if you are financing. This estimate usually includes lender fees, title and escrow services, recording, and prepaids. You would not typically budget for REET or commissions as a buyer in Washington since those are usually seller expenses.
Your exact numbers will depend on your loan type, your lender’s escrow requirements for taxes and insurance, your closing date, and any negotiated credits from the seller. To see precise figures, request a Loan Estimate from your lender and a sample closing statement from your escrow company for your target price and timeline.
In the Seattle-Bellevue-Everett area, conventional-loan escrows often run 30 to 45 days. Timelines can be shorter or longer depending on financing and contingencies.
Compare your Closing Disclosure to your Loan Estimate and ask questions early if something is unclear.
Most escrow companies ask that funds arrive the morning of closing or the business day prior so they can verify and proceed to recording.
Once your lender funds and you deliver your funds, escrow pays required items like liens, commissions, and taxes, and then records the deed and your mortgage with the county. Recording completes the transfer of title. Timing can vary based on the county recorder’s office schedule.
Always confirm wire instructions by calling your escrow company at a known phone number, not a number from an email link. Many firms will never change wiring details by email. When in doubt, call to verify before you send funds.
Prorations divide recurring costs fairly between buyer and seller as of the closing date. Taxes and HOA dues are the most common items. Escrow calculates prorations using local practice and the actual billing calendar.
Washington property taxes are billed semiannually, commonly due April 30 and October 31. In practice, taxes are treated as paid in arrears relative to the fiscal year. Sellers usually pay their share through the closing date, and you pay from the closing date forward. Escrow handles the credit or debit on the closing statement.
If you want property-specific tax detail for a home in Edmonds or anywhere in the county, use the official Snohomish County website to look up parcel taxes and levies.
If the seller had already paid taxes for a full period, you would credit the seller for the prepaid amount through your closing date instead. Escrow will run exact figures using current tax bills and payment history.
HOA dues are typically prorated by the day or month. If the HOA is $450 per month and you close on the 15th of a 30-day month, the seller’s share would be about $225 in your favor. Some HOAs also charge transfer or move-in fees. Who pays can vary by contract and HOA rule.
Recording charges for the deed and your mortgage are usually modest, often under a few hundred dollars combined. For current recording fee schedules, check the Snohomish County website and navigate to the Auditor or Recording Services pages.
Beyond routine county recording fees, Washington buyers do not typically pay a separate transfer tax. REET is generally a seller cost. Review REET details with the Washington Department of Revenue.
If the property has special assessments, those may be paid or prorated according to your contract. Review HOA documents and any city or county assessments disclosed in the title report. Escrow will reflect any balances on your closing statement.
Buying in Edmonds should feel exciting, not confusing. If you want a clear, property-specific estimate of your total cash to close, ask your lender and escrow team for a tailored sample Closing Disclosure. Then pair that with local guidance from a trusted advisor. If you are weighing neighborhoods, timelines, or negotiation strategies, connect with Adam Cobb for a concise plan and next steps that fit your goals.
With an unwavering commitment to client satisfaction, Adam's approach is both approachable and highly responsive, earning praise for his ability to exceed expectations. Let Adam Cobb and his team guide you through a seamless real estate experience. With us, your goals are always our priority, and our expertise is your advantage.