SELLING IN WASHINGTON
Complete compliance guide for selling your home in Washington. Meydomo handles all state-specific requirements, MLS compliance, and legal disclosures.
Last updated November 10, 2025
Agent always available. $199 today, $999 at closing—no 6% surprises.
Licensed Qualifying Broker Supervision
Every Meydomo transaction in Washington operates under the supervision of a licensed Qualifying Broker who ensures full regulatory compliance:
- • Daily: Review all new listings, price changes, and advertising
- • Weekly: Audit 10% of active files for compliance
- • Monthly: Reconcile trust accounts and verify licenses
- • 24/7 Escalation: Call (448) 408-1873 and press 9 for direct Broker access
- • Coverage: E&O insurance on every transaction
AI handles the volume. Broker ensures compliance. You get both for $199 + $999.
Washington Real Estate Overview
Washington uses escrow/title closings with mandatory Seller Disclosure Statement ("Form 17"). NWMLS is the largest single MLS in the US.
Federal Compliance Checklist
Lead-Based Paint Hazard Disclosure
Federal law requires sellers of pre-1978 homes to disclose known lead-based paint or hazards and provide the EPA’s lead hazard pamphlet, and allow buyers 10 days to inspect for lead.
Fair Housing Act (No Discriminatory Advertising)
Under federal and Washington law, housing advertisements cannot express preferences based on protected classes. Washington adds sexual orientation/gender identity, etc. No listing ad can say 'no kids' or 'Christians preferred'.
State-Level Rules Sellers Must Follow
Seller Disclosure Statement ("Form 17")
Washington’s Seller Disclosure Law (RCW 64.06) requires sellers of residential real property (1–4 units) to provide a **Seller Disclosure Statement** (commonly called “Form 17”) to buyers. The statement covers five broad categories: title/legal (encroachments, associations, etc.), water (water source, rights, problems), sewer/on-site sewage, structural (foundation, roof, etc.), systems and fixtures (electrical, plumbing, HVAC), and other (environmental issues like soil contamination, flood, zoning violations). The seller must answer yes/no/unknown to dozens of questions. This form must be delivered to the buyer within 5 business days after mutual acceptance of a purchase agreement (by default, or as agreed). The buyer then has 3 business days to rescind the purchase agreement if the form is unacceptable (unless the buyer waived this right). If the seller fails to deliver the disclosure at all, the buyer can rescind at any time before closing. Some sales are exempt: e.g., estate executors, lender-owned foreclosures, new construction, and a few others don’t have to provide it. Importantly, a disclosure statement is *not* a warranty; however, if a seller knowingly lies on it, the buyer can sue for damages. In 2021 the law added a duty to disclose if the seller has actual knowledge of “substance contamination” (like a former meth lab) even on Form 17. Also, Washington has separate required disclosures for certain things outside Form 17: e.g., if a home is in a CIC/HOA, there’s a resale certificate the HOA provides after mutual acceptance (with CCRs and financials). But in terms of condition, Form 17 is comprehensive. Notably, Washington requires sellers of unimproved land to also give a disclosure statement focusing on environmental and land use (Form 17–land), but for houses the residential form suffices. If a seller sells “as is,” they still must provide Form 17 (unless an exemption applies), but can answer “don’t know” for everything not known. It’s not a waiver of disclosure. Federal lead paint disclosure still applies separately for pre-78.
County & City Considerations
Local Point-of-Sale Requirements
Generally, Washington’s state Form 17 covers needed disclosures statewide. Seattle and some other cities do have ordinances requiring energy efficiency disclosures for larger buildings (not typical houses), and requiring that properties have certain safety devices at sale (e.g., carbon monoxide detectors – though state law mandates CO detectors be in place at sale too, it’s more a closing requirement). Some counties (like Spokane) require a septic system pumping and inspection report be provided to buyers in rural transfers – that’s effectively a disclosure of septic condition. Also, if a property is in an unincorporated area subject to a fire impact fee or such, that should be on Form 17’s “other” section or title, but not a separate form. In summary, aside from ensuring compliance with safety retrofit (smoke/CO) and maybe local sewer inspections, localities in WA don’t impose separate seller disclosures beyond state law.
Seller Disclosure Requirements
What sellers must disclose in Washington:
- RCW 64.06.020 et seq. requires Form 17 Seller Disclosure
- Required for 1–4 unit residential property
- Covers structural, systems, title issues, environmental hazards
- Federal lead-paint disclosure applies
- Comprehensive statutory disclosure statement
MLS Rules & Listing Logistics
MLS Practices
In Washington, the MLS (e.g., NWMLS, which covers most of the state) integrates disclosure into the process: NWMLS forms even include a checkbox that the seller has provided Form 17 or is exempt. NWMLS rules require the listing broker to attach the completed Form 17 to the listing unless the seller is exempt (and the listing must state the exemption reason). If a form 17 is not posted, buyer agents will chase it because of the rescission right timeline. Clear Cooperation is enforced (1 day). NWMLS has strict rules about not putting things like 'seller will only accept offers over $X' in remarks – but that’s marketing, not disclosure. Fair housing rules enforced. Photos required. NWMLS provides fields for common disclosure items: e.g., if the property has a septic, you have to input the number of bedrooms the septic is approved for – which ties to disclosure of any capacity issues. Also a field for “Energy Source” (gas, electric, etc.) which ties to if say oil tank, the Form 17 will disclose any oil storage tank. NWMLS guidelines strongly encourage attaching important documents like resale certificates (for condos) and public records but aside from Form 17, other disclosures come via separate channels (like HOA delivered after mutual acceptance per law, not via MLS). If a listing is exempt from Form 17 (like bank-owned), the agent must state 'Form 17 Exempt.' NWMLS has a specific form for bank-owned sales where buyer waives the right to disclosure. The MLS itself doesn’t sanction content of Form 17, but if a seller tries to misrepresent something there and an agent knows, the agent has a duty to correct it (ethics issue). So MLS fosters that by making Form 17 public to all buyer agents. Finally, NWMLS will fine if a listing closes and the agent never provided Form 17 – because technically buyer’s closing waives their rescission anyway, but NWMLS wants compliance. So MLS and law work hand in hand to ensure the disclosure is delivered and acknowledged.
How Much Equity You Keep on a $562,000 Sale
Every seller sees the math before launch. We assume a $16,860 buyer-agent incentive (3%) across all options so you can compare apples-to-apples with “flat fee” services that tack on a percentage at closing.
| Option | Upfront Fees | Due at Closing | Total Listing Cost | Buyer Agent (3%) | Total Listing & Selling Costs | Savings vs 6% |
|---|---|---|---|---|---|---|
| Meydomo Flat-Fee MLS1 | $199 | $999 | $1,198 | $16,860 | $18,058 | $15,662 |
| Housecoin “Flat Fee”2 | $0 | $5,620 | $5,620 | $16,860 | $22,480 | $11,240 |
| Houzeo Silver Plan3 | $249 | $2,810 | $3,059 | $16,860 | $19,919 | $13,801 |
| Traditional 6% Agent4 | $0 | $16,860 | $16,860 | $16,860 | $33,720 | — |
* Buyer-agent line assumes a 3% incentive across every scenario. Sellers can set Meydomo buyer-agent payouts anywhere from 2% to 3%.
1 Meydomo pricing: $199 to launch, $999 at close. Buyer-agent incentives remain optional.
2 Housecoin advertises no upfront cost but charges 1% of sale price at close (marketed as “flat fee”).
3 Houzeo Silver plan: $249 list fee plus 0.5% at close, subject to $999 minimum (houzeo.com/pricing).
4 Traditional listing assumed 3% listing-side commission and 3% buyer-agent commission (typical 6% split).
Washington Seller FAQ
How does Meydomo's $999 service work for sellers in Washington?
We handle MLS entry, buyer-agent coordination, disclosures, and closing support under the supervision of a licensed Qualifying Broker. You pay $199 today and $999 when the deal closes—no percentage commission. Every transaction includes daily Broker review, weekly file audits, and professional oversight.
Who supervises the AI agents in Washington?
Our licensed Qualifying Broker maintains non-delegable supervisory responsibility for all transactions. The Broker performs daily reviews of new listings and price changes, weekly audits of active files (minimum 10%), monthly trust account reconciliation, and immediate intervention for complex situations. This ensures full compliance with state real estate laws.
Can I still offer buyer-agent commission in Washington?
Yes. You decide what to offer buyer agents (often 2–3%). Meydomo publishes it in the MLS and we show how it affects your net in the cost table and calculator. Our Broker reviews all commission structures for compliance.
What happens when an agent calls from Washington?
Our AI agents answer inbound calls instantly with licensed Qualifying Broker oversight, qualify buyers, and route serious inquiries to you or your transaction coordinator so you never miss momentum. The Broker monitors all interactions for compliance and intervenes when professional judgment is needed.
Can I get compliance help with Washington disclosures?
Yes. We walk you through every required form, double-check timelines, and keep a shared checklist so nothing slips through state or MLS rules. Our Qualifying Broker reviews all disclosures before publication to ensure legal compliance.
How can I reach the Qualifying Broker directly?
Direct Broker escalation is available 24/7. Call (448) 408-1873 and press 9 for priority routing, or email broker-escalation@meydomo.com. Response time is within 4 hours for urgent matters, 24 hours for general concerns. The Broker handles complex negotiations, regulatory issues, and any situation requiring professional real estate judgment.
Tools to Plan Your Washington Sale
Commission Savings Calculator
See the exact dollars you keep in Washington: $11,000-$24,000 savings vs traditional $12,000-$25,000 commissions.
Launch tool →Offer Comparison Grid
Line up every Washington offer and see which terms actually deliver the highest net.
Launch tool →Closing Timeline Planner
Map every disclosure, inspection, and funding deadline required in Washington.
Launch tool →Commission Savings in Washington
Compare a traditional 6% listing with Meydomo's $199 upfront + $999 at closing. Adjust the buyer-agent incentive to match your plan.
Enter a sale price and commission assumptions to see the dollar impact of Meydomo's flat fee.
Closing Timeline Generator
Timeline automation ships in Phase 2. Beta testers get first access when we roll out inspection, financing, and escrow countdowns.
Explore the toolMarket Insights & Trends (2024-2025)
Current Market Data
- • Median home price: ~$562,000
- • Year-over-year growth: +1.5%
- • Seattle median ~$760,000
- • Eastern WA more affordable with steady growth
- • Inventory tight but buyers cautious, time on market: ~21 days
Cities We Serve in Washington
Meydomo provides comprehensive MLS coverage and compliance expertise across all major population centers in Washington.
Rank #1
Seattle
Estimated population: 668,849
Rank #2
Spokane
Estimated population: 212,078
Rank #3
Tacoma
Estimated population: 205,602
Rank #4
Vancouver
Estimated population: 169,982
Rank #5
Bellevue
Estimated population: 136,718
Rank #6
Kent
Estimated population: 125,492
Don't see your city listed?
We serve every community in Washington.
Call (448) 408-1873 and we’ll assemble the right local team.
Our Washington Broker Network
Washington's tech industry and high transfer taxes require brokers with expertise in both luxury markets and tax implications.
Ready to sell in Washington?
Now that you know the requirements, start your $999 flat-fee listing and keep more of your equity.
Start for $199 (pay $999 at closing)