Seattle home buyer's field guide
Timeline, when to buy, touring tips, lenders and inspectors.
The online companion to Brian Huie's printed field guide for buying in Seattle and the Eastside. For how Brian works with buyers, see Buying a home with Brian.
By Brian Huie, Principal Broker and Realtor, Compass · 300+ homes guided since 2015 · Reviews · Updated October 2026
Saw a home today? Text Brian the address for its history and his take.
01
What should you do before touring homes in Seattle?
Three things in the first week: sign the buyer agreement, choose a lender, and get your proof of funds ready.
What should you do before touring homes in Seattle?
Three things in the first week: sign the buyer agreement, choose a lender, and get your proof of funds ready.
Clients only
This chapter opens with the client password Brian shares with his buyers.
02
When do new listings come out in Seattle?
Most new listings go live on Thursday, open houses follow on the weekend, and offers are often due the next Tuesday, give or take a day.
When do new listings come out in Seattle?
Most new listings go live on Thursday, open houses follow on the weekend, and offers are often due the next Tuesday, give or take a day.
Clients only
This chapter opens with the client password Brian shares with his buyers.
03
When should you buy a home in Seattle?
December and January have been the best value for Seattle buyers. Spring and early fall bring the most homes to choose from, and spring brings the most competition.
When should you buy a home in Seattle?
December and January have been the best value for Seattle buyers. Spring and early fall bring the most homes to choose from, and spring brings the most competition.
Clients only
This chapter opens with the client password Brian shares with his buyers.
04
How do home tours work with Brian?
The first tour is for learning what you like. After that, Brian previews homes for you and you tour the best ones.
How do home tours work with Brian?
The first tour is for learning what you like. After that, Brian previews homes for you and you tour the best ones.
Clients only
This chapter opens with the client password Brian shares with his buyers.
05
What should you check before buying a Seattle home?
Washington is "buyer beware," so the research is the buyer's job. Brian's aim is a buyer who is verified, not just warned.
What should you check before buying a Seattle home?
Washington is "buyer beware," so the research is the buyer's job. Brian's aim is a buyer who is verified, not just warned.
Clients only
This chapter opens with the client password Brian shares with his buyers.
06
How do offers work in Seattle?
The cleanest offer usually wins. Price is one line in a 30 to 50 page contract, and sellers weigh certainty as much as the number.
How do offers work in Seattle?
The cleanest offer usually wins. Price is one line in a 30 to 50 page contract, and sellers weigh certainty as much as the number.
Clients only
This chapter opens with the client password Brian shares with his buyers.
07
What happens after your offer is accepted?
Usually 9 to 25 days from acceptance to keys. Brian tracks every deadline and posts next steps on your Compass dashboard.
What happens after your offer is accepted?
Usually 9 to 25 days from acceptance to keys. Brian tracks every deadline and posts next steps on your Compass dashboard.
Clients only
This chapter opens with the client password Brian shares with his buyers.
08
What should you do after closing?
A short list for the first weeks, then Brian stays your go-to for anything home related.
What should you do after closing?
A short list for the first weeks, then Brian stays your go-to for anything home related.
Clients only
This chapter opens with the client password Brian shares with his buyers.
09
What does buying a home in Seattle cost, beyond the price?
Typical ranges Brian's buyers plan for. Your lender's Loan Estimate gives the exact numbers.
What does buying a home in Seattle cost, beyond the price?
Typical ranges Brian's buyers plan for. Your lender's Loan Estimate gives the exact numbers.
Clients only
This chapter opens with the client password Brian shares with his buyers.
Seattle home buying terms
- Offer review date
- The day a seller reviews all offers at once, usually a few days after listing.
- Escalation clause
- An addendum (NWMLS Form 35E) that raises a price above competing offers, up to a cap the buyer sets.
- Appraisal gap
- A promise (Form 22AD) to cover some or all of the difference if the appraisal comes in below the price.
- Pre-inspection
- An inspection done before the offer, with the seller's permission, so the offer can skip the inspection contingency.
- Contingency
- A condition in the contract, such as inspection, financing or title, that lets a buyer proceed or step back.
- Underwritten pre-approval
- A pre-approval reviewed by the lender's underwriter before any offer. Free, but not every lender offers it.
- Proof of funds
- A recent statement showing name, bank, date and balance, with the account number hidden.
- Earnest money
- A deposit that shows a buyer is serious. It goes toward the down payment and closing costs.
- Form 17
- Washington's seller disclosure statement about the home's condition.
- Resale certificate
- The condo association's packet: budget, reserve study, rules and any planned assessments.
- Mutual acceptance
- The moment buyer and seller agree in writing. Contract deadlines count from here.
- Title commitment
- The title company's report on ownership, liens and recorded documents, reviewed before closing.
- Sewer scope
- A camera inspection of the side sewer, the owner's pipe from the house to the street main.
- Recording
- The county entering the deed into public records. Recording is when the home becomes the buyer's.
Ask Brian about any home, including the one you saw today.
"I'll always keep things simple for you but at the same time make sure you know all of your options."BRIAN HUIE
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