Seattle home buyer's guide
Timeline, when to buy, touring tips, offer tactics, financing, and inspections.
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?
3 things during prep, usually 1 to 8 weeks: sign the buyer agreement, choose a lender, and get your proof of funds ready.
What should you do before touring homes in Seattle?
3 things during prep, usually 1 to 8 weeks: sign the buyer agreement, choose a lender, and get your proof of funds ready.
Move-date planner
Pick the month you want the keys. See when each stage should start.
Typical ranges: 1 to 8 weeks to prepare, 1 to 26 weeks to search (many buyers find their home in 1 to 2 months and 1 to 2 offers), and usually 9 to 25 days from accepted offer to keys. The full story: Buying timeline.
The buyer agreement
- Washington requires a written buyer agreement once a broker starts working with you. Brian signs his before the first tour.
- The default term is 60 days unless you choose a longer one, and you choose exclusive or nonexclusive.
- The broker's compensation is written into the agreement. A seller, the buyer or both may pay it, and paying does not change who the broker represents.
- Brian walks through his in plain language on the first call.
Sources: RCW 18.86.020, RCW 18.86.080. Your options in Washington: the buyer agreement, or buying without an agent.
Buying as a physician or dentist
- A physician loan can mean little or nothing down, no mortgage insurance and a gentler view of student loans, often before the first paycheck.
- It is not always the cheapest loan. In Seattle many purchases cross the $1,063,750 jumbo limit for 2026, where most programs ask for more down.
- Brian prices it against a conventional loan on the same day, before any offer.
The full guide: seattlephysicianhomes.com.
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.
The Seattle week
- ThuNew listingsUsually 10am to 3pm
- FriPreviewsBrian previews favorites
- SatOpen housesUsually around noon
- SunOpen housesUsually around noon
- MonOffer prepSign the evening before
- TueOffers dueAnswers that evening
- WedSave favoritesFor a Thursday or Friday preview
No review date? An offer written over the weekend can arrive before buyers whose banks take weekends off.
Clients only
This chapter opens with the client password Brian shares with his buyers.
03
When should you buy a home in Seattle?
November, 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?
November, 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.
Brian's call, month by month
Tap a month for its rating and 10-year numbers.
Bars: average sale price as a share of original list price, City of Seattle houses, NWMLS 10-year averages by calendar month (Oct 2016 to Sep 2026); dashed line is list price. All 6 charts: Seattle Housing Market by Month. This month vs. normal: Market update.
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.
On tour: questions to ask yourself
The same 5 questions as the printed pocket guide. Tick them off in each home.
How a tour with Brian works
- Tell Brian which homes and what day and time, in the Compass app or by text.
- A calendar invitation follows with the home or the full tour itinerary.
- You meet at the first home unless you plan otherwise.
- Wear shoes that come off easily, unless booties are provided.
- Some occupied homes ask for proof of pre-approval or funds before a showing.
Inside an occupied home
- Most listings are by appointment; stay within the scheduled slot.
- The listing agent, sellers or tenants may be present.
- Some sellers use cameras or audio devices, so save opinions and strategy for after.
- Read the disclosure before you go, stay together, see every interior space, then walk the yard.
Bed sizes, for measuring rooms on a tour
| Mattress | Inches (L x W) | Feet |
|---|---|---|
| California king | 84 x 72 | 7' x 6' |
| King | 80 x 76 | 6'8" x 6'4" |
| Queen | 80 x 60 | 6'8" x 5' |
| Full | 75 x 54 | 6'3" x 4'6" |
| Twin XL | 80 x 38 | 6'8" x 3'2" |
| Twin | 75 x 38 | 6'3" x 3'2" |
| Crib | 52 x 28 | 4'4" x 2'4" |
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.
6 Seattle checks
- Side sewer. The owner's pipe to the street. Seattle Public Utilities says inspect it before buying.
- Oil tanks. Homes once heated with oil may still have one. Sellers must disclose one they know about.
- Slopes. Parts of Seattle sit on mapped landslide-prone ground.
- Condo reserves. The resale certificate shows the reserve study and any planned assessments.
- Seller disclosure. 3 business days after receiving Form 17 to rescind.
- Permits. Look for open, unfinished or missing permits. Unpermitted work is not grandfathered in, even if it was done 1 or 2 owners ago. If something must be rebuilt or removed, the current owner pays for it, and in some cases faces daily fines.
The home inspection
Washington is "buyer beware," so the home inspection is the buyer's job. A licensed inspector spends about 2 to 3 hours on a visual, non-invasive look at the structure and systems, then walks the buyer through the findings. It is not a code inspection, and there is no pass or fail: even a new home has findings. For every home that is not a condo, Brian's buyers plan on a general inspection plus a sewer scope, and Brian or a licensed agent on his team stays for the whole visit.
2 ways to inspect
Before the offer: a pre-inspection
- With the seller's permission (Form 35P), the buyer inspects before writing the offer.
- The offer can then skip the inspection contingency, so it reads cleaner and can close sooner.
- The best inspectors book 1 to 3 days out, so the decision comes early.
- The buyer pays for it whether or not the offer wins.
After acceptance: an inspection contingency
- The offer is made subject to an inspection (Form 35).
- After mutual acceptance, the buyer has a set number of days to inspect and respond (Form 35R). The standard form allows 10.
- The response: go ahead as-is, ask for repairs, a lower price or a credit, or back out with the earnest money returned.
- More protection, but a weaker offer when other buyers compete, and it adds time to the closing date.
Many sellers also share their own pre-listing inspection. It helps, but the buyer can't question that inspector, and many buyers still order their own. In spring and summer most competing buyers pre-inspect or waive the contingency; in winter more keep it.
The full story: Form 17, the seller disclosure · slopes and geotech inspections · home inspections and pre-inspections · why repair costs are hard to pin down · side sewers and oil tanks · condo resale certificates · unpermitted work. Sources: SPU, City of Seattle, RCW 64.90.640, RCW 64.06.030, SDCI.
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.
What Brian needs from you
- Lender letter and/or proof of fundsUpdated and tailored to the address and price.
- Down paymentThe minimum your lender wants on the contract. Some loans allow 3%, VA and physician loans 0%.
- Escalation capYour private maximum, if escalating.
- Closing dateThe soonest your lender can support.
The full story: how a bidding war works · appraisal gaps · early offers · earnest money.
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.
Wire fraud rule: before money moves, call escrow at a number you already trust. Never act on wire instructions sent by email alone.
The full story: the final walkthrough · title insurance · the financing contingency.
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.
Cash to close, roughly
Change any number. An estimate for planning; your lender's Loan Estimate gives the exact figures.
Cash you bring, in total
$0
| Earnest money, within 2 business days of acceptance | $0 |
| Inspections, paid at the inspection | $0 |
| Wired to escrow 1 to 3 days before closing | $0 |
| Loan amount | $0 |
Earnest money counts toward the down payment and closing costs, so it comes off the final wire. The appraisal, $600 to $1,000, is paid right after mutual acceptance and is not in this total. Not lending, tax or legal advice.
What's paid, and when
- InspectionGeneral inspection $450 to $700 for most homes; sewer scope $200 to $400. Paid to the inspector at the inspection.
- Earnest money1 to 5% of the price, 2 to 3% on average, due to escrow within 2 business days of acceptance. A larger deposit makes a stronger offer. Advanced tactic, not the norm: in the most competitive months, some buyers release 20% or more to the seller right away. It counts toward your down payment and closing costs.
- Appraisal$600 to $1,000, right after mutual acceptance.
- Down payment and closing costsClosing costs are about $2,000 with cash, 1 to 2% with a loan. Both are wired to escrow 1 to 3 days before closing. Call escrow at a number you already trust before you wire.
- Septic program fee, if anyHomes on a septic system may carry a small county septic program fee at closing, typically paid by the buyer. Requirements vary by county.
- First mortgage paymentUsually due the 1st of the second month after closing.
The full story: earnest money · proof of funds · mortgage underwriting.
Clients only
This chapter opens with the client password Brian shares with his buyers.
Forms and Examples
The NWMLS forms Brian's buyers see most, in plain words. Short videos walking through each one are on the way.
- Form 41: Buyer Brokerage Services AgreementThe agreement between you and Brian: what he does for you, for how long, and how he is paid.Video coming soon
- Form 21: Residential Purchase and Sale AgreementThe main contract for buying a home: price, earnest money, closing date and the standard terms.Video coming soon
- Form 22A: Financing AddendumYour loan type, down payment and the financing contingency.Video coming soon
- Form 22D: Optional Clauses AddendumOptional terms that can be added to the main contract.Video coming soon
- Form 35: Inspection AddendumYour inspection contingency: the time to inspect and how repair requests work.Video coming soon
- Form 35W: Inspection Waiver AddendumUsed when you choose not to make the purchase depend on an inspection.Video coming soon
- Form 22Q: Buyer’s Pending Sale ContingencyMakes the purchase depend on selling the home you own now.Video coming soon
- Form 22EF: Earnest Money AddendumHow much earnest money, how it is paid and who holds it.Video coming soon
- Form 35E: Escalation AddendumRaises your price above competing offers in set steps, up to the cap you choose.Video coming soon
- Form 22AD: Additional Down Payment AddendumA promise to cover some or all of a low appraisal with more cash.Video coming soon
- Form 35P: Pre-Inspection AgreementThe seller's permission to inspect before you write an offer.Video coming soon
- Form 35R: Inspection ResponseYour answer after the inspection: accept, ask for repairs or a credit, or end the contract.Video coming soon
- Form 17: Seller Disclosure StatementWhat the seller knows about the home. You receive it after mutual acceptance and have 3 business days to accept it or rescind.Video coming soon
General information, not legal advice. Brian sends the real forms for signature.
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.
- Financing contingency
- The contract's protection if the loan falls through: 21 days by default in Washington, and it names the lender.
- Information verification period
- 10 days, unless waived, to check the listing and the seller's information after mutual acceptance.
- Escrow
- The neutral company that holds the money and documents and closes the sale.
- Rent-back
- The seller stays in the home for a set time after closing, usually 1 to 8 weeks.
- Early offer
- An offer made before the review date, sometimes called a bully offer, to win before others compete.
Sources
- NWMLS, Offer review dates (2021 data)
- NWMLS 10-year averages by calendar month, City of Seattle houses (Oct 2016 to Sep 2026), charted on Be Home in Seattle
- Seattle Public Utilities, Taking Care of Your Sewer Pipe
- City of Seattle, Oil Tank flyer
- RCW 64.90.640, condo resale certificates
- RCW 64.06.030, seller disclosure rescission
- RCW 18.86.020, Washington buyer services agreements
- RCW 18.86.080, broker compensation
- Seattle SDCI, Construction Without a Permit (fines up to $500 a day)
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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