How to buy a home in Seattle, step by step
What happens from your first conversation to closing day, and what to expect at each step in Washington.
- Start with a consultation
- Get pre-approved
- Sign a buyer agreement
- Search and tour
- Write a strong offer
- Inspection and disclosures
- Appraisal and financing
- Closing and keys
1. Start with a consultation
We talk about your goals, budget, timing, and must-haves, and which programs may be worth asking a lender about. You'll leave with a clear sense of next steps.
2. Get pre-approved
A lender reviews your income, assets, credit, and debts to estimate what you can borrow and what your payment might be. In the Seattle area, sellers usually expect to see a pre-approval with an offer. If you plan to use a first-time buyer program, choose a lender that participates in it.
3. Sign a buyer agreement
Since 2024, Washington law requires a written buyer brokerage services agreement before, or as soon as reasonably practical after, a broker starts providing services to a buyer. It spells out the term, whether the relationship is exclusive, how the broker is paid, and other terms. We'll go through it line by line before you sign. Read more in buyer agreements in Washington, explained.
4. Search and tour
I set up a custom home search so new listings come to you, and we tour the homes that fit. For condos and townhomes, we also look at HOA documents, rules, and dues early.
5. Write a strong offer
Seattle-area offers are typically written on Northwest Multiple Listing Service forms. We'll discuss price, earnest money, contingencies (such as inspection and financing), and timing. In competitive situations, some buyers consider pre-inspections or escalation terms; we'll talk through the risks and trade-offs of each.
6. Inspection and disclosures
Most buyers hire a licensed home inspector. Sellers of residential property in Washington generally must provide a seller disclosure statement, and state law gives buyers specific rights after receiving it. Read every document carefully and ask questions.
7. Appraisal and financing
Your lender orders an appraisal and finalizes underwriting. Keep your finances steady: avoid new debt or large unexplained deposits until after closing. Under federal rules, you'll receive a Closing Disclosure before closing that lists your final loan terms and costs.
8. Closing and keys
An escrow company or closing attorney coordinates signing, funds, and recording with the county. When and how you get keys depends on the possession terms in your agreement.
Common questions
How long does buying a home take?
It varies. Preparation (education, saving, pre-approval) can take weeks or months. Once you're under contract, the closing timeline is set in your purchase agreement, and financed purchases commonly take several weeks.
Who pays the real estate excise tax in Washington?
Washington's real estate excise tax is generally the seller's obligation. Buyers have their own closing costs, such as lender fees, prepaid items, and their share of escrow and title charges. See the Washington Department of Revenue for details.
How is a buyer's broker paid?
Compensation is negotiable and is set out in your written buyer agreement. Sometimes a seller or listing firm offers to pay some or all of it; sometimes the buyer pays some or all of it. We'll discuss this before you sign anything.
Can I buy with a small down payment?
Often, yes. Several loan types and assistance programs allow smaller down payments. A lender can tell you what's available to you and what it costs, including mortgage insurance.
Sources: RCW 18.86 (brokerage relationships) · WA Department of Revenue: real estate excise tax · CFPB homebuying resources
Questions about any step?
Ask in a free consult. No question is too basic.