Buying or selling in Cle Elum comes with two money topics you should understand up front: Washington’s Real Estate Excise Tax, called REET, and the rest of your closing costs. This guide keeps it simple, shows you what to expect in Kittitas County, and helps you budget with confidence.
REET and Closing Costs, Simplified for Cle Elum
REET is a tax on the sale of real property. In Washington, the state sets graduated REET rates and counties and cities can add a local portion. It is usually a seller expense unless your contract says otherwise. Closing costs are the other fees tied to your sale or purchase, like title, escrow, recording, loan charges, and prepaids. Knowing how these pieces work in Kittitas County helps you avoid surprises and close on schedule.
For official definitions, rates, and due dates, the Washington Department of Revenue keeps the statewide rules current, including how the graduated REET works and when payment is due on its REET pages. Local rules for Kittitas County and the City of Cle Elum are set by county code and the city’s municipal code, which determines the local add-on you will pay based on whether the property sits inside city limits or in unincorporated Kittitas County see county code and Cle Elum code index.
What Sellers Should Know About REET
How REET applies to your sale
In most Washington sales, the seller pays REET. The tax is calculated on the final sale price and is due to the county treasurer on the date of sale. Title and escrow will prepare a Real Estate Excise Tax Affidavit, collect the tax, and submit payment along with your deed for recording. The state also charges a small technology fee with each transfer as described by the Department of Revenue.
Factors that can change what you owe
- Where the property is located. A home inside Cle Elum city limits uses the city’s local REET structure. A home in unincorporated Kittitas County uses the county’s local rate per county code and city code.
- Property type and classification. Properly classified agricultural or timberland may be taxed at a flat state rate rather than the graduated structure. The county assessor verifies classification per the state REET guidance.
- Exemptions. Certain transfers qualify for exemptions, but specific documentation and codes must be listed on the affidavit see DOR exemptions overview.
- Contract terms. While the law treats REET as a seller obligation by default, the parties can negotiate who pays in the purchase agreement.
Paperwork and timing at closing
- Real Estate Excise Tax Affidavit is prepared, signed, and filed with your deed.
- Title or escrow remits REET to the Kittitas County Treasurer. The county will not accept a deed for recording without the REET affidavit and payment.
- Expect separate checks or wire instructions for excise tax versus recording fees, since the treasurer and auditor process different pieces see the county treasurer’s REET page.
- Penalties and interest can apply if REET is not paid on time per the DOR.
Seller Closing Costs Beyond REET
Title, escrow, and recording items
- Owner’s title insurance. Protects the buyer’s ownership and is commonly paid by the seller in many Washington counties, though customs vary. Premiums are filed with the state and depend on sale price and policy type see the Insurance Commissioner’s title filing rules.
- Escrow or settlement fee. Covers the neutral third party that manages funds, documents, and prorations.
- Recording fees. Paid to the county auditor to record the deed and any related releases. These fees change from time to time, so your escrow company will use the current Kittitas County schedule posted by the auditor.
Commissions and contract-related expenses
- Broker commissions are negotiated in the listing agreement. They are separate from closing “fees” and show on the seller side of the settlement statement.
- Credits or concessions. If you agree to help with buyer costs, that credit will appear as a seller charge at closing.
Payoffs, prorations, and HOA items
- Mortgage payoff. Escrow collects exact payoff figures from your lender, including per diem interest.
- Property tax and utility prorations. You pay your share up to the day of closing. The buyer pays after closing based on the tax calendar.
- HOA dues and transfer. Expect prorated dues and any HOA transfer or document fees if applicable.
Repairs and inspection responses
If you agree to repairs, you can either complete the work before closing or provide a credit at closing if allowed by the lender. Either way, the cost lands on the seller side as a direct expense or a credit to the buyer.
Buyer Closing Costs in a Cle Elum Purchase
Lender, appraisal, and inspection fees
- Loan origination and underwriting. Charged by your lender and may be a flat fee or a percentage of the loan.
- Appraisal and credit report. Typically collected during underwriting. Appraisal timing can affect your closing timeline.
- Inspections. General home, well, septic, and specialty inspections are paid out of pocket during your contingency period.
For state-level snapshots of common buyer fees, consumer resources summarize typical ranges, but your loan type and lender will set the actual numbers you see at closing see overview examples and statewide averages context.
Title insurance, escrow, and recording
- Lender’s title policy. Protects the lender’s interest when you finance.
- Escrow fee. Covers settlement services, often split or assigned by contract.
- Recording fees. The county auditor records your deed and deed of trust using the current fee schedule see Kittitas County auditor info.
Prepaids and reserves
- Homeowners insurance. Paid in advance for the first year in most loans.
- Prepaid interest. Covers daily interest from closing to the end of the month.
- Tax and insurance escrows. Your lender may collect a few months of reserves up front to seed your escrow account.
Negotiating credits and comparing loan options
- Ask your lender for a no-points versus points comparison so you can weigh rate buydowns against closing cash.
- Talk with your agent about seller credits and how they interact with loan guidelines. Some loans cap how much the seller can contribute.
Cle Elum Considerations That Impact Your Bottom Line
Property type and use
Primary homes, second homes, short-term rentals, raw land, and new construction all carry different inspections, insurance needs, and lender guidelines. Rural acreage may involve well, septic, and access reviews. Timber or agricultural classification can also change how the state portion of REET is calculated on a sale per DOR rules.
Seasonality and timeline planning
Cle Elum’s market has busy seasons. Appraisers, inspectors, and contractors book up quickly. Build in extra time for scheduling during peak months. Get early quotes for services so you can lock in vendors and avoid rush fees.
Well, septic, and rural property nuances
Expect additional due diligence for private wells, septic systems, access easements, and road maintenance agreements. These items can influence your contingency timing, recording sequence, and final costs if repairs or upgrades are needed.
Budgeting Your Closing: Simple, Stress‑Free Steps
Requesting estimates early
- Sellers: ask your escrow team for a net sheet that includes REET based on your expected price, plus title, escrow, and recording estimates. Confirm whether your address is inside Cle Elum city limits or in unincorporated Kittitas County, since local REET differs. The county treasurer collects REET and can answer procedural questions on its page.
- Buyers: request a Loan Estimate from your lender, then ask title and escrow for a purchase estimate. Compare scenarios for different close dates to see how prepaids shift.
Building a personalized cost worksheet
Create a simple checklist. Put REET or buyer loan fees at the top, then add title, escrow, recording, inspections, and prepaid items. Include a buffer for last‑minute adjustments so you are not caught off guard on closing day.
Scenario walkthroughs
- Starter home sale in city limits. You accept an offer, escrow prepares the REET affidavit, and your local REET is based on the city’s rate. Your net sheet shows REET, title policy, escrow fee, commission, and prorations.
- Cabin purchase on acreage outside city limits. You plan for loan, appraisal, and well and septic inspections. Your closing disclosure shows lender fees, escrow, title, recording, and prepaids.
- New construction with a longer timeline. You track rate‑lock dates, allow for schedule shifts, and refresh your estimates as upgrades or change orders appear.
Reading Your Settlement Statement with Confidence
Key sections to review
- Contract price and credits. Confirm any seller credits or concessions are listed correctly.
- Taxes and government fees. Look for REET, recording, and the state technology fee if you are the seller.
- Title and escrow charges. Check policy type, endorsements, and settlement fee.
- Payoffs and prorations. Verify mortgage payoff, prepaid taxes, HOA dues, and utilities.
How to resolve last‑minute changes
Ask escrow for an updated draft the day before signing. If a number jumps, request the source invoice or rate table. Your agent and lender can coordinate quick approvals so you can sign on time.
When to Loop In a Pro
Situations that merit extra help
- You own multiple properties or are selling one to buy another on a tight timeline.
- Your property has unique features like shared wells, timber classification, or complex access.
- You are considering gifting, inheritance, or another transfer that might involve exemptions.
For exemptions, classifications, and due dates, use the Department of Revenue’s official guidance and ask the county for any local filing requirements see DOR REET overview and Kittitas County treasurer’s REET page.
How a local agent streamlines your closing
A strong local agent coordinates with title, escrow, lenders, and vendors so your estimates arrive early, your affidavit is accurate, and your closing day is smooth. You get clear timelines, reminders for wire cutoffs, and help comparing options like seller credits versus price changes.
Next steps to get personalized estimates
If you want a quick, customized breakdown for your address in Cle Elum or unincorporated Kittitas County, reach out. I can request a written title and escrow quote, confirm city limits for local REET, and build a net sheet or buyer estimate tailored to your plan.
If you are planning a sale or purchase and want calm, step‑by‑step guidance, connect with Tate Campbell. Schedule a free consultation and get a local, plain‑English estimate so you can move forward with confidence.
FAQs
Who usually pays REET in Washington?
- The seller is responsible by default under state law, but you can negotiate who pays in the purchase agreement. Unpaid REET can trigger penalties and interest until resolved see DOR guidance.
How do local REET rates work in Cle Elum and Kittitas County?
- Sales inside Cle Elum use the city’s local REET structure. Sales in unincorporated Kittitas County use the county rate. Always confirm whether a property is inside city limits and check current city adoption of any additional quarter‑percent see county code and Cle Elum code index.
When is REET paid and what paperwork is required?
- It is due on the date of sale. A Real Estate Excise Tax Affidavit must be filed with your deed, and payment goes through the county treasurer before recording per the county treasurer and DOR.
Are there exemptions to REET?
- Yes. Certain transfers may qualify, such as some spousal or governmental transfers. Exemptions require specific documentation and codes on the affidavit see DOR exemptions.
How are recording fees set for Kittitas County?
- The county auditor posts current recording fees and formatting rules. Your escrow officer will use the live schedule for your closing date see the auditor’s page.
What about title insurance pricing in Washington?
- Title insurers file their rates and forms with the state, which means premiums follow filed schedules. Ask your title company for a written estimate based on your price and loan see the Insurance Commissioner’s guidance.
How can I estimate total closing costs as a buyer or seller?
- Ask your lender, title, and escrow for written estimates early. For REET, review the state’s current rules and then apply the local city or county portion that fits your property location DOR overview and Kittitas County REET information.
