Work with a Bellevue agent built for high-intent moves.

On the listing side, the work I do before the sign goes up decides 70% of the final price. I run a comparative pricing analysis against active, pending, and recently closed comparables — not just the city level, but the same block radius and same school assignment. Bellevue SD pricing premiums are large enough (5–10% per the Lake Washington boundary review) that pulling comps from a neighboring SD can skew your starting point by $80K–$150K.

Prep recommendations are surgical, not exhaustive. I'll tell you which $4,000 in cosmetic prep returns $40K, and I'll also tell you which $30K kitchen remodel returns $25K — and to skip it. Most Bellevue sellers over-prep on the wrong items and under-prep on the items that move the needle (paint, staging, deep clean, landscape, photography). Photo and video matter more than any single prep item for click-through on consumer portals; I direct the shoot personally.

Launch timing is deliberate. The strongest Bellevue seller windows are late February through early June (Microsoft and Amazon Q1 RSU vesting + family-school relocation timing) and a smaller surge mid-September through October. December and early January are the softest weeks. I won't launch your listing into a weak week unless you have a compelling reason to. For sellers who need an alternative, RexMont's Instant Cash Offer service produces a guaranteed offer in 7–14 days so you can compare list-vs-cash side-by-side with real numbers.

Once we're live, I personally read every showing-feedback note, every buyer-agent text, and every appraisal red flag. I'm on every offer-presentation call, and I negotiate each one through close — counters, contingencies, inspection repair requests, appraisal-gap clauses, and post-occupancy terms. That's where final net diverges most across brokerages.

Real estate commission has been fully negotiable in Washington for decades, but post-NAR-settlement the conversation is more transparent. For a typical Bellevue transaction, expect the following:

• Listing-side commission typically runs 2.5%–3% of sale price, structured against the home value, marketing scope, and complexity (staging, drone, video, 3D tour, syndication budget). For premium West Bellevue or Medina estates the marketing investment is materially higher, and the commission structure reflects that.
• Buyer-side compensation is negotiated separately in the buyer-agency agreement, typically 2%–2.5%. The seller may pay it as part of an accepted offer, the buyer may pay it directly, or it may be split.
• Washington Real Estate Excise Tax (REET) is paid by the seller at closing on a graduated tier schedule, per Washington Department of Revenue: 1.1% on the first $525K, 1.28% on $525K–$1.525M, 2.75% on $1.525M–$3.025M, 3% on amounts above $3.025M. On a $2M Bellevue home, REET alone is roughly $26,000.
• Title and escrow typically $1,800–$3,000 for both sides combined.

On every consultation I'll show you the full net-proceeds spreadsheet against your specific home, prep budget, target price range, and timing — not a percentage estimate. You see the real numbers before you commit to anything.

The Bellevue market in 2026 sits in a careful balance. Inventory has loosened modestly from the 2021–2022 lows but remains well below historical norms. Median days on market hover around 31 days citywide, with premium ZIPs (98004, 98006) moving in 10–18 days when priced correctly and entry-level ZIPs (98007, 98008) running 35–50 days.

Pricing context: the citywide median list price sits around $1.55M with a median price-per-square-foot near $626. That average masks enormous range — Crossroads condos in the $500s, West Bellevue homes in the $5M–$8M band, and waterfront Medina properties well into eight figures.

Rate environment matters more than headlines suggest. The 30-year fixed mortgage rate has been holding in the mid-to-upper 6% range for much of 2025 and into 2026 — a level that has thinned the entry-level buyer pool but barely affected the cash-and-RSU West Bellevue and Medina segments. Jumbo loans (above the 2026 King County conforming limit of $1,089,300 per FHFA) carry their own underwriting timelines you need to plan for in the offer terms.

Property tax: King County conducts annual reassessment. You can pull your current parcel data and levy code from the King County Assessor's eRealProperty viewer before writing an offer. Effective Bellevue rates run 0.85%–1.05% of assessed value depending on levy code area.