How do the 2026 property tax increases in King County and Snohomish County affect you if you’re thinking about selling your home?

Higher property taxes do not automatically mean you should rush to sell, but they can change the numbers behind your sale. Your current tax obligation, closing-date prorations, mortgage payoff, Washington real estate excise tax, commissions and other transaction expenses all contribute to what ultimately matters: your estimated net proceeds.

That makes 2026 a good year to stop thinking only about your potential sale price and start asking a more useful question:

“If I sold my home now, approximately how much would I actually walk away with?”

Property Taxes Are Up in 2026, But the Headline Needs Context

If you own a home in King County or Snohomish County, you may have opened your 2026 property tax statement and noticed a change.

The increases are significant at the countywide level.

According to the King County Assessor’s 2026 property tax information, overall property taxes for the 2026 tax year total approximately $8.4 billion, an increase of roughly $770 million, or 10%, from 2025.

King County also reports that total county property value increased approximately 5.4%, from about $873 billion in 2025 to $920 billion in 2026.

That does not mean every King County homeowner received a 10% increase.

Your individual bill depends on factors specific to your property and taxing district.

King County explains that property taxes fund the state, county, cities and numerous taxing districts, including schools. Voter-approved measures also help drive property tax changes.

The story is similar north of the county line.

According to Snohomish County’s official 2026 property tax information, total taxable assessed value increased from approximately $223 billion in 2025 to $237 billion in 2026.

Taxes collected by all taxing districts in Snohomish County are projected to total approximately $1.948 billion in 2026, up roughly $97 million from $1.851 billion the previous year, an overall increase of 5.26%.

Again, that is a countywide figure.

It is not a prediction of the percentage change on your individual property tax bill.

And that distinction matters if you’re considering selling.

Why Your Property Tax Bill Matters When You’re Thinking About Selling

Most homeowners naturally begin a potential sale with one number:

“What is my home worth?”

That is important, but it is only the beginning.

If you are making a real financial decision about selling, the more useful calculation is:

Estimated sale price – estimated selling expenses – mortgage and other applicable payoffs = estimated seller proceeds.

Property taxes are one component of that equation.

They may not be the largest expense involved in your transaction, but overlooking them can make an early estimate of your proceeds less accurate.

This becomes especially relevant for homeowners deciding between scenarios such as:

Selling this year versus waiting
Buying another property after selling
Downsizing
Relocating
Selling an investment or second property
Using proceeds toward another purchase
Determining how much cash may be available after closing

When those decisions depend on your equity, you need more than a home-value estimate.

You need a seller net sheet based on current numbers.

What Is a Seller Net Sheet?

A seller net sheet is an estimate designed to answer a simple but extremely important question:

If my home sells for a certain amount, what might I receive after the anticipated costs of selling are accounted for?

Depending on the transaction, a seller net estimate can account for items such as:

Estimated sale price
Mortgage payoff and other applicable liens
Property-tax adjustments or prorations
Washington real estate excise tax
Negotiated real estate compensation
Escrow and title-related charges
Potential seller concessions
Other transaction-specific costs

The result is an estimated net, not a guaranteed closing figure.

But when you’re trying to make a decision, an informed estimate can be far more useful than simply knowing that your home might sell for $900,000, $1.2 million or $2 million.

The sale price is not what lands in your bank account.

Your net proceeds are what ultimately affect your next move.

How Property Taxes Are Calculated in King County

Property taxes can feel confusing because a change in your home’s assessed value does not necessarily translate directly into the same percentage change in your tax bill.

King County provides a basic formula for estimating property taxes:

Assessed value ÷ 1,000 × levy rate = estimated property tax.

The county publishes levy information because rates vary among taxing districts.

That variation is important.

Two properties with similar market values can potentially have different property tax obligations because they are located within different combinations of cities, school districts and other taxing jurisdictions.

King County also notes that voter-approved measures are an important contributor to changes in property taxes.

For sellers, the practical lesson is straightforward:

Don’t apply a countywide percentage increase to last year’s bill and assume you have calculated your exact 2026 tax obligation.

Use the actual property and current tax information when estimating your sale.

King County’s 2026 Numbers Are Meaningful for Sellers

King County’s overall property-tax numbers show why this topic deserves attention in 2026.

The county reports:

Approximately $8.4 billion in overall property taxes for 2026
Approximately $770 million more than the prior year
Roughly a 10% countywide increase
Approximately 5.4% growth in total county property value

Detailed King County statistical reports also show how dramatically tax changes can differ across individual districts.

For example, the county’s comparison data covers separate school, water, fire, sewer and miscellaneous districts rather than treating King County as though every property shares one tax rate.

That’s why the question for a Bellevue, Kirkland, Redmond, Seattle, Renton or other King County homeowner should not simply be:

“How much did King County taxes go up?”

It should be:

“What are the current taxes for my specific property, and how do they affect my expected proceeds if I sell?”

That is a much more actionable question.

What About Snohomish County Property Taxes in 2026?

Snohomish County sellers should take the same property-specific approach.

Official county figures show that taxable assessed value increased from approximately $223 billion to $237 billion for the 2026 tax year. Taxes collected across all taxing districts increased approximately 5.26% overall.

The county’s 2026 annual report puts total county tax at approximately $1.949 billion and reports an average county tax rate of approximately $8.1949 per $1,000 of assessed value.

But an average is not your property’s actual bill.

If you own in areas such as Edmonds, Everett, Lynnwood, Mill Creek, Mukilteo, Bothell or elsewhere in Snohomish County, your specific tax situation depends on the taxing districts and levies that apply to your property.

For someone preparing to sell, current property-specific numbers should be used when building an estimated net sheet.

Does a Higher Property Tax Bill Mean You Should Sell Now?

Not necessarily.

Taxes are one variable, not a complete selling strategy.

A homeowner should generally avoid making a major real estate decision because of one headline or one expense category.

Instead, consider how property taxes fit into the larger financial picture.

Suppose your annual carrying costs have increased, but your home also fits your needs perfectly and selling would require purchasing another home at a cost that doesn’t make sense.

The property tax increase alone may not justify moving.

Now consider a different homeowner who was already planning to relocate, downsize or unlock equity within the next year.

For that seller, higher carrying costs may make the timing question more relevant.

The decision needs context.

The Cost of Waiting Is Bigger Than Property Taxes Alone

When homeowners ask me whether they should sell now or wait, I don’t think the answer should come from predicting the market with false certainty.

Instead, I like to compare scenarios.

If you wait another six or twelve months, what are the expected costs of continuing to own the property?

That may include:

Property taxes
Mortgage interest
Homeowners insurance
HOA dues, if applicable
Utilities
Landscaping and routine upkeep
Repairs
Major upcoming maintenance
Opportunity cost of equity

This does not mean waiting is bad.

In some situations, waiting may be exactly the right decision.

The important point is that waiting is not financially neutral.

Neither is selling.

A thoughtful decision compares the estimated economics of both.

Your Assessed Value Is Not the Same as Your Likely Sale Price

This is another important distinction for King and Snohomish County homeowners.

An assessed value is used within the property-tax system.

A likely market value is an estimate of what buyers may be willing to pay for your property in the current real estate market.

Those numbers should not automatically be treated as interchangeable.

A pricing analysis for a potential sale should consider current market evidence such as recent comparable sales, active competition, property condition, location, lot characteristics, renovations, buyer demand and other relevant factors.

So if your assessment changed, don’t assume that the percentage change tells you exactly what your home gained or lost in market value.

For selling purposes, you want a current market analysis, not simply an assessment notice.

What Happens to Property Taxes When You Sell?

Property taxes are commonly addressed as part of the closing accounting for a real estate transaction.

The exact treatment depends on the property, timing and transaction documents, which is why sellers should review their specific closing figures rather than rely on a generic online estimate.

This is one reason the closing date can matter when preparing a seller net sheet.

Your estimated net proceeds should reflect the timing of the transaction as accurately as practical.

A professional preliminary estimate can then be updated as actual title, escrow, payoff and other transaction figures become available.

Don’t Forget Washington’s Real Estate Excise Tax

Property taxes aren’t the only tax sellers should have on their radar.

Washington also imposes a real estate excise tax (REET) on sales of real property unless an exemption applies.

According to the Washington State Department of Revenue’s real estate excise tax guidance, the seller usually pays REET.

That makes REET another important line item when estimating your net proceeds.

This is exactly why a seller shouldn’t calculate anticipated proceeds by simply subtracting the mortgage balance from an estimated sale price.

You also need to consider additional costs.

A Simple Example of Why the Net Sheet Matters

Imagine a homeowner thinks:

“My house could sell for around $1.25 million and I owe approximately $500,000, so I’ll walk away with around $750,000.”

That calculation is incomplete.

The actual transaction may also involve taxes, negotiated compensation, escrow/title charges, potential concessions, payoff-related amounts and other costs.

The seller may still have substantial equity.

But the important financial planning number is not:

$1.25 million minus $500,000.

It’s the estimated amount remaining after the relevant transaction expenses and obligations have been considered.

That number could influence:

The budget for your next home
The size of your next down payment
Whether downsizing accomplishes your financial objective
Whether a move makes sense this year
How much liquidity you may have after closing
Whether selling one property enables another investment

This is why I recommend starting with the numbers before starting with assumptions.

Selling a Higher-Value Home? Small Percentage Changes Can Become Meaningful Dollars

For luxury and higher-value homeowners, careful net planning becomes particularly important because even seemingly modest percentage-based costs can represent substantial dollar amounts.

On a seven-figure transaction, a small change in assumptions can materially affect the projected proceeds.

That does not mean you should obsess over every dollar before deciding whether to list.

It means your planning should match the scale of the asset.

If your property represents a significant portion of your net worth, the selling conversation should include more than staging and photography.

It should include:

What is the financial objective of this sale?

Then the listing strategy can be built around that objective.

Three Numbers I Want Sellers to Know Before Deciding When to List

If you’re considering selling a King County or Snohomish County home in 2026, I recommend knowing these three numbers first.

1. Your Estimated Current Market Value

What does current market evidence suggest your home could reasonably sell for?

Not the assessed value.

Not an automated estimate alone.

A property-specific analysis.

2. Your Estimated Net Proceeds

Once current taxes and other anticipated selling expenses are considered, what might remain?

Running more than one sale-price scenario can be especially useful.

3. Your Estimated Cost of Waiting

What could another six or twelve months of ownership cost you?

Once you have those three numbers, the selling decision becomes much clearer.

You may decide to list.

You may decide to wait.

Either can be a rational answer.

The goal is to make that decision with useful numbers in front of you.

Why Timing Matters More Than “Timing the Market”

There is an important difference between choosing your timing strategically and trying to time the real estate market perfectly.

Nobody can reliably guarantee the exact top or bottom of a housing market.

A better approach is to coordinate your sale with your financial needs, life plans, and current market conditions.

Ask yourself:

When do I actually need or want to move?
What would I do with the proceeds?
Am I buying another property?
What are my current carrying costs?
Are major repairs or capital expenses approaching?
How much flexibility do I have on timing?
What does my net look like under several realistic sale scenarios?

Your answers are more useful than a generic prediction about what the market might do six months from now.

Marie-Noelle Metseye: Helping Sellers Make the Decision Before the Listing Decision

Selling a home, especially a luxury or high-value property, is not simply a marketing exercise.

It is a financial transition.

That distinction shapes how Marie-Noelle Metseye, Luxury Realtor, approaches conversations with homeowners across the King County and Snohomish County markets.

Before discussing photography, launch dates, open houses or marketing, there is a more fundamental question to answer:

Does selling now make sense for you?

That requires looking beyond an estimated listing price.

Marie-Noelle’s seller-focused approach centers the conversation around the owner’s objectives: expected market positioning, anticipated proceeds, timing, carrying costs and what comes after the sale.

For a homeowner who has accumulated substantial equity, those questions can be particularly important.

Maybe you are selling a longtime residence and downsizing.

Maybe you’re relocating.

Maybe your current property no longer fits the way you live.

Maybe you’re evaluating whether to sell now or carry the home another year.

Or perhaps you’re not sure you want to sell at all, you simply want to understand your options.

That is where a personalized seller net sheet can become valuable.

Rather than beginning with pressure to list, you can begin with the numbers.

Marie-Noelle can help you evaluate potential sale-price scenarios and build a preliminary picture of what your estimated proceeds could look like using current property information.

That creates a more useful foundation for the larger conversation:

If you sold, what could the sale allow you to do next?

For luxury homeowners, this becomes part of a broader strategy. A successful transaction isn’t measured only by the headline sale price. The execution, positioning, timing and financial outcome all matter.

The objective is not simply to put a property on the market.

It is to make the move make sense.

Frequently Asked Questions About 2026 Property Taxes and Selling

Did King County property taxes go up 10% in 2026?

King County reports that overall property taxes countywide increased approximately 10%, from about $7.7 billion in the previous year to approximately $8.4 billion for 2026. That does not mean every individual homeowner’s tax bill increased by 10%.

How much did Snohomish County property taxes increase in 2026?

Snohomish County reports that property taxes to be collected by all taxing districts increased 5.26% overall, from approximately $1.851 billion to $1.948 billion. Individual property-tax changes vary.

Why did my property tax bill increase?

Several factors can affect property taxes, including assessed values, levy rates, taxing districts and voter-approved measures. King County specifically notes that voter-approved measures are an important driver of property-tax increases.

If my assessed value increased, did my home’s market value increase by the same amount?

Not necessarily. Assessed value is part of the property-tax system, while market value reflects what the property may command in the current real estate market. Sellers should use current comparable-market evidence when evaluating a potential listing price.

Do I still have to account for property taxes if I sell during the year?

Property taxes are typically addressed in the closing accounting for the transaction. Your escrow and closing professionals can provide the actual transaction-specific calculations.

Does the seller pay Washington real estate excise tax?

Washington’s Department of Revenue states that REET applies to real-property sales unless an exemption applies and that the seller usually pays it.

Should I sell because my property taxes increased?

A higher tax bill alone is generally not enough information to answer that question. Consider your market value, equity, estimated proceeds, ongoing carrying costs, future housing needs, and personal timeline together.

How can I estimate what I’ll walk away with if I sell?

Start with a personalized seller net sheet using a realistic sale-price range and current property information. The estimate can then account for expected transaction costs and obligations to give you a more useful picture of potential proceeds.

The Final Takeaway

The 2026 property-tax increases in King and Snohomish counties are real.

King County reports an approximately 10% increase in overall property taxes countywide, while Snohomish County reports an approximately 5.26% increase in taxes collected across all taxing districts.

But those headline percentages do not tell you exactly how much your individual bill changed, and they certainly don’t tell you whether you should sell.

For that, you need property-specific numbers.

If you’re considering selling in 2026, the better question isn’t:

“Are taxes going up?”

It’s:

“Based on my home’s likely market value, current taxes, expected selling expenses and remaining mortgage balance, what could I actually net, and does selling now accomplish what I want?”

Answer that question first.

Then decide what comes next.

Want Your Personalized 2026 Seller Net Sheet?

If you’re thinking about selling a home in King County or Snohomish County, you don’t have to guess what your potential proceeds might look like.

I’ll help you build a personalized preliminary seller net sheet using current property information and realistic sale-price scenarios so you can see the numbers before deciding whether, and when, to list.

Contact Marie-Noelle Metseye

Marie-Noelle Metseye, Luxury Realtor

📞 425-439-9299

📧 [email protected]

🌐 mnmluxury.com

Sources & Further Reading

This article uses current 2026 government data. Property-specific tax bills and transaction costs vary, so countywide figures should not be interpreted as the percentage change applicable to an individual home.

View King County’s official 2026 property-tax overview

Explore King County’s 2026 property-tax statistics

Review King County levy information and the property-tax calculation

Review King County’s city and school-district levy information

Read Snohomish County’s official 2026 property-tax release

View the Snohomish County Assessor’s 2026 Annual Report

Review Washington’s official REET guidance

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2026 Property Taxes: What King & Snohomish County Sellers Need to Know