SENTINEL Washington Real Estate

Calculate Washington State Real Estate Excise Tax (REET, RCW 82.45) for one sale: graduated state brackets plus the county's local rate, computed deterministically by SENTINEL's production engine — never estimated. Use when you need the exact excise tax owed on a WA home sale (seller-paid by default). Washington State counties only. The result includes the per-bracket breakdown, the $5 DOR technology fee, and rate-assumption caveats (verify the DOR location code for city-level exceptions). Uses no third-party data. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users.

{
  "type": "object",
  "properties": {
    "salePrice": {
      "exclusiveMaximum": 500000000,
      "exclusiveMinimum": 0,
      "title": "Sale Price",
      "type": "integer",
      "description": "Contract sale price in whole US dollars."
    },
    "county": {
      "default": "king",
      "description": "Washington county the property sits in (lowercase).",
      "maxLength": 40,
      "minLength": 1,
      "title": "County",
      "type": "string",
      "enum": [
        "clark",
        "cowlitz",
        "island",
        "king",
        "kitsap",
        "lewis",
        "mason",
        "pierce",
        "skagit",
        "snohomish",
        "whatcom"
      ]
    }
  },
  "required": [
    "salePrice"
  ],
  "additionalProperties": false,
  "title": "AgentApiReetRequest"
}

{
  "type": "object",
  "properties": {
    "sale_price": {
      "title": "Sale Price",
      "type": "integer"
    },
    "county": {
      "title": "County",
      "type": "string"
    },
    "state_reet": {
      "title": "State Reet",
      "type": "integer"
    },
    "state_brackets": {
      "items": {
        "$ref": "#/$defs/ReetBracket"
      },
      "title": "State Brackets",
      "type": "array"
    },
    "local_rate": {
      "title": "Local Rate",
      "type": "number"
    },
    "local_reet": {
      "title": "Local Reet",
      "type": "integer"
    },
    "total_reet": {
      "title": "Total Reet",
      "type": "integer"
    },
    "technology_fee": {
      "description": "Flat DOR electronic-technology fee (RCW 82.45.180).",
      "title": "Technology Fee",
      "type": "integer"
    },
    "estimated_total_due": {
      "description": "total_reet + technology_fee.",
      "title": "Estimated Total Due",
      "type": "integer"
    },
    "local_rate_effective_date": {
      "title": "Local Rate Effective Date",
      "type": "string"
    },
    "local_rate_assumption": {
      "description": "County-level local-rate assumption; verify the DOR location code.",
      "title": "Local Rate Assumption",
      "type": "string"
    },
    "state_brackets_effective_through": {
      "title": "State Brackets Effective Through",
      "type": "string"
    },
    "reet_scope": {
      "title": "Reet Scope",
      "type": "string"
    },
    "effective_rate_pct": {
      "title": "Effective Rate Pct",
      "type": "number"
    },
    "disclaimer": {
      "title": "Disclaimer",
      "type": "string"
    },
    "attributions": {
      "items": {
        "$ref": "#/$defs/Attribution"
      },
      "title": "Attributions",
      "type": "array"
    }
  },
  "required": [
    "sale_price",
    "county",
    "state_reet",
    "state_brackets",
    "local_rate",
    "local_reet",
    "total_reet",
    "technology_fee",
    "estimated_total_due",
    "local_rate_effective_date",
    "local_rate_assumption",
    "state_brackets_effective_through",
    "reet_scope",
    "effective_rate_pct",
    "disclaimer",
    "attributions"
  ],
  "$defs": {
    "Attribution": {
      "description": "One attribution / non-affiliation line attached to a response.",
      "properties": {
        "source": {
          "title": "Source",
          "type": "string"
        },
        "text": {
          "title": "Text",
          "type": "string"
        },
        "url": {
          "anyOf": [
            {
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Url"
        },
        "required": {
          "default": false,
          "title": "Required",
          "type": "boolean"
        }
      },
      "required": [
        "source",
        "text"
      ],
      "title": "Attribution",
      "type": "object"
    },
    "ReetBracket": {
      "description": "One graduated state-REET band (RCW 82.45).",
      "properties": {
        "up_to": {
          "anyOf": [
            {
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "description": "Upper bound of the band in dollars; null for the top band.",
          "title": "Up To"
        },
        "rate": {
          "description": "State rate applied in this band (0.011 = 1.10%).",
          "title": "Rate",
          "type": "number"
        },
        "taxable": {
          "description": "Dollars of the sale price taxed in this band.",
          "title": "Taxable",
          "type": "integer"
        },
        "tax": {
          "description": "State REET owed on this band, rounded to the dollar.",
          "title": "Tax",
          "type": "integer"
        }
      },
      "required": [
        "up_to",
        "rate",
        "taxable",
        "tax"
      ],
      "title": "ReetBracket",
      "type": "object"
    }
  },
  "description": "Graduated WA REET: state brackets + local county rate + DOR fee.",
  "title": "ReetResponse"
}

Estimate a Washington home seller's net proceeds: commission, graduated REET, title/escrow/closing costs, mortgage payoff, and optional HOA/tax prorations — every line item computed deterministically by the same engine SENTINEL's product uses. Use for 'what will the seller walk away with' questions on WA sales; WA counties only. The result is an itemized dict. Uses no third-party data. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users.

{
  "type": "object",
  "properties": {
    "salePrice": {
      "exclusiveMaximum": 500000000,
      "exclusiveMinimum": 0,
      "title": "Sale Price",
      "type": "integer",
      "description": "Contract sale price in whole US dollars."
    },
    "county": {
      "default": "king",
      "description": "Washington county the property sits in (lowercase).",
      "maxLength": 40,
      "minLength": 1,
      "title": "County",
      "type": "string",
      "enum": [
        "clark",
        "cowlitz",
        "island",
        "king",
        "kitsap",
        "lewis",
        "mason",
        "pierce",
        "skagit",
        "snohomish",
        "whatcom"
      ]
    },
    "commissionRate": {
      "default": 0.05,
      "maximum": 0.15,
      "minimum": 0,
      "title": "Commission Rate",
      "type": "number",
      "description": "Total commission as a decimal fraction (0.05 = 5%). Defaults to the NWMLS-typical rate."
    },
    "mortgageBalance": {
      "default": 0,
      "description": "Outstanding mortgage payoff in dollars.",
      "exclusiveMaximum": 500000000,
      "minimum": 0,
      "title": "Mortgage Balance",
      "type": "integer"
    },
    "hasHoa": {
      "default": false,
      "title": "Has Hoa",
      "type": "boolean",
      "description": "Include HOA transfer/resale-cert fees."
    },
    "propertyTaxProration": {
      "default": 0,
      "exclusiveMaximum": 500000000,
      "minimum": 0,
      "title": "Property Tax Proration",
      "type": "integer",
      "description": "Seller-side property-tax proration, dollars."
    }
  },
  "required": [
    "salePrice"
  ],
  "additionalProperties": false,
  "title": "AgentApiNetSheetRequest"
}

{
  "type": "object",
  "properties": {
    "sale_price": {
      "title": "Sale Price",
      "type": "integer"
    },
    "mortgage_payoff": {
      "title": "Mortgage Payoff",
      "type": "integer"
    },
    "state_reet": {
      "title": "State Reet",
      "type": "integer"
    },
    "state_reet_brackets": {
      "items": {
        "$ref": "#/$defs/ReetBracket"
      },
      "title": "State Reet Brackets",
      "type": "array"
    },
    "local_reet": {
      "title": "Local Reet",
      "type": "integer"
    },
    "total_reet": {
      "title": "Total Reet",
      "type": "integer"
    },
    "reet_technology_fee": {
      "title": "Reet Technology Fee",
      "type": "integer"
    },
    "local_reet_rate": {
      "title": "Local Reet Rate",
      "type": "number"
    },
    "local_reet_rate_effective_date": {
      "title": "Local Reet Rate Effective Date",
      "type": "string"
    },
    "local_reet_assumption": {
      "title": "Local Reet Assumption",
      "type": "string"
    },
    "state_reet_brackets_effective_through": {
      "title": "State Reet Brackets Effective Through",
      "type": "string"
    },
    "reet_scope": {
      "title": "Reet Scope",
      "type": "string"
    },
    "commission": {
      "title": "Commission",
      "type": "integer"
    },
    "commission_rate": {
      "title": "Commission Rate",
      "type": "number"
    },
    "title_insurance": {
      "title": "Title Insurance",
      "type": "integer"
    },
    "escrow_fee": {
      "title": "Escrow Fee",
      "type": "integer"
    },
    "recording_fees": {
      "title": "Recording Fees",
      "type": "integer"
    },
    "hoa_transfer": {
      "title": "Hoa Transfer",
      "type": "integer"
    },
    "property_tax_proration": {
      "title": "Property Tax Proration",
      "type": "integer"
    },
    "total_costs": {
      "title": "Total Costs",
      "type": "integer"
    },
    "total_deductions": {
      "title": "Total Deductions",
      "type": "integer"
    },
    "net_proceeds": {
      "title": "Net Proceeds",
      "type": "integer"
    },
    "county": {
      "title": "County",
      "type": "string"
    },
    "disclaimer": {
      "title": "Disclaimer",
      "type": "string"
    },
    "attributions": {
      "items": {
        "$ref": "#/$defs/Attribution"
      },
      "title": "Attributions",
      "type": "array"
    }
  },
  "required": [
    "sale_price",
    "mortgage_payoff",
    "state_reet",
    "state_reet_brackets",
    "local_reet",
    "total_reet",
    "reet_technology_fee",
    "local_reet_rate",
    "local_reet_rate_effective_date",
    "local_reet_assumption",
    "state_reet_brackets_effective_through",
    "reet_scope",
    "commission",
    "commission_rate",
    "title_insurance",
    "escrow_fee",
    "recording_fees",
    "hoa_transfer",
    "property_tax_proration",
    "total_costs",
    "total_deductions",
    "net_proceeds",
    "county",
    "disclaimer",
    "attributions"
  ],
  "$defs": {
    "Attribution": {
      "description": "One attribution / non-affiliation line attached to a response.",
      "properties": {
        "source": {
          "title": "Source",
          "type": "string"
        },
        "text": {
          "title": "Text",
          "type": "string"
        },
        "url": {
          "anyOf": [
            {
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Url"
        },
        "required": {
          "default": false,
          "title": "Required",
          "type": "boolean"
        }
      },
      "required": [
        "source",
        "text"
      ],
      "title": "Attribution",
      "type": "object"
    },
    "ReetBracket": {
      "description": "One graduated state-REET band (RCW 82.45).",
      "properties": {
        "up_to": {
          "anyOf": [
            {
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "description": "Upper bound of the band in dollars; null for the top band.",
          "title": "Up To"
        },
        "rate": {
          "description": "State rate applied in this band (0.011 = 1.10%).",
          "title": "Rate",
          "type": "number"
        },
        "taxable": {
          "description": "Dollars of the sale price taxed in this band.",
          "title": "Taxable",
          "type": "integer"
        },
        "tax": {
          "description": "State REET owed on this band, rounded to the dollar.",
          "title": "Tax",
          "type": "integer"
        }
      },
      "required": [
        "up_to",
        "rate",
        "taxable",
        "tax"
      ],
      "title": "ReetBracket",
      "type": "object"
    }
  },
  "description": "Full WA seller net sheet — every line item from the deterministic engine.",
  "title": "NetSheetResponse"
}

Compute the standard NWMLS transaction deadline set from a mutual-acceptance date: earnest money (Form 21), seller disclosure delivery + buyer rescission (Form 17, RCW 64.06), title contingency (Form 22T), inspection (Form 35), financing (Form 22A), and FIRPTA certification (Form 22E). Business-day counts exclude weekends and Washington state holidays per RCW 1.16.050 — never plain calendar arithmetic. Washington/NWMLS transactions only. Dates are the standard form DEFAULTS computed from public rules (no NWMLS data or form text); the result flags dates landing on non-business days and includes a verify-against-the-executed-contract disclaimer that must accompany any advice built on these dates. The result includes an 'attributions' array (upstream source lines and the NWMLS/DOR/county non-affiliation line) and a professional-advice disclaimer — pass both through to end users.

{
  "type": "object",
  "properties": {
    "mutualAcceptance": {
      "format": "date",
      "title": "Mutual Acceptance",
      "type": "string",
      "description": "Mutual acceptance date, ISO YYYY-MM-DD (within 5 years of today)."
    },
    "financingDays": {
      "default": 21,
      "maximum": 120,
      "minimum": 1,
      "title": "Financing Days",
      "type": "integer",
      "description": "Form 22A financing-contingency length."
    },
    "closing": {
      "anyOf": [
        {
          "format": "date",
          "type": "string"
        },
        {
          "type": "null"
        }
      ],
      "default": null,
      "title": "Closing",
      "description": "Optional contract closing date (on/after mutual acceptance), ISO YYYY-MM-DD."
    }
  },
  "required": [
    "mutualAcceptance"
  ],
  "additionalProperties": false,
  "title": "AgentApiDeadlinesRequest"
}

{
  "type": "object",
  "properties": {
    "mutual_acceptance": {
      "format": "date",
      "title": "Mutual Acceptance",
      "type": "string"
    },
    "financing_days": {
      "title": "Financing Days",
      "type": "integer"
    },
    "deadlines": {
      "items": {
        "$ref": "#/$defs/DeadlineRow"
      },
      "title": "Deadlines",
      "type": "array"
    },
    "deadline_disclaimer": {
      "title": "Deadline Disclaimer",
      "type": "string"
    },
    "disclaimer": {
      "title": "Disclaimer",
      "type": "string"
    },
    "attributions": {
      "items": {
        "$ref": "#/$defs/Attribution"
      },
      "title": "Attributions",
      "type": "array"
    }
  },
  "required": [
    "mutual_acceptance",
    "financing_days",
    "deadlines",
    "deadline_disclaimer",
    "disclaimer",
    "attributions"
  ],
  "$defs": {
    "Attribution": {
      "description": "One attribution / non-affiliation line attached to a response.",
      "properties": {
        "source": {
          "title": "Source",
          "type": "string"
        },
        "text": {
          "title": "Text",
          "type": "string"
        },
        "url": {
          "anyOf": [
            {
              "type": "string"
            },
            {
              "type": "null"
            }
          ],
          "default": null,
          "title": "Url"
        },
        "required": {
          "default": false,
          "title": "Required",
          "type": "boolean"
        }
      },
      "required": [
        "source",
        "text"
      ],
      "title": "Attribution",
      "type": "object"
    },
    "DeadlineRow": {
      "description": "One NWMLS deadline computed from mutual acceptance.",
      "properties": {
        "key": {
          "title": "Key",
          "type": "string"
        },
        "label": {
          "title": "Label",
          "type": "string"
        },
        "date": {
          "format": "date",
          "title": "Date",
          "type": "string"
        },
        "days": {
          "anyOf": [
            {
              "type": "integer"
            },
            {
              "type": "null"
            }
          ],
          "description": "Day count from the anchor; null for the contract closing date.",
          "title": "Days"
        },
        "basis": {
          "enum": [
            "business",
            "calendar"
          ],
          "title": "Basis",
          "type": "string"
        },
        "rule": {
          "title": "Rule",
          "type": "string"
        },
        "lands_on_non_business_day": {
          "description": "True when the date is a weekend or WA state holiday (RCW 1.16.050).",
          "title": "Lands On Non Business Day",
          "type": "boolean"
        }
      },
      "required": [
        "key",
        "label",
        "date",
        "days",
        "basis",
        "rule",
        "lands_on_non_business_day"
      ],
      "title": "DeadlineRow",
      "type": "object"
    }
  },
  "description": "Standard NWMLS deadline set from a mutual-acceptance date.",
  "title": "DeadlinesResponse"
}