{
  "packet_version": "1.0",
  "generated_at": "2026-09-05T01:26:26.181423Z",
  "status": "complete",
  "scenarios": {
    "county": "King",
    "scenarios": [
      {
        "label": "Conservative",
        "sale_price": 725000,
        "mortgage_balance": 420000,
        "concessions": 0,
        "costs": {
          "sale_price": 725000,
          "mortgage_payoff": 420000,
          "state_reet": 8335,
          "state_reet_brackets": [
            {
              "up_to": 525000,
              "rate": 0.011,
              "taxable": 525000,
              "tax": 5775
            },
            {
              "up_to": 1525000,
              "rate": 0.0128,
              "taxable": 200000,
              "tax": 2560
            }
          ],
          "local_reet": 3625,
          "total_reet": 11960,
          "reet_technology_fee": 5,
          "local_reet_rate": 0.005,
          "local_reet_rate_effective_date": "2026-03-01",
          "local_reet_assumption": "County-level estimate (0.50% for King/Pierce/Snohomish/Kitsap/Whatcom/Skagit/Clark; 0.25% for Island/Mason/Lewis/Cowlitz); verify the exact WA DOR REET location code. Skykomish (King) and Darrington (Snohomish) are 0.25% in the March 1, 2026 table.",
          "state_reet_brackets_effective_through": "2026-12-31",
          "reet_scope": "Standard non-classified residential transfer estimate. Classified agricultural/timber land and mixed predominant-use transactions can use a different state rate and are not supported by this calculator.",
          "commission": 36250,
          "commission_rate": 0.05,
          "title_insurance": 1450,
          "escrow_fee": 800,
          "recording_fees": 250,
          "hoa_transfer": 0,
          "property_tax_proration": 0,
          "total_costs": 50715,
          "total_deductions": 470715,
          "net_proceeds": 254285,
          "county": "King",
          "disclaimer": "Not legal, tax, or financial advice. Verify with licensed professionals and source records.",
          "attributions": [
            {
              "source": "nwmls",
              "text": "Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county.",
              "url": null,
              "required": false
            }
          ]
        },
        "proceeds": {
          "amount": 254285,
          "label": "Estimated net proceeds",
          "mortgage_payoff_known": true,
          "concessions_known": true
        }
      },
      {
        "label": "Target",
        "sale_price": 750000,
        "mortgage_balance": 420000,
        "concessions": 5000,
        "costs": {
          "sale_price": 750000,
          "mortgage_payoff": 420000,
          "state_reet": 8655,
          "state_reet_brackets": [
            {
              "up_to": 525000,
              "rate": 0.011,
              "taxable": 525000,
              "tax": 5775
            },
            {
              "up_to": 1525000,
              "rate": 0.0128,
              "taxable": 225000,
              "tax": 2880
            }
          ],
          "local_reet": 3750,
          "total_reet": 12405,
          "reet_technology_fee": 5,
          "local_reet_rate": 0.005,
          "local_reet_rate_effective_date": "2026-03-01",
          "local_reet_assumption": "County-level estimate (0.50% for King/Pierce/Snohomish/Kitsap/Whatcom/Skagit/Clark; 0.25% for Island/Mason/Lewis/Cowlitz); verify the exact WA DOR REET location code. Skykomish (King) and Darrington (Snohomish) are 0.25% in the March 1, 2026 table.",
          "state_reet_brackets_effective_through": "2026-12-31",
          "reet_scope": "Standard non-classified residential transfer estimate. Classified agricultural/timber land and mixed predominant-use transactions can use a different state rate and are not supported by this calculator.",
          "commission": 37500,
          "commission_rate": 0.05,
          "title_insurance": 1500,
          "escrow_fee": 800,
          "recording_fees": 250,
          "hoa_transfer": 0,
          "property_tax_proration": 0,
          "total_costs": 52460,
          "total_deductions": 472460,
          "net_proceeds": 277540,
          "county": "King",
          "disclaimer": "Not legal, tax, or financial advice. Verify with licensed professionals and source records.",
          "attributions": [
            {
              "source": "nwmls",
              "text": "Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county.",
              "url": null,
              "required": false
            }
          ]
        },
        "proceeds": {
          "amount": 272540,
          "label": "Estimated net proceeds",
          "mortgage_payoff_known": true,
          "concessions_known": true
        }
      },
      {
        "label": "Stretch",
        "sale_price": 775000,
        "mortgage_balance": 420000,
        "concessions": 10000,
        "costs": {
          "sale_price": 775000,
          "mortgage_payoff": 420000,
          "state_reet": 8975,
          "state_reet_brackets": [
            {
              "up_to": 525000,
              "rate": 0.011,
              "taxable": 525000,
              "tax": 5775
            },
            {
              "up_to": 1525000,
              "rate": 0.0128,
              "taxable": 250000,
              "tax": 3200
            }
          ],
          "local_reet": 3875,
          "total_reet": 12850,
          "reet_technology_fee": 5,
          "local_reet_rate": 0.005,
          "local_reet_rate_effective_date": "2026-03-01",
          "local_reet_assumption": "County-level estimate (0.50% for King/Pierce/Snohomish/Kitsap/Whatcom/Skagit/Clark; 0.25% for Island/Mason/Lewis/Cowlitz); verify the exact WA DOR REET location code. Skykomish (King) and Darrington (Snohomish) are 0.25% in the March 1, 2026 table.",
          "state_reet_brackets_effective_through": "2026-12-31",
          "reet_scope": "Standard non-classified residential transfer estimate. Classified agricultural/timber land and mixed predominant-use transactions can use a different state rate and are not supported by this calculator.",
          "commission": 38750,
          "commission_rate": 0.05,
          "title_insurance": 1550,
          "escrow_fee": 800,
          "recording_fees": 250,
          "hoa_transfer": 0,
          "property_tax_proration": 0,
          "total_costs": 54205,
          "total_deductions": 474205,
          "net_proceeds": 300795,
          "county": "King",
          "disclaimer": "Not legal, tax, or financial advice. Verify with licensed professionals and source records.",
          "attributions": [
            {
              "source": "nwmls",
              "text": "Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county.",
              "url": null,
              "required": false
            }
          ]
        },
        "proceeds": {
          "amount": 290795,
          "label": "Estimated net proceeds",
          "mortgage_payoff_known": true,
          "concessions_known": true
        }
      }
    ],
    "deltas": [
      {
        "from_label": "Conservative",
        "to_label": "Target",
        "amount": 18255,
        "comparable": true
      },
      {
        "from_label": "Conservative",
        "to_label": "Stretch",
        "amount": 36510,
        "comparable": true
      }
    ],
    "fully_comparable": true,
    "assumptions": [
      "Sale prices are scenarios supplied by the caller, not valuations or comparable-sale evidence.",
      "Commission is negotiable. Each omitted commission rate assumes 5%.",
      "Omitted seller credits are unknown; proceeds are shown before those credits. Omitted tax proration assumes $0 and omitted HOA assumes none; title, escrow and recording charges are estimates.",
      "County local REET is an assumption; confirm the property's tax location code and any exemptions.",
      "A null payoff is unknown; an explicit $0 payoff means the seller reports no mortgage to repay."
    ],
    "disclaimer": "Not legal, tax, or financial advice. Verify with licensed professionals and source records.",
    "attributions": [
      {
        "source": "nwmls",
        "text": "Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county.",
        "url": null,
        "required": false
      }
    ]
  },
  "property": null,
  "market": null,
  "permits": null,
  "deadlines": null,
  "monthly_payment": {
    "sale_price": 750000,
    "down_payment": 150000,
    "down_payment_pct": 20.0,
    "loan_amount": 600000,
    "interest_rate_pct": 6.5,
    "loan_term_years": 30,
    "principal_interest": 3792.41,
    "monthly_property_tax": 575.0,
    "monthly_home_insurance": 125.0,
    "monthly_pmi": 0.0,
    "monthly_hoa": 0.0,
    "total_monthly_payment": 4492.41,
    "pmi_applies": false,
    "piti_breakdown": {
      "principal_and_interest": 3792.41,
      "property_tax": 575.0,
      "home_insurance": 125.0,
      "pmi": 0.0,
      "hoa": 0.0
    },
    "assumptions": {
      "interest_rate_source": "Interest rate supplied by caller; not a current lender quote.",
      "interest_rate_pct": 6.5,
      "down_payment_basis": "percent you provided",
      "property_tax_basis": "estimated at 0.92% of price/yr (verify the local levy code)",
      "property_tax_rate_pct_default": 0.92,
      "home_insurance_basis": "estimated $1,500/yr (verify with a carrier)",
      "pmi_basis": "not applied \u2014 down payment is 20% or more",
      "hoa_basis": "none provided (assumed $0)",
      "note": "Estimate only \u2014 NOT a loan quote or pre-approval. The rate, property tax, insurance, and PMI are assumptions; verify each with your lender and the current listing."
    },
    "disclaimer": "Not legal, tax, or financial advice. Verify with licensed professionals and source records.",
    "attributions": [
      {
        "source": "nwmls",
        "text": "Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county.",
        "url": null,
        "required": false
      }
    ]
  },
  "sections": [
    {
      "name": "scenarios",
      "status": "available",
      "note": null,
      "source_as_of": null,
      "data_quality": null
    },
    {
      "name": "property",
      "status": "not_requested",
      "note": null,
      "source_as_of": null,
      "data_quality": null
    },
    {
      "name": "market",
      "status": "not_requested",
      "note": null,
      "source_as_of": null,
      "data_quality": null
    },
    {
      "name": "permits",
      "status": "not_requested",
      "note": null,
      "source_as_of": null,
      "data_quality": null
    },
    {
      "name": "deadlines",
      "status": "not_requested",
      "note": null,
      "source_as_of": null,
      "data_quality": null
    },
    {
      "name": "monthly_payment",
      "status": "available",
      "note": null,
      "source_as_of": null,
      "data_quality": null
    }
  ],
  "gaps": [],
  "report_markdown": "# Seller decision packet\n\nPrepared: 2026-09-05T01:26:26.181423+00:00\nCounty: King\n\nScenario prices were supplied by the caller. This packet is not a valuation or an appraisal.\n\n## Seller scenarios\n\n| Scenario | Sale price | Seller credits | Proceeds | Basis |\n| --- | ---: | ---: | ---: | --- |\n| Conservative | $725,000 | $0 | $254,285 | Estimated net proceeds |\n| Target | $750,000 | $5,000 | $272,540 | Estimated net proceeds |\n| Stretch | $775,000 | $10,000 | $290,795 | Estimated net proceeds |\n\n## Costs and assumptions\n\n- Conservative: commission $36,250; state REET $8,335; local REET $3,625; REET fee $5; title $1,450; escrow $800; recording $250; HOA transfer $0; tax proration $0; mortgage payoff $420,000.\n- Target: commission $37,500; state REET $8,655; local REET $3,750; REET fee $5; title $1,500; escrow $800; recording $250; HOA transfer $0; tax proration $0; mortgage payoff $420,000.\n- Stretch: commission $38,750; state REET $8,975; local REET $3,875; REET fee $5; title $1,550; escrow $800; recording $250; HOA transfer $0; tax proration $0; mortgage payoff $420,000.\n- Sale prices are scenarios supplied by the caller, not valuations or comparable\\-sale evidence\\.\n- Commission is negotiable\\. Each omitted commission rate assumes 5%\\.\n- Omitted seller credits are unknown; proceeds are shown before those credits\\. Omitted tax proration assumes $0 and omitted HOA assumes none; title, escrow and recording charges are estimates\\.\n- County local REET is an assumption; confirm the property's tax location code and any exemptions\\.\n- A null payoff is unknown; an explicit $0 payoff means the seller reports no mortgage to repay\\.\n- Local REET rate effective 2026\\-03\\-01; state brackets effective through 2026\\-12\\-31. Standard non\\-classified residential transfer estimate\\. Classified agricultural/timber land and mixed predominant\\-use transactions can use a different state rate and are not supported by this calculator\\.\n\n## Buyer payment scenario\n\nEstimated monthly payment: $4,492.41 at 6.5% with 20.0% down over 30 years.\nPrincipal and interest $3,792.41; tax $575.00; insurance $125.00; PMI $0.00; HOA $0.00.\nInterest rate supplied by caller; not a current lender quote\\. Estimate only \u2014 NOT a loan quote or pre\\-approval\\. The rate, property tax, insurance, and PMI are assumptions; verify each with your lender and the current listing\\.\n- percent you provided\n- estimated at 0\\.92% of price/yr \\(verify the local levy code\\)\n- estimated $1,500/yr \\(verify with a carrier\\)\n- not applied \u2014 down payment is 20% or more\n- none provided \\(assumed $0\\)\n\n## Coverage and verification\n\n- scenarios: available.\n- property: not_requested.\n- market: not_requested.\n- permits: not_requested.\n- deadlines: not_requested.\n- monthly\\_payment: available.\n\n## Sources\n\n- Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county\\.\n\nNot legal, tax, or financial advice. Verify with licensed professionals and source records.\n",
  "disclaimer": "Not legal, tax, or financial advice. Verify with licensed professionals and source records.",
  "attributions": [
    {
      "source": "nwmls",
      "text": "Not affiliated with or endorsed by NWMLS, the Washington Department of Revenue, or any county.",
      "url": null,
      "required": false
    }
  ]
}