Shi Hao Liu
Licensed Real Estate Broker ・ Kelly Right Real Estate
Ready to Save Thousands?
Contact us and start your smart home-buying journey
Get StartedWA Seattle Flat Fee Buyer's Agent
Professional Offer Writing ・ Flat Fee $2,999 ・ No Commission
A flat fee buyer's agent serving King County & the Eastside — Seattle, Bellevue, Redmond, Kirkland & Issaquah
Licensed Broker at Kelly Right Real Estate
Additional Costs to Be Aware Of
The following costs are paid separately by the buyer, regardless of which agent you use:
Closing Costs — Escrow fee, title insurance, recording fees, etc. Typically 2%-5% of home price
Lender Fees — Loan origination fee, appraisal, credit report, etc.
Home Inspection — Typically $400-$600
Earnest Money — Deposit, typically 1%-3% of home price (applied toward down payment at closing)
Buying a home involves many steps, but you don't have to do it all alone.
Here's a clear breakdown of responsibilities.
| Step | Details | We Handle ✅ | You Handle 👤 | Third Party 🏢 |
|---|---|---|---|---|
| 📋 Preparation | ||||
| Loan Pre-Approval | Find a lender, submit docs, get Pre-Approval Letter | You | Lender | |
| Home Search | Browse Zillow, Redfin, attend Open Houses | You | ||
| Sign Service Agreement | Sign Buyer Brokerage Agreement (required by WA law, default 60-day term) | Us | You | |
| 📝 Offer & Negotiation | ||||
| Write Offer | Draft Purchase & Sale Agreement (NWMLS Form 21) | Us | ||
| Submit Offer | Send offer to Listing Agent | Us | ||
| Negotiate / Counter | Price negotiation, terms, strategy advice | Us | ||
| 🤝 Contract Execution | ||||
| Mutual Acceptance | Both parties sign, contract becomes binding | Us | You | |
| Open Escrow | Send contract to Title Company, open Escrow | Us | Title Co. | |
| Earnest Money | Wire deposit to Escrow within 1-3 days | You | ||
| 🔍 Inspection & Appraisal | ||||
| Home Inspection | Hire inspector, schedule inspection | You | Inspector | |
| Repair Negotiation | Draft Repair Addendum, negotiate repairs or credits | Us | ||
| Appraisal | Lender orders appraiser to assess market value | Lender | ||
| Appraisal Issues | If low, renegotiate price with seller | Us | ||
| 🏦 Loan & Closing | ||||
| Loan Underwriting | Submit documents, cooperate with lender | You | Lender | |
| Track Deadlines | Ensure all contingency deadlines are met | Us | ||
| Title Search | Verify clean title, check for liens | Title Co. | ||
| Final Walkthrough | Last visit before closing — we'll be there to open the door | Us | You | |
| Closing Docs | Review Closing Disclosure, assist with paperwork | Us | Title Co. | |
| Sign & Close | Sign docs at Title Company, wire funds | You | Title Co. | |
| 🔑 Done! | ||||
| Get Your Keys | Recording complete — you're a homeowner 🎉 | 🎉 | ||
| Traditional 2.5% | Flat Fee | You Save | |
|---|---|---|---|
| Home $600K | $15,000 | $2,999 | Save $12,001 |
| Home $800K | $20,000 | $2,999 | Save $17,001 |
| Home $1M | $25,000 | $2,999 | Save $22,001 |
| Home $1.5M | $37,500 | $2,999 | Save $34,501 |
Our service focuses on offer writing and contract handling. You find the home yourself — that's how we keep our fee low. However, we will be present at the Final Walkthrough to help with access and ensure everything checks out.
$2,999 includes up to 3 offer submissions, plus full support from offer to closing, including counter-offer negotiations.
Traditionally, a buyer's agent in Washington charged about 2.5% of the purchase price — $20,000+ on an $800K home. As a flat fee buyer's agent serving King County and the Eastside, I charge one flat $2,999 for the same core representation, so your real estate agent fees stay low and you keep the difference.
Yes, I'm a licensed Real Estate Broker in Washington State (License #26003789) with Kelly Right Real Estate.
Payment is due after signing the service agreement. Transparent pricing, no hidden fees.
It's a written service agreement required by Washington State law (RCW 18.86) before we begin providing services. The default term is 60 days. It outlines our services, fee ($2,999 flat fee), and agency relationship. You can choose exclusive or nonexclusive representation.
Contact us and start your smart home-buying journey
Get Started