Plan on roughly 7 to 9 percent of the sale price, and know that most of that is one line item you can negotiate.

That range comes from my own closing record across 13+ years and 441 transactions in Hampton Roads, and it holds up across price points. On a $450,000 sale, 7 to 9 percent is roughly $31,500 to $40,500 before your mortgage payoff. That is a real number, and most sellers do not see it clearly until they are sitting at a settlement table.

The good news is that every dollar of it is knowable in advance. Virginia’s seller costs are unusually transparent compared to many states: the taxes are set by statute, the fees are standard, and the one big variable is negotiable. Here is the full breakdown, line by line, so you can estimate your own net before you ever list.

The Virginia Grantor Tax: The Part Written Into Law

Virginia imposes a transfer tax on the seller called the grantor tax. Unlike almost everything else on this list, the rate is not negotiable and not a matter of custom. It is statute.

State grantor tax. Under Virginia Code section 58.1-802, the state charges $0.50 per $500 of the sale price, or fraction thereof. That works out to $1.00 per $1,000, which is 0.10 percent of the price.

Hampton Roads regional transportation improvement fee. If your home is in the Hampton Roads transportation district, which includes Virginia Beach, Norfolk, Chesapeake, Suffolk, Portsmouth, Hampton, Newport News and the surrounding localities, Virginia Code section 58.1-802.5 adds a regional transportation improvement fee of $0.06 per $100 of the price, or 0.06 percent, also paid by the grantor.

Added together, a Hampton Roads seller pays roughly 0.16 percent of the sale price in grantor taxes.

On a $450,000 sale, that is about $450 in state grantor tax plus about $270 in the regional fee, for roughly $720 total.

One useful detail most sellers do not know: Virginia law expressly permits the grantor and grantee to agree that the buyer will pay all or part of these taxes. It is not common, but it is legal and it occasionally shows up in a negotiated offer.

Agent Compensation: The Biggest Line, and the One Worth Understanding

This is the largest single cost in almost every sale, and it is the one sellers should understand most clearly before they sign anything.

Real estate commissions in Virginia are fully negotiable, with no standard or legally required rate. What you pay your listing agent is a matter of contract between you and that agent, spelled out in your listing agreement before the home ever goes on the market. Compensation to an agent representing the buyer is a separate question that is also negotiated rather than automatic, and how it gets handled varies from deal to deal.

That negotiability cuts both ways, and it is worth understanding what you are actually buying. A discount listing that puts a sign in the yard and waits is not the same service as full representation that prices strategically, prepares the home, markets it to the right buyers, negotiates hard on your behalf, and manages the transaction all the way to the closing table. A full service agent does not work for free, and they should not, because the difference between listing a home and positioning a home shows up in your net proceeds.

I watched this play out on 442 Leepoint Road in Norfolk. The home sat for 153 days with another agent, with no offers. Relisted with a real strategy, it sold in 66 days with multiple offers near the asking price. Same house, same seller. The variable was the representation.

So the question is not whether to pay a commission. It is whether the agent you hire earns it, and what their work actually returns to you at the closing table. That is a conversation worth having directly with any agent you interview, before you sign.

Settlement and Closing Costs

These are the mechanical costs of transferring the property.

Settlement or closing fee. The settlement agent handles escrow, document preparation and the closing itself, typically a few hundred dollars. Virginia is unusual here in a way that saves sellers money: under Virginia Code section 55.1-1002, a registered lay settlement agent can handle closing and settlement services anywhere in the Commonwealth. You do not need an attorney at the closing table.

Owner’s title insurance. Who pays for the owner’s policy varies by contract and by local custom, and in Hampton Roads it is genuinely negotiable rather than automatic. If it falls to you, budget roughly half a percent of the price.

Recording and deed fees. Small, usually under a couple hundred dollars combined, including the $1 transfer fee charged on all deeds.

Prorated property taxes. You pay the portion of the year’s property taxes covering the days you owned the home. Depending on your closing date and your city’s billing cycle, this can be a credit to you or a charge against you.

Association resale disclosure packet. If your home is in an HOA or condo association, Virginia requires a resale certificate or disclosure packet, and the seller pays for it. Costs vary by association.

Mortgage payoff and related items. Your remaining loan balance, plus any payoff statement or wire fees, plus any liens on the property. This is not a cost of selling so much as a debt coming due, but it comes out of the same proceeds.

Seller Concessions: The Line That Moves With the Market

Concessions are money you agree to contribute toward the buyer’s costs, and they are the most market dependent item on this list.

In a hot market with multiple offers, sellers often pay nothing in concessions. In a more balanced market, or on a home that has been listed for a while, buyers ask more often, and the asks include closing cost help, repair credits, and rate buydowns. In the current Hampton Roads market, concessions are a live part of most negotiations rather than a rarity.

Budget for the possibility. A home that is prepared properly and priced correctly gives you the strongest position to limit or avoid them.

Preparation and Repairs: The Costs You Control

These are not fixed, and they vary enormously by property. They also have the best return of anything on this list.

Before listing repairs. The condition items a lender’s appraiser will flag, including roof condition, moisture and drainage, peeling paint on homes built before 1978, handrails, and broken glass. I wrote about why addressing these before you list matters so much, and the short version is that a failed appraisal costs roughly six weeks and a lot of leverage.

Cleaning, decluttering and staging. Anywhere from a few hundred dollars for a deep clean to several thousand for professional staging on a larger home.

Professional photography and marketing. On most listings this should be provided by your agent as part of the service, not billed to you. Ask what is included before you sign.

Moving costs. Easy to forget in the net sheet, and real.

Putting It Together: An Illustrative Example

Here is how the math looks on a $450,000 Hampton Roads sale. These are illustrative figures, not a quote, and your actual numbers will differ.

Add it up and most Virginia sellers land in that 7 to 9 percent range before the mortgage payoff. The grantor taxes, settlement fees and recording costs are small and predictable. Agent compensation, concessions and preparation are where the real variability lives, and all three are influenced by decisions you make before the home ever lists.

What You Actually Keep: Running Your Net

The number that matters to you is not the sale price and not the total costs. It is what lands in your account.

The calculation is simple: likely sale price, minus mortgage payoff, minus all of the costs above, minus any repairs or concessions negotiated during the deal. What remains is your net proceeds.

The weakest link in that chain is almost always the first number. Online value estimates miss in both directions, sometimes by a lot, and every downstream figure depends on getting it right. A free home valuation built on current comparable sales on your actual streets is where an honest net sheet starts.

If you are also weighing whether selling makes sense at all, the free H.E.L.M. Check runs the comparison between staying, moving and waiting using your real numbers, including what your usable equity would be after selling costs.

Frequently Asked Questions

What is the Virginia grantor tax and who pays it?

The grantor tax is a state transfer tax imposed on the seller under Virginia Code section 58.1-802, charged at $0.50 per $500 of the sale price, which is 0.10 percent. In the Hampton Roads transportation district, a regional transportation improvement fee of $0.06 per $100 is added under section 58.1-802.5. Virginia law allows the parties to agree that the buyer pays all or part of it.

How much are closing costs for a seller in Virginia?

Total seller costs typically run about 7 to 9 percent of the sale price once agent compensation, settlement fees, grantor taxes, recording fees, concessions and preparation are included. The fixed statutory items, meaning the grantor taxes, settlement and recording fees, are a small fraction of that. Agent compensation is the largest line and it is negotiable.

Do I need a lawyer to close on a house in Virginia?

No. Virginia Code section 55.1-1002 allows a registered lay settlement agent to handle escrow, closing and settlement services anywhere in the Commonwealth. Many sellers still choose to involve an attorney, particularly in complex situations, but it is not required.

Who pays the owner’s title insurance in Hampton Roads?

It varies by contract and negotiation rather than following a single rule. Clarify it in the offer stage so it does not surprise you at settlement.

Are real estate commissions negotiable in Virginia?

Yes. Commissions are fully negotiable, with no standard or legally required rate. What you pay is set in your listing agreement with your agent, and compensation to a buyer’s agent is a separate, separately negotiated question. The more useful question than “what is the rate” is “what does this agent actually do to earn it,” because full service representation and a discount listing are not the same product, and the difference shows up in your net.

How do I calculate my net proceeds from a home sale?

Start with the likely sale price, subtract your mortgage payoff, then subtract agent compensation, settlement and recording costs, grantor taxes, any concessions, and any repairs or preparation. What remains is your estimated net. A valuation built on current comparable sales makes that estimate meaningful.

Can I reduce what it costs to sell my house?

Yes, in three places. Understand exactly what your agent provides and what you are agreeing to before you sign a listing agreement. Address appraisal flagging condition items before listing so they do not become concessions later. And price accurately from the start, because a home that lingers invites reductions and credits that cost far more than the preparation would have.

Get Your Actual Number

Averages describe hundreds of homes. Yours is one house, on one street, in one condition, in one market week.

If you want a real net sheet on your specific Hampton Roads property, with a likely selling range built on current comparable sales and every cost line itemized for your situation, reach out. I will walk the property, run the numbers, and show you the whole picture before you commit to anything. No obligation and no sales script.

Start with a free home valuation and we will build from there.

Related Reading

• Should I Sell My House If I Have a 3% Mortgage?

• Why Entry-Level Homes Close Slower in Hampton Roads (And How Sellers Can Fix It)

• Sell My House Virginia Beach: The Complete Guide

About The Author

John King is a U.S. Navy veteran and licensed Realtor with Berkshire Hathaway HomeServices RW Towne Realty, serving Hampton Roads including Virginia Beach, Norfolk, and Chesapeake. A designated Luxury Collection Specialist with more than 400 closings and over 13 years of local experience, he is known for a strategic, data driven approach to marketing homes and a straightforward, veteran’s approach to his clients.

📱 757-270-3994
📧 [email protected]
🌐 www.757King.com
▶️ Hampton Roads Living on YouTube

Curious what your home is worth in today’s market? Get a free home valuation and find out where you stand.

This article is general information about typical seller costs in Virginia, current as of publication. It is not legal, tax or financial advice, a quote, an estimate of proceeds, or a guarantee of any figure. Tax rates, fees and customs change and vary by locality, property and contract. Illustrative figures are examples only. Verify current rates with your settlement agent and consult appropriately licensed professionals for legal or tax questions about your specific situation.