How Much Will You Net Selling Your Home in Northern Virginia?
How much do Northern Virginia home sellers pay in closing costs?
Northern Virginia sellers typically pay 8–10% of their sale price in total selling costs, including real estate commissions, Virginia's grantor's tax ($0.25 per $100), the NoVA Regional Congestion Relief Fee ($0.15 per $100), and title/settlement fees. On a $700,000 home in Fairfax County or Loudoun County, that's roughly $55,000–$70,000 in total costs before your mortgage payoff. The grantor's tax and regional fee alone combine for $0.40 per $100 of the sale price — $2,800 on a $700,000 sale. Running a net sheet with your agent before you list is the only way to know what you'll actually walk away with.
Most sellers start with a number in their head. Maybe it's the Zestimate. Maybe it's what a neighbor sold for last spring. Either way, that number is almost never the number that shows up on your settlement statement.
Before you list — before you hire a stager, pull your mortgage statement, or set a timeline — you need to understand what it actually costs to sell a home in Northern Virginia. Because the gap between what your home sells for and what you walk away with is bigger than most people expect.
Here's how to close that gap.
What Northern Virginia Sellers Actually Pay at Closing
Selling costs fall into several distinct buckets. The largest by far is real estate commission, which in Virginia typically runs 5–6% of the sale price. On a $700,000 home in Fairfax County, that's $35,000–$42,000. Commission covers both the listing agent and — in most transactions — the buyer's agent compensation, though how buyer's agent fees are structured has evolved following the 2024 NAR settlement. It's worth discussing the specifics with your agent before you list.
Then there are the transfer taxes. Virginia charges a grantor's tax of $0.25 per $100 of the sale price, paid by the seller at settlement. In Northern Virginia, you also owe the NoVA Regional Congestion Relief Fee of $0.15 per $100, bringing the combined seller transfer tax to $0.40 per $100. On a $700,000 sale, that's $2,800. On a $1,000,000 sale, it's $4,000. These fees apply to every seller in Fairfax County, Loudoun County, Arlington County, Prince William County, the City of Alexandria, and surrounding NoVA jurisdictions — they're not negotiable.
Your Title/Settlement Company handles the closing and charges accordingly. Seller-side settlement fees in Northern Virginia typically run $1,500–$2,000. You'll also see prorated property taxes on the settlement statement — you pay property taxes through your closing date, and the buyer takes over from there.
If your home is in an HOA — which describes most of Reston, Fairfax Corner, and the majority of townhome and condo communities throughout the region — you're required to provide the buyer with the HOA Resale Disclosure Packet. This typically costs $200–$500 depending on your association, and Virginia law gives the buyer a 3-day right of rescission after receiving it. Get this ordered the moment you go under contract — delays here can push your closing timeline.
Finally, Virginia requires sellers to complete the Virginia Residential Property Disclosure Statement, which discloses specific known defects. Virginia is a caveat emptor state, meaning buyers generally purchase at their own risk, but sellers still have disclosure obligations under state law. If your property has any known material defects, consider having a real estate attorney review the form before you sign it.
Here's how these costs stack up at three common Northern Virginia price points:
$500,000 home (Burke, Annandale, parts of Fairfax):
Commission (5.5%): $27,500
Grantor's tax + NoVA regional fee ($0.40/$100): $2,000
Title/settlement fees: $1,750
HOA Resale Packet + misc.: ~$400
Estimated total (excl. mortgage payoff): ~$31,650 (6.3%)
$700,000 home (Reston, Vienna, Loudoun County corridors):
Commission (5.5%): $38,500
Grantor's tax + NoVA regional fee ($0.40/$100): $2,800
Title/settlement fees: $1,800
HOA Resale Packet + misc.: ~$450
Estimated total (excl. mortgage payoff): ~$43,550 (6.2%)
$1,000,000 home (McLean, Tysons, Arlington):
Commission (5.5%): $55,000
Grantor's tax + NoVA regional fee ($0.40/$100): $4,000
Title/settlement fees: $2,000
HOA Resale Packet + misc.: ~$500
Estimated total (excl. mortgage payoff): ~$61,500 (6.2%)
None of these figures include pre-sale preparation costs — painting, landscaping touch-ups, minor repairs, professional staging, and photography — which typically add $3,000–$8,000 depending on your home's condition and price point. If you're not sure where to start, your pre-sale checklist is a good place to get your bearings before we sit down to run numbers.
What Moves Your Number Up or Down
The figures above are a starting framework. Your actual net depends on several variables that your listing agent needs to walk through with you specifically.
Seller concessions. Heading into late spring 2026, Northern Virginia inventory has been rising for eight consecutive weeks. Buyers — particularly in the condo and townhome segments — have more options than they did a year ago, and some are asking for 1–2% in closing cost credits as a condition of the deal. On a $600,000 condo in Arlington or Alexandria, that's $6,000–$12,000 directly off your net. It doesn't mean you have to accept it, but it means your pricing strategy should account for the possibility.
Radon contingencies. Radon testing is standard in Fairfax County and Loudoun County contracts. If levels come back elevated, buyers can request mitigation before closing — typically $1,000–$2,500 for a system installation. The smarter move is a pre-listing radon test. If levels are fine, you disclose it and take the issue off the table. If they're elevated, you can mitigate on your timeline rather than the buyer's.
Your mortgage payoff. This is the single largest variable in your net calculation, and it's not a fixed number. Your payoff balance is your current loan balance plus per-diem interest through the projected closing date. Request a payoff statement from your lender — it will be slightly higher than your balance shown online, and you need the accurate number to understand your real proceeds.
Pre-sale preparation costs. These aren't closing costs in the technical sense, but they come out of your pocket before the transaction closes. A seller who invests $4,000 in staging and photography and prices correctly on day one almost always nets more than one who skips it and chases the market down. This is the math that separates sellers who walk away satisfied from those who don't. For a practical breakdown of what's worth doing, these selling tips cover the highest-ROI preparation steps for 2026.
The Zestimate Gap — and Why It Matters Before You List
The most common way Northern Virginia sellers leave money on the table isn't a line item at closing — it's pricing. Homes that launch overpriced don't just sit. They accumulate days on market, attract skeptical buyers, and often sell for less than they would have at a correct opening price.
The current Northern Virginia market is nuanced. By the raw numbers — 1,938 active listings and 1.39 months of supply in Fairfax County as of March 2026, per NVAR — we're technically still in seller's market territory. But buyer demand is selective. Well-priced, well-prepared homes in Reston, McLean, Vienna, and the Loudoun County corridors are still moving with urgency. Homes that need work or carry inflated asking prices are sitting longer as inventory climbs.
The Zestimate problem is real. Automated valuations average neighborhoods that aren't comparable, don't account for your specific finishes, HOA structure, lot, or condition, and lag the market by weeks or months. A Zestimate that says $725,000 for your Reston townhome might be right — or it might be off by $30,000–$50,000 in either direction based on factors the algorithm can't see.
Your actual number requires a current, localized comparative market analysis — a real look at what comparable homes have actually sold for in your specific submarket in the last 60–90 days. That analysis is where your pricing strategy starts. And that strategy is what determines how much you net.
Frequently Asked Questions
Who pays closing costs in Virginia — the buyer or the seller?
Both parties pay closing costs in Virginia, but sellers typically pay more. Sellers are responsible for real estate commissions, the Virginia grantor's tax ($0.25 per $100), the NoVA Regional Congestion Relief Fee ($0.15 per $100 in Northern Virginia jurisdictions), and title/settlement fees. Buyers pay their lender fees, recording taxes, and title insurance. Sellers sometimes also pay concessions toward the buyer's closing costs — this is negotiated deal by deal and is increasingly common in 2026 as inventory rises.
What is the Virginia grantor's tax and who pays it?
Virginia's grantor's tax is a state transfer tax paid by the seller at closing, equal to $0.25 per $100 of the sale price (or $2.50 per $1,000). On a $700,000 sale, that's $1,750. In Northern Virginia, this is combined with the NoVA Regional Congestion Relief Fee of $0.15 per $100, bringing the combined seller transfer tax to $0.40 per $100 — or $2,800 on a $700,000 sale. This applies in Fairfax, Loudoun, Arlington, Prince William, and City of Alexandria, among other NoVA jurisdictions.
What is the NoVA Regional Congestion Relief Fee?
The Northern Virginia Regional Congestion Relief Fee is an additional $0.15 per $100 transfer tax paid by sellers at closing in designated NoVA jurisdictions: Fairfax County, Loudoun County, Arlington County, Prince William County, City of Alexandria, City of Fairfax, City of Falls Church, Manassas, and Manassas Park. It funds regional transportation infrastructure. Combined with Virginia's grantor's tax, NoVA sellers pay $0.40 per $100 in total seller transfer taxes — compared to $0.25 per $100 for sellers in the rest of Virginia.
Do I need a net sheet before listing my home in Northern Virginia?
Yes — and most experienced agents will prepare one for you at no cost before you commit to listing. A net sheet estimates your proceeds after commissions, transfer taxes, settlement fees, anticipated concessions, and mortgage payoff. It's your financial reality check before you set an asking price. Without it, you're making one of the largest financial decisions of your life on an incomplete picture. Ask for it at your first listing consultation — before you agree to anything.
Should I pay for staging before selling my Northern Virginia home?
For most homes in the $500,000–$1,000,000+ range, professional staging or a staging consultation is worth it. In Northern Virginia, buyers compare your listing against 15–20 other options online before they ever walk through the door. Staged homes photograph better, show better, and typically sell faster. Costs usually run $1,500–$4,000 for furnished vacant homes or $500–$1,000 for a consultation-only service — an investment that nearly always returns far more at the closing table.
If you're thinking about selling and want to know exactly what your Northern Virginia home is worth right now, I'd be glad to put together a free home valuation for you — including a personalized net sheet that shows your real proceeds, not an algorithm's guess.
Find out what your home is worth today.
About Samantha Bard, REALTOR® Samantha Bard is a licensed REALTOR® with Coldwell Banker Realty specializing in the Fairfax County and broader DC Metro real estate markets. As an Accredited Buyer's Representative (ABR) and Seller Representative Specialist (SRS), she provides strategic, detail-oriented guidance to buyers, sellers, and investors navigating everything from first-time purchases to probate sales and out-of-state relocations. She is dedicated to helping clients across Northern Virginia make informed, confident real estate decisions. License #0225198344 VA | Coldwell Banker Realty | (703) 471-7220 Equal Housing Opportunity
How much do Northern Virginia home sellers pay in closing costs?
Northern Virginia sellers typically pay 8–10% of their sale price in total selling costs, including real estate commissions, Virginia's grantor's tax ($0.25 per $100), the NoVA Regional Congestion Relief Fee ($0.15 per $100), and title/settlement fees. On a $700,000 home in Fairfax County or Loudoun County, that's roughly $55,000–$70,000 in total costs before your mortgage payoff. The grantor's tax and regional fee alone combine for $0.40 per $100 of the sale price — $2,800 on a $700,000 sale. Running a net sheet with your agent before you list is the only way to know what you'll actually walk away with.
How Much Will You Net Selling Your Home in Northern Virginia?
Most sellers start with a number in their head. Maybe it's the Zestimate. Maybe it's what a neighbor sold for last spring. Either way, that number is almost never the number that shows up on your settlement statement.
Before you list — before you hire a stager, pull your mortgage statement, or set a timeline — you need to understand what it actually costs to sell a home in Northern Virginia. Because the gap between what your home sells for and what you walk away with is bigger than most people expect.
Here's how to close that gap.
What Northern Virginia Sellers Actually Pay at Closing
Selling costs fall into several distinct buckets. The largest by far is real estate commission, which in Virginia typically runs 5–6% of the sale price. On a $700,000 home in Fairfax County, that's $35,000–$42,000. Commission covers both the listing agent and — in most transactions — the buyer's agent compensation, though how buyer's agent fees are structured has evolved following the 2024 NAR settlement. It's worth discussing the specifics with your agent before you list.
Then there are the transfer taxes. Virginia charges a grantor's tax of $0.25 per $100 of the sale price, paid by the seller at settlement. In Northern Virginia, you also owe the NoVA Regional Congestion Relief Fee of $0.15 per $100, bringing the combined seller transfer tax to $0.40 per $100. On a $700,000 sale, that's $2,800. On a $1,000,000 sale, it's $4,000. These fees apply to every seller in Fairfax County, Loudoun County, Arlington County, Prince William County, the City of Alexandria, and surrounding NoVA jurisdictions — they're not negotiable.
Your Title/Settlement Company handles the closing and charges accordingly. Seller-side settlement fees in Northern Virginia typically run $1,500–$2,000. You'll also see prorated property taxes on the settlement statement — you pay property taxes through your closing date, and the buyer takes over from there.
If your home is in an HOA — which describes most of Reston, Fairfax Corner, and the majority of townhome and condo communities throughout the region — you're required to provide the buyer with the HOA Resale Disclosure Packet. This typically costs $200–$500 depending on your association, and Virginia law gives the buyer a 3-day right of rescission after receiving it. Get this ordered the moment you go under contract — delays here can push your closing timeline.
Finally, Virginia requires sellers to complete the Virginia Residential Property Disclosure Statement, which discloses specific known defects. Virginia is a caveat emptor state, meaning buyers generally purchase at their own risk, but sellers still have disclosure obligations under state law. If your property has any known material defects, consider having a real estate attorney review the form before you sign it.
Here's how these costs stack up at three common Northern Virginia price points:
$500,000 Home (Burke, Annandale, parts of Fairfax)
- Commission (5.5%)$27,500
- Grantor's tax + NoVA regional fee ($0.40/$100)$2,000
- Title/settlement fees$1,750
- HOA Resale Packet + misc.~$400
- Estimated total (excl. mortgage payoff)~$31,650 (6.3%)
$700,000 Home (Reston, Vienna, Loudoun County corridors)
- Commission (5.5%)$38,500
- Grantor's tax + NoVA regional fee ($0.40/$100)$2,800
- Title/settlement fees$1,800
- HOA Resale Packet + misc.~$450
- Estimated total (excl. mortgage payoff)~$43,550 (6.2%)
$1,000,000 Home (McLean, Tysons, Arlington)
- Commission (5.5%)$55,000
- Grantor's tax + NoVA regional fee ($0.40/$100)$4,000
- Title/settlement fees$2,000
- HOA Resale Packet + misc.~$500
- Estimated total (excl. mortgage payoff)~$61,500 (6.2%)
None of these figures include pre-sale preparation costs — painting, landscaping touch-ups, minor repairs, professional staging, and photography — which typically add $3,000–$8,000 depending on your home's condition and price point. If you're not sure where to start, your pre-sale checklist is a good place to get your bearings before we sit down to run numbers.
What Moves Your Number Up or Down
The figures above are a starting framework. Your actual net depends on several variables that your listing agent needs to walk through with you specifically.
Seller concessions. Heading into late spring 2026, Northern Virginia inventory has been rising for eight consecutive weeks. Buyers — particularly in the condo and townhome segments — have more options than they did a year ago, and some are asking for 1–2% in closing cost credits as a condition of the deal. On a $600,000 condo in Arlington or Alexandria, that's $6,000–$12,000 directly off your net. It doesn't mean you have to accept it, but it means your pricing strategy should account for the possibility.
Radon contingencies. Radon testing is standard in Fairfax County and Loudoun County contracts. If levels come back elevated, buyers can request mitigation before closing — typically $1,000–$2,500 for a system installation. The smarter move is a pre-listing radon test. If levels are fine, you disclose it and take the issue off the table. If they're elevated, you can mitigate on your timeline rather than the buyer's.
Your mortgage payoff. This is the single largest variable in your net calculation, and it's not a fixed number. Your payoff balance is your current loan balance plus per-diem interest through the projected closing date. Request a payoff statement from your lender — it will be slightly higher than your balance shown online, and you need the accurate number to understand your real proceeds.
Pre-sale preparation costs. These aren't closing costs in the technical sense, but they come out of your pocket before the transaction closes. A seller who invests $4,000 in staging and photography and prices correctly on day one almost always nets more than one who skips it and chases the market down. This is the math that separates sellers who walk away satisfied from those who don't. For a practical breakdown of what's worth doing, these selling tips cover the highest-ROI preparation steps for 2026.
The Zestimate Gap — and Why It Matters Before You List
The most common way Northern Virginia sellers leave money on the table isn't a line item at closing — it's pricing. Homes that launch overpriced don't just sit. They accumulate days on market, attract skeptical buyers, and often sell for less than they would have at a correct opening price.
The current Northern Virginia market is nuanced. By the raw numbers — 1,938 active listings and 1.39 months of supply in Fairfax County as of March 2026, per NVAR — we're technically still in seller's market territory. But buyer demand is selective. Well-priced, well-prepared homes in Reston, McLean, Vienna, and the Loudoun County corridors are still moving with urgency. Homes that need work or carry inflated asking prices are sitting longer as inventory climbs.
The Zestimate problem is real. Automated valuations average neighborhoods that aren't comparable, don't account for your specific finishes, HOA structure, lot, or condition, and lag the market by weeks or months. A Zestimate that says $725,000 for your Reston townhome might be right — or it might be off by $30,000–$50,000 in either direction based on factors the algorithm can't see.
Your actual number requires a current, localized comparative market analysis — a real look at what comparable homes have actually sold for in your specific submarket in the last 60–90 days. That analysis is where your pricing strategy starts. And that strategy is what determines how much you net.
Frequently Asked Questions
Both parties pay closing costs in Virginia, but sellers typically pay more. Sellers are responsible for real estate commissions, the Virginia grantor's tax ($0.25 per $100), the NoVA Regional Congestion Relief Fee ($0.15 per $100 in Northern Virginia jurisdictions), and title/settlement fees. Buyers pay their lender fees, recording taxes, and title insurance. Sellers sometimes also pay concessions toward the buyer's closing costs — this is negotiated deal by deal and is increasingly common in 2026 as inventory rises.
Virginia's grantor's tax is a state transfer tax paid by the seller at closing, equal to $0.25 per $100 of the sale price (or $2.50 per $1,000). On a $700,000 sale, that's $1,750. In Northern Virginia, this is combined with the NoVA Regional Congestion Relief Fee of $0.15 per $100, bringing the combined seller transfer tax to $0.40 per $100 — or $2,800 on a $700,000 sale. This applies in Fairfax, Loudoun, Arlington, Prince William, and City of Alexandria, among other NoVA jurisdictions.
The Northern Virginia Regional Congestion Relief Fee is an additional $0.15 per $100 transfer tax paid by sellers at closing in designated NoVA jurisdictions: Fairfax County, Loudoun County, Arlington County, Prince William County, City of Alexandria, City of Fairfax, City of Falls Church, Manassas, and Manassas Park. It funds regional transportation infrastructure. Combined with Virginia's grantor's tax, NoVA sellers pay $0.40 per $100 in total seller transfer taxes — compared to $0.25 per $100 for sellers in the rest of Virginia.
Yes — and most experienced agents will prepare one for you at no cost before you commit to listing. A net sheet estimates your proceeds after commissions, transfer taxes, settlement fees, anticipated concessions, and mortgage payoff. It's your financial reality check before you set an asking price. Without it, you're making one of the largest financial decisions of your life on an incomplete picture. Ask for it at your first listing consultation — before you agree to anything.
For most homes in the $500,000–$1,000,000+ range, professional staging or a staging consultation is worth it. In Northern Virginia, buyers compare your listing against 15–20 other options online before they ever walk through the door. Staged homes photograph better, show better, and typically sell faster. Costs usually run $1,500–$4,000 for furnished vacant homes or $500–$1,000 for a consultation-only service — an investment that nearly always returns far more at the closing table.
If you're thinking about selling and want to know exactly what your Northern Virginia home is worth right now, I'd be glad to put together a free home valuation for you — including a personalized net sheet that shows your real proceeds, not an algorithm's guess.