Most Virginia sellers spend months thinking about list price and about fifteen minutes thinking about closing costs. That is a mistake — not because closing costs will ruin your sale, but because knowing them early changes how you price, negotiate, and plan your net proceeds.
Here is what sellers actually pay at the Virginia closing table in 2026, how the numbers work, and what is negotiable.
The Short Answer
For most Virginia home sellers, total closing costs fall between 1.0% and 2.5% of the sale price — not including real estate compensation, which is negotiated separately under the post-NAR settlement framework. On a $900,000 Arlington home, expect roughly $12,000 to $22,000 in settlement charges before commission.
The largest mandatory seller cost in Virginia is the Grantor's Tax — a state and local transfer tax paid at settlement. Everything else is negotiable, optional, or property-specific.
Line-by-Line Breakdown
Grantor's Tax and the NoVA Congestion Fee
Virginia charges sellers a state grantor's tax of $1.00 per $1,000 of sale price. Localities typically add about one-third of that amount. In Northern Virginia, sellers also pay a Congestion Relief Fee of $1.50 per $1,000.
At common price points:
The congestion fee applies in Arlington, Fairfax, Loudoun, and Prince William counties, plus Alexandria, Fairfax City, Falls Church, Manassas, and Manassas Park. Sellers outside that transportation district skip that line entirely.
Title Insurance and Tax Proration
In Virginia, owner's title insurance is negotiable. In Northern Virginia custom often has the buyer paying the owner's policy, but it is a contract term — not a legal rule. On a $900,000 sale, the owner's policy can run about $2,250 to $3,600.
Property tax proration is not an extra tax. It is your share of the annual bill for the part of the year you owned the home. Close July 1 and you typically cover about six months. Arlington and Fairfax bill in installments, so depending on timing you may owe a charge or receive a credit.
HOA and Condo Costs
If the property is in an association, budget for:
- Resale packet / disclosure package ($100–$500, typically seller-paid)
- Condo lender questionnaire fees ($100–$250)
- Transfer or capital contribution fees (sometimes one to three months of dues)
- Prorated dues through settlement
Ask the property manager early so association fees do not surprise you on the settlement statement.
What Is and Is Not Negotiable
Non-negotiable government charges:
- State and local grantor's tax
- Congestion relief fee in NoVA
- Mortgage-release recording fees
- Property tax proration mechanics
Negotiable between buyer and seller:
- Settlement/escrow fee split
- Who pays owner's title insurance
- HOA packet and transfer allocation
- Termite inspection payment
- Optional home warranty
On a mid-priced Arlington home, title insurance and settlement fees together can exceed $3,000. Those two lines are the highest-leverage negotiation points after price itself.
Sample Settlement Estimate: $900,000 Arlington Home
This sample assumes the buyer pays owner's title insurance under NoVA custom. If the seller pays that policy instead, add roughly $2,700. Actual totals depend on sale price, county tax bill, liens, and association rules.
Three Mistakes Virginia Sellers Make
- Assuming the buyer pays everything. Buyers carry most lender costs, but Virginia still assigns major seller costs — especially grantor's tax and often transfer-related fees.
- Forgetting a second lien release. A HELOC or second mortgage needs its own release recording and can create last-minute scramble if not flagged early.
- Not reviewing a draft settlement statement early. Your settlement agent can issue a preliminary statement days before closing. Review every line while there is still time to fix allocation issues.
Estimate Your Net Before You List
The smartest sellers run closing-cost math before the listing agreement — not after. Once you know the grantor's tax, proration, and settlement fees at your price point, you can set list price with a realistic net target.
As Associate Broker Candee Currie with TTR Sotheby's International Realty, I prepare detailed seller net sheets for Arlington and Northern Virginia properties so you see the real number before you go live. If you want a property-specific estimate, start here: estimate your home value and net proceeds.
I will walk you through every line item, help you negotiate title and settlement fees in the purchase agreement, and make sure nothing on the statement catches you off guard.
This content is for informational purposes only and does not constitute legal or tax advice. Virginia closing costs and tax rates are subject to change. Consult a qualified settlement agent, attorney, or tax professional for estimates specific to your transaction.
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