Virginia Real Estate Transfer Taxes: Complete Seller's Guide (2026 Update)
Virginia Real Estate Transfer Taxes: Complete Seller's Guide (2026 Update)
Quick Answer: Virginia sellers pay a grantor's tax of $0.25 per $100 of the sale price — that's $1,500 on a $600,000 home. In Northern Virginia (Fairfax, Arlington, Loudoun, Prince William, Alexandria, and other NVTA jurisdictions), an additional $0.15 per $100 transportation district fee applies, bringing the total to $0.40 per $100, or $2,400 on that same home. Transfer taxes are just one piece of the seller's closing cost picture — your listing agent commission is typically the largest single line item.
Key Takeaways
- Virginia's state grantor's tax is $0.25 per $100 of the sale price and is paid by the seller at settlement.
- Northern Virginia sellers pay an additional $0.15 per $100 NVTA transportation fee — $0.40 per $100 total.
- Transfer taxes are separate from recordation taxes (generally a buyer cost), HOA transfer fees, and agent commissions.
- On a $700,000 NOVA home, grantor's taxes alone run $2,800 — but your listing commission is still the biggest variable.
- Sellers who list at 1.5% instead of 3% save $10,500 on that same $700K home — far more than any tax variation.
- Virginia law calculates grantor's tax on the greater of sale price or assessed value — understanding both matters when pricing.
In This Guide
- What Is Virginia's Grantor's Tax?
- Northern Virginia's Extra Transfer Fee
- Transfer Tax Rates by Jurisdiction
- Who Pays Transfer Taxes — Buyer or Seller?
- Full Seller Closing Cost Breakdown (2026)
- Savings Calculator: Where Commission Beats Taxes
- HOA Transfer & Disclosure Fees in Virginia
- Post-NAR Settlement Impact on Seller Costs
- How to Minimize What You Pay at Closing
- Pre-Close Seller Checklist
- Frequently Asked Questions
- Glossary
- Conclusion & Next Steps
Every Virginia seller gets a settlement sheet on closing day — and for many, the line items are a surprise. Transfer taxes, grantor's fees, HOA disclosure charges, deed preparation costs — they add up fast, and they vary significantly depending on where in Virginia you're selling. Northern Virginia sellers, in particular, face a higher total tax burden than sellers elsewhere in the state.
This guide breaks down every transfer-related cost Virginia sellers face in 2026 — what each fee is, who it goes to, how it's calculated, and what's changed since the NAR commission settlement reshaped how agents are compensated. Whether you're selling in Fairfax, Ashburn, Alexandria, or anywhere in the DMV, you'll leave this guide knowing exactly what you owe — and exactly how to protect your equity.
One important reminder before diving in: while transfer taxes are fixed by statute and jurisdiction, your listing commission is entirely negotiable — and it's typically 2–3x larger than everything else on the settlement sheet combined. We'll show you the math.
What Is Virginia's Grantor's Tax?
Virginia's grantor's tax is the primary transfer tax sellers pay when conveying real property. Authorized under Virginia Code § 58.1-802, it's levied at the time of settlement and recorded with the deed at the local circuit court. The tax is paid by the grantor — that's you, the seller — and is calculated on the greater of the sale price or the property's assessed value.
That last detail matters: if you're selling a home for slightly below its assessed value (common in a softening market or an estate sale), Virginia will tax you on the higher assessed figure, not what you actually received. This is a common source of confusion on settlement statements.
How the Rate Is Structured
The base state grantor's tax is $0.25 per $100 of consideration. Think of it as one quarter per $100, or 0.25% of the total. On a $500,000 home, that's $1,250. On a $750,000 home, it's $1,875. In most parts of Virginia, that's the full seller transfer tax obligation.
Grantor's Tax Amount by Sale Price (Standard Virginia — 0.25%)
Assessed vs. Sale Price: Virginia law taxes on the greater of sale price or assessed value. If your home sells for $580,000 but has a county-assessed value of $595,000, your grantor's tax is calculated on $595,000 — not $580,000. Always verify your current assessment before listing.
Northern Virginia's Extra Transfer Fee
If you're selling anywhere in the Northern Virginia Transportation Authority (NVTA) district, you'll see a second line item: an additional $0.15 per $100 grantor's tax, bringing your total to $0.40 per $100. This fee was established to fund regional transportation infrastructure — including Metro expansions, HOT lanes, and road improvements throughout the NOVA corridor.
The NVTA jurisdictions that charge this additional fee include Arlington County, Fairfax County, City of Fairfax, City of Falls Church, City of Alexandria, Loudoun County, Prince William County, City of Manassas, and City of Manassas Park. If your property sits within any of these boundaries — which covers the overwhelming majority of the Northern Virginia market — you're subject to the 0.40% combined rate.
NOVA vs. Standard Virginia Transfer Tax — Side by Side
Standard Virginia (0.25%) shown in navy · Northern Virginia (0.40%) shown in gold
Transfer Tax Rates by Jurisdiction (2026)
The table below covers seller-side transfer taxes across the primary markets The Jamil Brothers Realty Group serves. Note that recordation taxes on the deed of trust are primarily a buyer cost and are not reflected in the seller column — your settlement attorney will clarify which items apply to your transaction.
| Jurisdiction | State Grantor's Tax | NVTA Add-On | Total Rate | On $600K | On $800K |
|---|---|---|---|---|---|
| Fairfax County | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| Loudoun County | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| Arlington County | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| City of Alexandria | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| Prince William County | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| City of Fairfax | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| City of Falls Church | $0.25/$100 | $0.15/$100 | $0.40/$100 | $2,400 | $3,200 |
| Fredericksburg Area (Spotsylvania, Stafford) | $0.25/$100 | None | $0.25/$100 | $1,500 | $2,000 |
| Richmond / Henrico / Chesterfield | $0.25/$100 | None | $0.25/$100 | $1,500 | $2,000 |
| Virginia Beach / Norfolk | $0.25/$100 | None | $0.25/$100 | $1,500 | $2,000 |
Always Verify at Settlement: Transfer tax rates are set by state code and local ordinance. While the rates above reflect 2026 figures, always confirm the exact amounts with your settlement attorney or title company before closing.
Who Pays Transfer Taxes in Virginia — Buyer or Seller?
Virginia has a somewhat nuanced split when it comes to transfer-related taxes. Here's how the primary charges break down by party:
Seller Pays
- Grantor's tax — $0.25–$0.40 per $100 (state + NVTA)
- Deed preparation fee — typically $150–$350
- HOA transfer / disclosure fees — $200–$600+
- Outstanding liens or judgments — cleared at settlement
- Listing agent commission — largest single item
- Prorated property taxes — owed through date of settlement
Buyer Pays (Typically)
- Deed recordation tax — $0.25 per $100 (state)
- Deed of Trust recordation — $0.25 per $100 on loan amount
- Local deed recordation tax — varies by locality
- Buyer's agent commission — now explicitly negotiated per NAR settlement
- Title insurance (owner's policy) — often negotiated
- Lender fees, appraisal, inspection
The key distinction: the grantor's tax is the seller's transfer tax. The recordation taxes associated with the deed and deed of trust are predominantly buyer costs — though in competitive markets, sellers sometimes offer concessions to help buyers cover these. Your listing agent should be able to walk you through how local customs affect the typical allocation in your specific market area.
Our seller net sheet calculator maps out grantor's taxes, HOA fees, commission, prorated taxes, and every other cost — so you know your exact bottom line before committing to a list price.
Full Seller Closing Cost Breakdown — Northern Virginia 2026
Transfer taxes are just one piece of the seller's cost picture. Below is a realistic settlement statement breakdown for a $700,000 Northern Virginia home — the approximate median price in the Fairfax County / Loudoun County corridor as of early 2026. These figures reflect NOVA-specific costs including the NVTA congestion fee and typical HOA charges.
| Cost Item | How Calculated | Est. Amount (on $700K) | Negotiable? |
|---|---|---|---|
| Listing Agent Commission (3% traditional) | % of sale price | $21,000 | Yes |
| Listing Agent Commission (1.5% — Jamil Brothers) | % of sale price | $10,500 | Yes |
| Buyer's Agent Compensation | % of sale price (negotiated) | $17,500 (2.5%) | Yes |
| NOVA Grantor's Tax (0.40%) | $0.40 per $100 | $2,800 | No — statutory |
| Deed Preparation Fee | Fixed — attorney/title | $200–$350 | Minimal |
| Settlement / Closing Fee | Fixed — title company | $400–$700 | Shop around |
| Title Insurance (seller's) | Rate filed with VA SCC | ~$1,200–$1,800 | Partially |
| HOA Transfer & Disclosure | HOA-set — varies widely | $300–$800 | No |
| Prorated Property Taxes | Days owned in tax year | Varies | No |
| Home Warranty (optional) | Fixed — buyer's request | $400–$700 | Negotiated |
| Repair Credits / Concessions | Negotiated | $0–$5,000+ | Yes |
The Big Takeaway: On a $700,000 NOVA sale, the difference between listing at 3% versus 1.5% is $10,500. That's roughly 3.75× the entire NOVA grantor's tax. Choosing the right listing agent is the single highest-leverage financial decision in your sale.
Where Does Commission Rank vs. Transfer Taxes?
Relative share of a $700K NOVA seller's total costs — traditional 3% listing agent
Savings Calculator: Where Commission Beats Taxes
Transfer taxes are fixed by law — you can't negotiate them. But your listing fee is entirely negotiable, and it's a far larger number. Use the calculator below to see exactly how much more you keep when you list with The Jamil Brothers Realty Group at 1.5% versus a traditional 3% agent. Select your home's estimated value to compare your net proceeds side by side.
Seller Savings Calculator
How much more do you keep with our 1.5% listing fee?
Choose your home's estimated value to see your real net proceeds — commission savings vs. taxes, side by side.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$6,000
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$7,500
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$9,000
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$11,250
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
Traditional Agent — 3%
Our Fee — Only 1.5%
Extra in your pocket
$15,000
vs. a traditional 3% listing agent — with zero reduction in service or marketing.
4K photography, drone video, 3D tours, expert negotiation, and full MLS marketing — all included at 1.5%. On a $700K NOVA home, that's $10,500 more in your pocket compared to a traditional 3% agent. The Jamil Brothers Realty Group offers a 1.5% full-service listing fee in Northern Virginia with partner-led service from Saad Jamil and Arslan Jamil.
HOA Transfer & Disclosure Fees in Virginia
Northern Virginia has one of the highest concentrations of HOA-governed communities in the United States. If your property belongs to a homeowners association — or a condo owners association (COA) — you should expect additional transfer-related costs at closing that are entirely separate from state taxes. Many NOVA sellers are caught off guard by these charges.
What Virginia HOA Law Requires
Under the Virginia Property Owners' Association Act (§ 55.1-1800 et seq.) and the Condominium Act (§ 55.1-1900 et seq.), sellers must provide buyers with a disclosure packet — also called a resale disclosure certificate — before the sale is final. The HOA charges the seller for preparing and delivering this packet.
| HOA Fee Type | Who Pays | Typical Range (NOVA) | Notes |
|---|---|---|---|
| Resale Disclosure / Disclosure Packet | Seller | $200 – $400 | Required by VA law; must be provided to buyer |
| Transfer Fee | Seller (or split) | $150 – $500 | Covers HOA admin cost of recording new owner |
| Condo Resale Certificate | Seller | $250 – $500 | COA equivalent of disclosure packet |
| Move-In / Move-Out Fee | Buyer/Seller by HOA rules | $100 – $300 | Building access fee — common in high-rises |
| Outstanding Assessments | Seller — cleared at settlement | Varies | Must be paid in full before deed transfers |
| Sub-HOA / Master HOA Fees | Both possible | Additional per HOA | Large planned communities may have 2–3 HOAs |
Multi-HOA Properties: Communities like Lansdowne on the Potomac, Brambleton, and Reston Town Center can have a master HOA plus one or more sub-associations. Each may charge its own disclosure and transfer fees — it's not uncommon to see $800–$1,200 in combined HOA fees on a single NOVA condo or planned community sale.
You can find HOA contact information and fee schedules through your community's management company. Your listing agent should pull this information as part of the pre-listing process — any outstanding violations or delinquent dues will also need to be resolved before closing. If you're selling in a community like Reston, where the Reston Association is one of the largest in the state, expect disclosure fees on the higher end of the range.
Post-NAR Settlement: What Changed for Virginia Sellers
The August 2024 NAR commission settlement fundamentally changed how buyer's agent compensation is handled in real estate transactions nationwide. While the settlement didn't alter Virginia's transfer tax law, it significantly changed the structure of negotiations that affect your net sheet.
Key Changes Since August 2024
Before the Settlement
- Seller automatically paid both listing and buyer's agent commission
- Buyer's agent compensation was typically built into the MLS offer of compensation
- Total commission of 5–6% was the norm; rarely questioned
- Sellers had limited visibility into buyer's agent fee structures
After the Settlement (2024–2026)
- Buyer's agent compensation is explicitly negotiated in a written buyer agreement
- Sellers may offer buyer agent compensation as a concession — or not at all
- MLS platforms can no longer display blanket offers of compensation
- True cost transparency is now required on all sides of the transaction
In practice, most Northern Virginia transactions in 2025–2026 still involve sellers offering some compensation to buyer's agents — typically 2–2.5% — because competitively priced homes attract more buyer interest when buyer agents are motivated to show them. However, this is now a negotiated item, not an automatic obligation. Your listing agent should help you model both scenarios and decide what makes sense given your specific listing and market conditions.
What hasn't changed: transfer taxes. The grantor's tax is a statutory obligation; nothing in the NAR settlement affected what Virginia charges at the courthouse.
Before you set a list price, you need accurate comps — not Zestimate guesses. Get a personalized home valuation from The Jamil Brothers that accounts for your neighborhood, condition, and current NOVA market conditions. Response within 24 hours.
How to Minimize What You Pay at Closing
Transfer taxes are largely fixed by statute — you can't negotiate them down. But the total cost of your sale is highly variable, and smart sellers focus their energy on the negotiable items. Here's where your leverage actually lies:
1. Choose a Lower-Commission Listing Agent
On a $700,000 home, the difference between listing at 3% and listing at 1.5% is $10,500 in your pocket — 3.75× the entire NOVA grantor's tax. This is the single highest-leverage decision in your sale. The Jamil Brothers Realty Group's 1.5% full-service listing program includes 4K professional photography, drone video, 3D Matterport tours, syndication across all major platforms, and partner-led negotiation. Visit ExploreVAHomes.com to view current NOVA listings and see the marketing quality first-hand.
2. Price to the Sale Price, Not Above Assessment
Since Virginia taxes on the greater of sale price or assessed value, selling below assessment costs you tax on dollars you didn't receive. If your county assessment is significantly above market value, it may be worth filing a formal appeal before listing — particularly in a softer market. Your listing agent should flag this if the gap is material.
3. Shop Title Fees (Within Limits)
While Virginia's title insurance rates are filed with the State Corporation Commission and can't vary significantly, settlement/closing fees, deed prep charges, and wire fees can differ from one title company to the next by $300–$700. In NOVA, buyers traditionally choose the settlement company — but if you have leverage in the negotiation, suggesting an efficient title company can save both parties money.
4. Resolve HOA Issues Before Listing
Outstanding HOA violations, unpaid dues, or pending special assessments can delay closing and create unexpected costs. Pull your HOA account status before listing. A clean account means no surprise payoffs on the settlement statement.
5. Time Your Settlement Strategically
Property taxes in Virginia are billed in arrears and prorated at closing. If you close near the start of a tax period, your proration credit to the buyer is minimal. Consult with your listing agent to see whether settlement timing materially affects your net sheet in your specific jurisdiction.
Pre-Close Seller Checklist
Use this checklist before you go under contract to make sure you're not caught off guard at settlement:
Virginia Seller Pre-Close Checklist
- Confirmed current county assessed value — know if it's above or below your expected sale price
- Pulled HOA account status — no outstanding violations, dues, or special assessments
- Ordered HOA resale disclosure packet (allow 10–14 days for delivery under Virginia law)
- Confirmed NVTA jurisdiction status — am I subject to the additional $0.15/$100 fee?
- Identified all liens, judgments, or second mortgages — confirmed payoff amounts
- Reviewed mortgage payoff statement — know your exact balance and per-diem interest
- Confirmed prorated property tax calculation with listing agent or settlement attorney
- Requested seller net sheet from your agent based on expected sale price
- Verified listing agreement commission rate and buyer's agent compensation strategy
- Confirmed settlement company and reviewed their fee schedule
Common Mistakes That Cost NOVA Sellers Money
- Assuming the assessed value equals market value — they often differ significantly in fast-moving NOVA markets
- Forgetting to order the HOA disclosure packet early — delays here can push back closing by 7–14 days
- Accepting the first commission rate offered without comparing full-service alternatives
- Not running a net sheet before accepting an offer — what looks like a strong price may net less than you expect after all costs
- Overlapping HOA memberships in planned communities — failing to identify all sub-associations before listing
- Ignoring the post-NAR settlement buyer agent compensation question — every dollar matters on your net sheet
Typical Virginia Seller Timeline: From Listing to Settlement
Pre-Listing Prep — 2–4 Weeks Before
Pull HOA account status, request disclosure packet, run seller net sheet, confirm assessed value vs. market value. This is when transfer tax estimates are calculated so you enter the listing with full financial clarity.
Active Listing — Days 1–14 (Target)
Professional photography, 3D tours, MLS syndication, open houses. NOVA's competitive market means most well-priced homes receive offers within 7–10 days. HOA disclosure packet must be delivered to buyer within the negotiated contingency period.
Ratified Contract — 30–45 Days to Settlement
Title search begins. Settlement company calculates exact prorated taxes, transfer tax amounts, HOA fees, and commission. A preliminary HUD/settlement statement is typically issued 3–5 business days before closing.
Final Settlement Statement Review — 2–3 Days Before Closing
Review every line item with your agent. This is your last opportunity to question grantor's tax calculations, HOA charges, or prorated figures. The settlement statement is negotiated — errors are not uncommon and should be flagged immediately.
Settlement Day
Grantor's tax and all seller charges are collected at the table. The title company records the deed at the circuit court — in most NOVA jurisdictions, same-day or next-day recordation. Proceeds are wired to you typically within 24 hours of recording.
If you're facing a time-sensitive situation — relocation, estate settlement, or simply want to skip the listing process — a cash offer may be the right fit. We'll walk you through your full range of options with zero pressure.
Frequently Asked Questions
What is the Virginia grantor's tax and how is it calculated?
The Virginia grantor's tax is a transfer tax charged under Virginia Code § 58.1-802 when a property is sold and the deed is recorded. The base rate is $0.25 per $100 of the sale price or assessed value, whichever is greater. In Northern Virginia jurisdictions that fall within the NVTA transportation district — including Fairfax, Loudoun, Arlington, Prince William, and Alexandria — an additional $0.15 per $100 applies, bringing the total to $0.40 per $100. The tax is paid by the seller at the settlement table.
How much will I pay in transfer taxes selling a $700,000 home in Fairfax County?
On a $700,000 Fairfax County home, you'll pay a combined grantor's tax of $0.40 per $100, totaling $2,800. This consists of the $0.25 state rate ($1,750) plus the $0.15 NVTA rate ($1,050). Remember that transfer tax is calculated on the greater of sale price or county assessment — if your assessed value exceeds your sale price, the tax is based on the higher figure. On top of transfer taxes, expect listing commission, settlement fees, HOA disclosure fees, and prorated taxes to appear on your settlement statement.
Who pays the real estate transfer tax in Virginia — the buyer or the seller?
The grantor's tax in Virginia is the seller's obligation — it's assessed on the party transferring title (the grantor). Buyers pay a separate recordation tax on the deed and, if they're taking a mortgage, a recordation tax on the deed of trust. These are distinct line items. In some negotiations, sellers offer concessions to help buyers cover recordation costs, but the grantor's tax itself is always a seller cost.
What jurisdictions in Northern Virginia charge the extra $0.15 per $100 NVTA fee?
The Northern Virginia Transportation Authority additional fee applies in eight jurisdictions: Arlington County, Fairfax County, City of Fairfax, City of Falls Church, City of Alexandria, Loudoun County, Prince William County, City of Manassas, and City of Manassas Park. If your property is in any of these areas — which covers the vast majority of the NOVA market — you'll pay the combined $0.40 per $100 rate. Properties in Spotsylvania, Stafford, Fauquier, and other jurisdictions outside the NVTA district pay only the base $0.25 state rate.
How did the NAR commission settlement change what Virginia sellers pay?
The August 2024 NAR settlement didn't change Virginia's transfer tax law, but it changed how buyer's agent compensation is structured. Before the settlement, sellers routinely paid a bundled 5–6% commission covering both listing and buyer's agents. Now, buyer's agent fees must be negotiated separately and disclosed explicitly. Virginia sellers still frequently offer buyer's agent compensation as a concession to attract more offers, but the amount is now openly negotiated rather than automatically included. This creates more flexibility — and more responsibility — in how you structure your cost-of-sale strategy.
What are typical total seller closing costs in Northern Virginia in 2026?
On a $700,000 NOVA home using a traditional 3% listing agent, total seller costs typically run $45,000–$55,000 — roughly 6.5–8% of sale price. This includes the 3% listing commission (~$21,000), buyer's agent compensation at 2.5% (~$17,500), NOVA grantor's tax ($2,800), title/settlement fees (~$1,500–2,500), HOA transfer/disclosure fees (~$300–$800), and prorated taxes. Choosing a 1.5% listing agent like The Jamil Brothers reduces that range by $10,500, directly increasing your net proceeds.
Can I negotiate or avoid Virginia transfer taxes?
Transfer taxes are statutory — there is no legal way to negotiate them down or avoid them on a standard arms-length sale. The grantor's tax is collected at settlement by the title company and remitted to the state and locality. Where sellers do have meaningful control is in listing commission, buyer's agent concession, title company selection, and HOA fee timing. These negotiable items collectively dwarf the transfer tax in most transactions. Focus your negotiating energy there.
What HOA fees do NOVA sellers typically pay at closing?
Northern Virginia HOA closing costs typically run $400–$1,200 depending on the community and whether there are multiple associations. Common charges include the resale disclosure packet ($200–$400), the HOA transfer fee ($150–$500), and in condo buildings, a move-out fee ($100–$300). Sellers in large master-planned communities like Reston, Brambleton, or Lansdowne may encounter both a master HOA and one or more sub-associations — each with separate fees. Always confirm your community's specific charges before listing.
Does Virginia tax the sale price or the assessed value for grantor's tax?
Virginia taxes on the greater of the two — sale price or the property's current assessed value. In a rising market, your sale price will almost always be higher than assessment, so the tax is based on what you actually receive. In a softening market or an estate/distress sale where you price below assessment, the grantor's tax is calculated on the higher assessed figure. If your assessed value is materially higher than expected market value, it may be worth filing an assessment appeal before listing to ensure you're not taxed on equity you won't actually see.
How do I choose the right listing agent when selling in Northern Virginia?
Start with three criteria: local market expertise (how many homes have they sold in your zip code and price range in the last 12 months?), marketing quality (can they show you 4K photography, drone video, and 3D tour samples?), and commission transparency (are they clear about what you pay and what's included?). After reviewing those factors objectively, The Jamil Brothers Realty Group is worth a conversation — Saad Jamil and Arslan Jamil have closed 840+ homes across Northern Virginia at a 1.5% full-service listing fee, with 500+ five-star reviews across Google, Zillow, and Realtor.com. You can reach them at (703) 782-4830 or through their 1.5% listing program page.
What mistakes do Virginia sellers most commonly make at closing?
The most common and costly mistakes: accepting a listing commission without comparing alternatives (leaving $5,000–$15,000 on the table for most NOVA sellers), failing to order the HOA disclosure packet early (delays closing by 7–14 days), not reviewing the preliminary settlement statement carefully (errors in grantor's tax calculations and HOA fees are not rare), and not understanding the NAR settlement's implications for buyer's agent compensation strategy. A well-prepared listing agent should walk you through all of these in your pre-listing consultation.
Glossary
Grantor's Tax
Virginia's primary seller transfer tax, charged at $0.25 per $100 (0.25%) statewide, plus $0.15 per $100 in NVTA jurisdictions. Paid by the seller at settlement and remitted to the state and locality when the deed is recorded.
Recordation Tax
A tax on the recording of the deed and deed of trust — distinct from the grantor's tax and primarily paid by the buyer. Rates are set by state code at $0.25 per $100, with localities potentially adding their own charges.
NVTA (Northern Virginia Transportation Authority)
A regional body that funds transportation infrastructure in eight Northern Virginia jurisdictions. Its enabling legislation includes an additional $0.15 per $100 grantor's tax collected from sellers in member jurisdictions.
Resale Disclosure Packet
A document package that Virginia HOA sellers must provide to buyers before sale, covering the association's financial health, rules, pending litigation, and any violations. Required under the Virginia Property Owners' Association Act.
Assessed Value
The value assigned to your property by the county for property tax purposes. Updated annually by local assessors. Virginia transfer taxes are calculated on the greater of sale price or assessed value.
Deed of Trust
Virginia's version of a mortgage — a legal document recorded with the county that gives the lender a security interest in the property. Recordation of the deed of trust is subject to its own tax, typically paid by the buyer.
Seller Net Sheet
A financial projection showing your expected proceeds after all costs: commission, transfer taxes, HOA fees, outstanding liens, closing costs, and mortgage payoff. Every Virginia seller should run one before accepting an offer.
Prorated Taxes
Property taxes owed from the start of the current tax period through your settlement date. If you've already paid the full year, you'll receive a credit. If taxes are paid in arrears, you'll owe the buyer a credit for the days you owned the home.
Conclusion & Next Steps
Virginia's grantor's tax is a known, calculable cost — $0.25 per $100 statewide, $0.40 per $100 in Northern Virginia. It's not negotiable, and it's not going away. But in the context of your full settlement statement, it's one of the smaller line items. On a $700,000 NOVA home, that $2,800 transfer tax is dwarfed by the $21,000 you'd pay a traditional 3% listing agent — or the $10,500 you'd save by working with an agent who charges 1.5% for the same full-service marketing.
The sellers who come out ahead are the ones who know their full cost picture before listing, not after. That means running a net sheet, understanding your HOA obligations, confirming your assessed value, and working with a listing agent who's transparent about every line item — including their own fee.
If you're preparing to sell in Northern Virginia, start with our free seller net sheet tool — it maps out every cost including the grantor's tax, HOA fees, prorated taxes, and commission at any listing fee level. No forms to fill out, no consultation required. And when you're ready to talk strategy, Saad Jamil and Arslan Jamil of The Jamil Brothers Realty Group are available at (703) 782-4830.
Transfer taxes, HOA fees, commission, prorated taxes, payoff — your complete settlement picture in minutes. The Jamil Brothers Realty Group has helped 840+ Northern Virginia sellers maximize their net proceeds. See exactly what you'll walk away with before you list.
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