West Virginia Seller Closing Costs Explained (2026 Update) – Who Pays What & How Much
West Virginia Seller Closing Costs Explained (2026 Update) – Who Pays What & How Much
Selling your home in West Virginia involves more than just finding a buyer and negotiating a sale price. Before you can hand over the keys and walk away with your proceeds, you'll need to account for closing costs—the collection of fees, taxes, and expenses that come due when ownership officially transfers. Understanding these costs upfront prevents nasty surprises at the closing table and helps you accurately calculate your true net proceeds.
West Virginia has some unique requirements that set it apart from other states, including mandatory attorney involvement in real estate closings. Whether you're selling a family home in Charleston, a mountain retreat near Snowshoe, or a property in the Eastern Panhandle commuter zone, this guide breaks down every closing cost you'll encounter as a seller in 2026.
Quick Answer:
West Virginia sellers typically pay 3.68% to 3.70% of the sale price in closing costs (excluding real estate commission). When you add in agent commissions of around 5.65%, your total selling expenses range from 8% to 10% of your home's sale price. On a $250,000 home, that translates to roughly $20,000 to $25,000 in total costs.
Key Takeaways
- Total seller costs: Expect to pay 8% to 10% of your sale price (closing costs + commission combined)
- Transfer tax: West Virginia charges $1.10 per $500 of value (approximately 0.22%)
- Attorney required: WV law mandates a licensed attorney conduct title examination and closing
- Attorney fees: Typically $750–$1,250 flat fee for standard closings, or around $259/hour
- Title services: Budget approximately $500 for title search and related services
- Property taxes: Prorated based on your ownership period (WV has the 10th-lowest rate nationally)
- Negotiable items: Buyer incentives, some title costs, and commission rates can all be negotiated
Table of Contents
- 1. Overview: What Are Seller Closing Costs in West Virginia?
- 2. Complete Breakdown of WV Seller Closing Costs
- 3. West Virginia Transfer Tax Explained
- 4. Attorney Requirements & Fees in West Virginia
- 5. Real Estate Commission in WV (2026 Update)
- 6. Who Pays What at Closing?
- 7. Closing Costs by Home Price (Calculator Examples)
- 8. Regional Variations Across West Virginia
- 9. How to Reduce Your Closing Costs
- 10. Common Mistakes WV Sellers Make
- 11. Closing Timeline & What to Expect
- 12. Alternatives to Traditional Selling
- 13. Frequently Asked Questions
- 14. Glossary of Key Terms
1. Overview: What Are Seller Closing Costs in West Virginia?
Closing costs represent the collection of fees and expenses you pay when finalizing the sale of your property. These costs cover everything from government-mandated taxes to professional services required to transfer ownership legally and cleanly to the buyer.
In West Virginia, seller closing costs average 3.68% to 3.70% of the home's sale price—not including real estate agent commissions. When you factor in commission (averaging 5.65% statewide), your total selling costs typically land between 8% and 10% of the final sale price.
To put this in perspective: on West Virginia's median home price of approximately $250,000, you're looking at roughly $9,000 to $9,500 in closing costs alone. Add commission, and your total expenses reach $20,000 to $25,000.
West Virginia Seller Costs At-a-Glance (2026)
| Cost Category | Typical Range | On $250K Home |
|---|---|---|
| Transfer Tax | 0.22% | $550 |
| Attorney Fees | $750–$1,250 | $1,000 |
| Title Services | ~$500 | $500 |
| Recording Fees | $10–$50 | $11 |
| Prorated Property Tax | Varies | $650* |
| Buyer Incentives (if offered) | 0%–2% | $0–$5,000 |
| Commission (Listing Agent) | 2.5%–3% | $6,250–$7,500 |
| TOTAL ESTIMATED | 8%–10% | $20,000–$25,000 |
*Property tax example assumes mid-year closing. Actual amount depends on your county rate and closing date.
2. Complete Breakdown of WV Seller Closing Costs
Let's examine each closing cost category in detail so you know exactly what to expect when selling your West Virginia home.
Transfer Tax (Excise Tax)
West Virginia's real estate transfer tax—officially called an excise tax—is levied at a rate of $1.10 per $500 of property value (or fraction thereof). This works out to approximately 0.22% of your sale price. The seller customarily pays this tax, though it can be negotiated as part of the purchase agreement.
On a $200,000 home, you'd pay approximately $440 in transfer tax. For a $300,000 property, expect around $660.
Attorney Fees
Unlike many states where title companies handle closings independently, West Virginia requires a licensed real estate attorney to examine and certify the title and conduct the closing (per West Virginia State Bar Committee Opinion No. 2003-01). This adds a layer of consumer protection but also means you'll have attorney fees as part of your closing costs.
Real estate attorneys in West Virginia typically charge either hourly rates (averaging $259/hour) or flat fees for straightforward closings (typically $750–$1,250). Complex transactions involving title issues, estate sales, or commercial properties may cost more.
Title Search & Title Services
A title search examines public records to verify you have clear ownership and that no liens, encumbrances, or claims exist against the property. In West Virginia, title service fees average around $500 (approximately 0.29% of sale price for a median-priced home).
While buyers and sellers in WV typically pay for their own title-related services, the exact split can vary by transaction and is often negotiable.
Title Insurance
Title insurance protects against future claims or defects in the property's title that weren't discovered during the title search. There are two types: owner's title insurance (protects the buyer) and lender's title insurance (protects the mortgage company).
In West Virginia, it's customary for the buyer to pay for both owner's and lender's title insurance. However, this can be negotiated, and in some transactions, sellers may agree to cover the owner's policy as part of their concessions.
Title Insurance: Who Typically Pays in WV
| Insurance Type | Protects | Who Pays (Typical) |
|---|---|---|
| Owner's Title Insurance | Buyer | Buyer |
| Lender's Title Insurance | Mortgage Lender | Buyer |
Recording Fees
Your county charges a small fee to legally record the deed transfer and mortgage release in public records. Recording fees in West Virginia average around $11, though this varies slightly by county. This is one of the smallest closing costs you'll encounter.
Prorated Property Taxes
When you sell your home, you're responsible for property taxes covering the portion of the year you owned the property. At closing, these taxes are prorated between you and the buyer based on the closing date.
The good news: West Virginia has the 10th-lowest property tax rate in the nation. The statewide average effective rate is approximately 0.52% of assessed value. However, rates vary significantly by county—Kanawha County has the highest rate at 0.69%, while Pocahontas County has the lowest at just 0.30%.
Important note: Property taxes are based on assessed value, not sale price. West Virginia assesses property at 60% of market value, so your tax bill may be lower than you'd calculate using the sale price.
Property Tax Rates by Select WV Counties
| County | Effective Rate | Median Annual Tax |
|---|---|---|
| Kanawha (Charleston) | 0.65%–0.69% | $987 |
| Monongalia (Morgantown) | 0.46% | $1,306 |
| Berkeley (Martinsburg) | 0.54% | $1,438 |
| Cabell (Huntington) | 0.55% | $780 |
| Pocahontas (lowest) | 0.30% | ~$400 |
Mortgage Payoff
If you still have a mortgage on your property, the remaining balance must be paid off at closing using your sale proceeds. Your lender will provide a payoff statement that includes the principal balance plus any accrued interest through the closing date.
Check your mortgage documents for any prepayment penalties, though these are relatively rare today. The average mortgage balance for West Virginia homeowners is approximately $132,679, according to credit reporting data.
HOA Fees (If Applicable)
If your property is part of a homeowners association, you may owe prorated dues, transfer fees, or outstanding balances. HOA transfer fees in West Virginia typically range from $100 to $500, depending on the association. Your HOA may also require a status letter or estoppel certificate, which can add $50–$200 to your costs.
Know Exactly What You'll Net From Your Sale
Before listing your West Virginia home, get clarity on your closing costs and true take-home amount. A seller net sheet breaks down every expense so there are no surprises at closing.
3. West Virginia Transfer Tax Explained
The West Virginia real estate transfer tax deserves special attention because it's one of your largest fixed closing costs. Here's what you need to know about how it works and how it's calculated.
How It's Calculated
Per West Virginia Code §11-22-2, the transfer tax is calculated at $1.10 for each $500 of value (or fraction thereof). This means if your sale price is $200,250, you'd round up to the next $500 increment ($200,500) and calculate accordingly.
Formula: Sale Price ÷ $500 × $1.10 = Transfer Tax
Transfer Tax Quick Reference
| Sale Price | Calculation | Transfer Tax Due |
|---|---|---|
| $150,000 | 300 × $1.10 | $330 |
| $200,000 | 400 × $1.10 | $440 |
| $250,000 | 500 × $1.10 | $550 |
| $300,000 | 600 × $1.10 | $660 |
| $400,000 | 800 × $1.10 | $880 |
County Variations
While the state rate is uniform, some counties may have slightly different documentation or additional fees. For example, some local sources indicate Marion and Monongalia counties charge $4.40 per $1,000 (equivalent to the state rate), while Harrison County may charge $7 per $1,000, and Preston County $7.70 per $1,000. Always confirm with your closing attorney for exact amounts in your specific county.
Who Pays the Transfer Tax?
By custom, the seller typically pays the West Virginia transfer tax. However, this is negotiable and should be specified in your purchase agreement. In a strong seller's market, you might negotiate for the buyer to cover this expense; in a buyer's market, you'll likely pay it as expected.
Important: No Mortgage Tax
Unlike some states, West Virginia does not impose an additional tax on mortgages. If your buyer is financing their purchase, they won't face a separate mortgage tax—and neither will you.
4. Attorney Requirements & Fees in West Virginia
West Virginia is one of several "attorney states" where legal counsel isn't just recommended—it's required. Understanding this requirement and associated costs helps you budget accurately.
The Legal Requirement
Per West Virginia State Bar Committee Opinion No. 2003-01, a licensed real estate attorney must examine and certify the title and conduct the closing. While the attorney may delegate certain tasks to qualified legal assistants under their supervision, the ultimate responsibility rests with a licensed attorney.
This requirement applies to virtually all real estate transactions in West Virginia, including FSBO (for sale by owner) sales. Even without an agent, you'll still need an attorney to close.
What Your Attorney Handles
Your closing attorney provides several essential services: conducting or supervising the title search, examining the title for defects or liens, preparing the deed and other closing documents, facilitating the closing meeting, disbursing funds to appropriate parties, and recording documents with the county.
What Your WV Closing Attorney Handles
- ✓ Title examination and certification
- ✓ Preparing the deed and legal documents
- ✓ Reviewing purchase agreement terms
- ✓ Coordinating the closing meeting
- ✓ Ensuring proper fund disbursement
- ✓ Recording deed and mortgage release
- ✓ Issuing title insurance policies (if applicable)
- ✓ Handling payoffs to existing lenders
Typical Attorney Costs
Real estate attorneys in West Virginia charge in one of two ways: hourly rates, averaging $259 per hour, or flat fees for standard residential closings, typically ranging from $750 to $1,250.
Factors affecting your attorney fee include the complexity of your transaction (title issues, estate sales, etc.), location (urban attorneys may charge more), additional services needed (document drafting, negotiations), and whether any complications arise during closing.
Attorney Fee Ranges in West Virginia
Simple Closing (flat fee):
$500 — $750–$1,250 — $2,000+
Complex Closing (hourly):
$150/hr — $259/hr avg — $350+/hr
5. Real Estate Commission in WV (2026 Update)
While technically separate from "closing costs," real estate commission is typically your largest expense when selling and is paid at closing. Understanding how commission works in 2026—especially after recent industry changes—is essential for accurate budgeting.
Average Commission Rates in West Virginia
The average total real estate commission in West Virginia is approximately 5.65% of the sale price, split between the listing agent (2.83% average) and buyer's agent (2.82% average). On a $250,000 home, that's roughly $14,125 in total commission.
2024 NAR Settlement Changes
The August 2024 National Association of Realtors (NAR) settlement brought significant changes to how commission works. Under the new rules, buyer's agents must now have buyers sign agency agreements detailing their compensation before showing homes, and listing agents can no longer advertise buyer's agent compensation on MLS listings.
What this means for sellers: You're no longer automatically expected to pay the buyer's agent commission. However, offering a concession to cover the buyer's agent fee remains common because it makes your home more accessible to buyers who might otherwise need to bring additional cash to closing.
Commission Impact by Sale Price
| Sale Price | At 5.65% | At 3% (Listing Only) | At 1.5% (Reduced) |
|---|---|---|---|
| $150,000 | $8,475 | $4,500 | $2,250 |
| $250,000 | $14,125 | $7,500 | $3,750 |
| $350,000 | $19,775 | $10,500 | $5,250 |
| $500,000 | $28,250 | $15,000 | $7,500 |
Ways to Save on Commission
Commission rates are always negotiable. Here are legitimate ways to reduce this expense:
Work with a reduced-commission agent: Some full-service agents offer lower listing fees (such as 1.5%) while providing complete marketing, negotiation, and transaction support. This differs from "discount" or "limited service" brokers who may reduce services along with their fee.
Negotiate based on price: Higher-priced homes often command lower commission percentages since the agent earns more in absolute dollars.
Consider your buyer concession carefully: While you're no longer required to offer buyer's agent compensation, doing so typically makes your listing more competitive. Your agent can help you determine the right amount for your market.
Keep More of Your Equity With a 1.5% Listing Fee
Full-service representation doesn't have to mean full-price commission. Learn how you can list your home with complete marketing, professional photography, and expert negotiation—all at a 1.5% listing fee.
6. Who Pays What at Closing?
Understanding the typical division of closing costs between buyer and seller helps you anticipate your expenses and know which items might be negotiable.
West Virginia Closing Cost Responsibility
| Closing Cost Item | Seller Pays | Buyer Pays | Negotiable |
|---|---|---|---|
| Transfer Tax | ✓ (typical) | — | Yes |
| Listing Agent Commission | ✓ | — | Yes |
| Buyer's Agent Concession | Optional | ✓ (responsible) | Yes |
| Attorney Fees (Seller's) | ✓ | — | No |
| Title Search/Services | Split/varies | Split/varies | Yes |
| Owner's Title Insurance | — | ✓ (typical) | Yes |
| Lender's Title Insurance | — | ✓ | Rarely |
| Recording Fees | ✓ (deed) | ✓ (mortgage) | Yes |
| Prorated Property Taxes | ✓ (seller's share) | ✓ (buyer's share) | No |
| Mortgage Payoff | ✓ | — | No |
| Appraisal Fee | — | ✓ | Yes |
| Home Inspection | — | ✓ | Rarely |
| Loan Origination Fee | — | ✓ | No |
| HOA Transfer Fee | ✓ (typical) | — | Yes |
Seller's Total Share
West Virginia sellers typically pay closing costs ranging from 8% to 10% of the sale price when commission is included. Without commission, your closing costs alone (transfer tax, attorney, title services, prorated taxes, etc.) usually fall between 3.5% and 4% of the sale price.
Buyer's Total Share
Buyers in West Virginia typically pay 2% to 5% of the purchase price in closing costs, covering their mortgage-related expenses (origination fees, appraisal, credit report), title insurance, and their share of prorated items. This is in addition to their down payment.
7. Closing Costs by Home Price (Calculator Examples)
Your total closing costs scale with your home's sale price. Here's what West Virginia sellers can expect to pay at various price points in 2026.
Estimated Seller Closing Costs by Sale Price (2026)
| Sale Price | Transfer Tax | Attorney | Title/Recording | Commission (5.65%) | Total Est. |
|---|---|---|---|---|---|
| $150,000 | $330 | $850 | $450 | $8,475 | $10,105 |
| $200,000 | $440 | $900 | $500 | $11,300 | $13,140 |
| $250,000 | $550 | $950 | $525 | $14,125 | $16,150 |
| $300,000 | $660 | $1,000 | $550 | $16,950 | $19,160 |
| $400,000 | $880 | $1,100 | $600 | $22,600 | $25,180 |
| $500,000 | $1,100 | $1,200 | $650 | $28,250 | $31,200 |
Estimates exclude prorated property taxes, mortgage payoff, and potential buyer incentives. Actual costs may vary.
With Reduced Commission
Commission represents the largest variable expense. Working with an agent who offers reduced listing fees can substantially change your net proceeds. For example, on a $300,000 sale:
Traditional 5.65% total commission: $16,950 commission → $19,160 total costs
With 1.5% listing fee + 2.5% buyer concession (4% total): $12,000 commission → $14,210 total costs
Potential Savings: $4,950
8. Regional Variations Across West Virginia
West Virginia's real estate market varies significantly by region, affecting both home values and some closing costs. Here's what sellers should know about different areas of the state.
West Virginia Regional Market Snapshot (2026)
| Region/City | Median Price | Market Trend | Est. Seller Costs |
|---|---|---|---|
| Charleston Metro | $162,000–$225,000 | +4% YoY | $13,000–$20,000 |
| Morgantown | $267,000 | +8.1% YoY | $21,000–$27,000 |
| Eastern Panhandle | $245,000 | +9.3% YoY | $19,500–$25,000 |
| Huntington-Ashland | $157,000 | +4.8% YoY | $12,500–$16,000 |
| Resort Communities | $320,000 | +7.5% YoY | $25,500–$32,000 |
Eastern Panhandle (Berkeley, Jefferson, Morgan Counties)
The Eastern Panhandle—including Martinsburg and Charles Town—has seen the strongest price appreciation in the state (9.3% annually), driven by proximity to Washington, D.C. and Baltimore. Higher home values mean higher absolute closing costs, though percentage-based costs remain consistent.
Morgantown Area
As home to West Virginia University and a major healthcare hub, Morgantown commands the highest median home prices among major West Virginia cities. Premium neighborhoods near Cheat Lake can reach $425,000+. The strong rental market here means investors are often active buyers.
Charleston Metro
The state capital offers more moderate pricing with steady appreciation. South Hills and other premium Charleston neighborhoods command higher prices, while surrounding areas offer more affordable options.
Southern West Virginia
Areas like Beckley and the southern coalfield regions typically have lower median home values, which translates to lower absolute closing costs. These markets may also have longer days-on-market, potentially requiring more buyer incentives to close deals.
What's Your West Virginia Home Worth?
Get an accurate home valuation based on current market conditions in your specific West Virginia neighborhood. Understanding your home's value is the first step to calculating your net proceeds.
9. How to Reduce Your Closing Costs
While some closing costs are fixed (transfer taxes, for example), there are legitimate strategies to minimize your total selling expenses.
1. Negotiate Commission Rates
Commission is your largest controllable expense. Options include working with full-service agents who offer reduced listing fees (such as 1.5% instead of 2.5%–3%), negotiating a lower rate on higher-priced properties where the agent still earns significant income, or being strategic about buyer concessions based on market conditions.
Important: When considering reduced-commission options, ensure you're still getting full-service representation. A truly full-service 1.5% listing fee model provides the same marketing, negotiation, and support as traditional rates—just at a lower cost to you. This differs from limited-service or flat-fee MLS options that may leave you handling tasks yourself.
2. Shop for Title Services
While your closing attorney handles the title examination, you may have options for title insurance providers. Get quotes from multiple companies to find competitive rates. Your agent or attorney can often recommend providers, but you're not obligated to use their suggestions.
3. Negotiate Buyer Concessions Strategically
In a seller's market, you may not need to offer substantial buyer incentives. In a buyer's market, strategic concessions can help close deals faster, potentially saving you carrying costs like additional mortgage payments, insurance, and utilities.
Rather than offering blanket concessions upfront, consider negotiating them as part of the offer process based on what each buyer actually needs.
4. Time Your Sale Wisely
Closing earlier in the month reduces your prorated interest charges on your existing mortgage (if you have one). While this is a relatively small savings, every dollar counts.
5. Ask the Buyer to Pay Certain Costs
In strong seller's markets, you can negotiate for the buyer to cover costs that are traditionally the seller's responsibility, such as transfer taxes or certain title fees. This works best when you have multiple offers or significant buyer interest.
✓ Closing Cost Reduction Checklist
- □ Research agents offering full-service reduced commission options
- □ Get quotes from multiple title insurance providers
- □ Review your purchase agreement for negotiable items
- □ Assess market conditions to determine necessary buyer concessions
- □ Check your mortgage for prepayment penalties before closing
- □ Confirm all costs on your settlement statement before signing
- □ Ask your attorney about any fees that seem unusual or excessive
10. Common Mistakes WV Sellers Make
Avoid these common pitfalls that can cost West Virginia sellers money or cause closing delays.
⚠️ Costly Mistakes to Avoid
1. Not budgeting for closing costs
Many sellers focus only on their sale price without calculating their true net proceeds. Always subtract 8–10% for total selling costs to understand what you'll actually pocket.
2. Forgetting about prorated taxes
Property taxes you owe for your ownership period are settled at closing. If you haven't paid them yet, this amount comes out of your proceeds.
3. Missing title issues until closing
Liens, boundary disputes, or title defects discovered late can delay closing or kill deals. Consider a preliminary title search before listing to identify and resolve issues early.
4. Not reviewing the settlement statement carefully
Request your Closing Disclosure (CD) at least three days before closing. Review every line item and question anything unexpected or incorrect.
5. Overlooking HOA requirements
If your home is in an HOA, you may need estoppel certificates, transfer fee payments, or confirmation of good standing. Start this process early—some HOAs are slow to respond.
6. Assuming all agents charge the same commission
Commission rates are negotiable and vary between agents. Interview multiple agents and ask about their fee structures before signing a listing agreement.
7. Not getting a payoff statement early
Request your mortgage payoff amount as soon as you accept an offer. Payoff statements are time-sensitive (usually valid for 10-30 days) and include per-diem interest charges.
11. Closing Timeline & What to Expect
Understanding the closing timeline helps you anticipate when various costs are finalized and paid.
Typical WV Home Sale Timeline
Week 1-2: Under Contract
Buyer's earnest money deposited • Home inspection scheduled • Attorney engaged for title work
Week 2-3: Due Diligence
Title search conducted • Inspection negotiations • Appraisal ordered (if buyer financing)
Week 3-4: Processing
Buyer's mortgage underwriting • Title insurance commitment issued • Request mortgage payoff statement
Week 4-5: Final Preparations
Closing Disclosure prepared • Review settlement figures • Final walkthrough scheduled
Closing Day (Week 5-6)
Sign documents at attorney's office • Funds disbursed • Deed recorded • Keys transferred • You receive your proceeds (typically same day or next day via wire)
How Long Until You Get Your Money?
After signing closing documents, funds are typically disbursed the same day or within 24-48 hours. If you opt for a wire transfer (recommended for large amounts), funds usually arrive same-day. Paper checks may take a few days to clear. Confirm disbursement timing with your closing attorney before the closing date.
12. Alternatives to Traditional Selling
Traditional MLS listings aren't your only option. Here's how closing costs compare across different selling methods.
Selling Method Comparison
| Method | Typical Costs | Timeline | Best For |
|---|---|---|---|
| Traditional Agent (Full Commission) | 8–10% | 30–90 days | Maximum exposure |
| Reduced Commission Agent | 5–7% | 30–90 days | Full service + savings |
| FSBO (For Sale By Owner) | 3–5% | Varies widely | Experienced sellers |
| Cash Buyer/iBuyer | 0–5% (but lower price) | 7–14 days | Speed/convenience |
| Auction | 5–10% | 30–60 days | Unique properties |
Cash Offers
Cash buyers (including investors and iBuyer companies) typically offer below market value in exchange for speed and convenience. You'll avoid many traditional closing costs and can close in as little as 7–14 days. However, cash offers are usually 10–20% below what you'd get on the open market.
This option makes sense if you need to sell quickly due to relocation, financial pressure, or if your home needs significant repairs that would deter traditional buyers. For sellers curious about this route, exploring a cash offer option can provide clarity on what your home might fetch in a quick-sale scenario.
For Sale By Owner (FSBO)
FSBO eliminates listing agent commission but still requires you to pay transfer taxes, attorney fees, and potentially a buyer's agent concession. You'll handle all marketing, showing coordination, negotiations, and paperwork yourself.
Statistics show FSBO homes typically sell for less than agent-assisted sales (approximately $95,000 less according to NAR data), potentially offsetting commission savings. FSBO works best for sellers with real estate experience, time to manage the process, and properties in high-demand areas where buyer traffic is strong.
Selling and Buying? Get a Coordinated Strategy
If you're selling your current home while purchasing another, timing and strategy matter. A coordinated approach can help you avoid carrying two mortgages or scrambling for temporary housing.
13. Frequently Asked Questions
How much are closing costs for sellers in West Virginia?
West Virginia sellers typically pay 3.68% to 3.70% of the sale price in closing costs, excluding real estate commission. When you include commission (averaging 5.65%), total selling costs range from 8% to 10% of your home's sale price. On a $250,000 home, that's approximately $20,000 to $25,000 total.
Is an attorney required to sell a house in West Virginia?
Yes. West Virginia State Bar Committee Opinion No. 2003-01 requires a licensed real estate attorney to examine and certify the title and conduct the closing. This applies to virtually all real estate transactions in the state, including FSBO sales. Expect attorney fees of $750 to $1,250 for straightforward closings.
What is the transfer tax rate in West Virginia?
West Virginia's transfer tax (excise tax) is $1.10 per $500 of property value, which equals approximately 0.22% of the sale price. The seller customarily pays this tax, though it can be negotiated. On a $200,000 home, transfer tax would be approximately $440.
Who pays for title insurance in WV – buyer or seller?
In West Virginia, it's customary for the buyer to pay for both owner's title insurance and lender's title insurance. However, this is negotiable, and in some transactions, sellers may agree to cover the owner's title insurance policy as part of their concessions to help close the deal.
Can I negotiate closing costs with the buyer?
Yes. While some costs are fixed (like transfer taxes set by state law), many closing costs are negotiable. In a seller's market, you may negotiate for the buyer to cover costs that are traditionally the seller's responsibility. In a buyer's market, you might offer to pay some of the buyer's closing costs as an incentive.
Do I have to pay the buyer's agent commission in West Virginia?
Following the 2024 NAR settlement, sellers are no longer required to pay the buyer's agent commission. Buyers are now responsible for their own agent's fee. However, many sellers still offer a concession to cover the buyer's agent (typically 2.5–3%) because it makes the home more accessible to buyers who might otherwise need additional cash at closing.
How are property taxes handled at closing in WV?
Property taxes are prorated between the seller and buyer based on the closing date. The seller pays for the portion of the year they owned the property, while the buyer assumes responsibility from the closing date forward. West Virginia has relatively low property taxes, with an average effective rate of 0.52%.
What are buyer incentives and should I offer them?
Buyer incentives (also called seller concessions) are amounts the seller agrees to pay toward the buyer's expenses, such as closing costs, rate buydowns, or repair credits. The average seller in West Virginia offers around 2% in buyer incentives. Whether to offer them depends on market conditions—in a hot seller's market, you may not need them; in a slower market, they can help you stand out and close deals faster.
How do I calculate my net proceeds from selling my WV home?
To calculate net proceeds: start with your expected sale price, subtract your mortgage payoff amount, subtract all closing costs (transfer tax, attorney fees, title services, prorated taxes), subtract any agreed-upon buyer concessions, and subtract real estate commission. A seller net sheet can help you organize these calculations accurately.
How do I choose the best real estate agent in West Virginia?
When selecting an agent, consider their experience in your specific market area, their track record of sales (including average days on market and list-to-sale price ratios), their commission structure and what services are included, their marketing approach, and client reviews. Interview multiple agents and ask detailed questions about their strategy for your property. Local expertise matters—an agent familiar with your neighborhood will price more accurately and know how to reach likely buyers.
When do I actually pay closing costs?
As a seller, you don't write a check for closing costs out of pocket. Instead, all costs are deducted from your sale proceeds at closing. Your closing attorney or title company handles the disbursements, paying all parties (your mortgage lender, agents, government agencies) and wiring or providing a check for your remaining net proceeds.
Are there any exemptions from West Virginia transfer tax?
West Virginia provides certain exemptions from transfer tax, including transfers between spouses, transfers to or from government entities, certain foreclosure-related transfers, and transfers where no consideration is exchanged. Consult your closing attorney to determine if any exemptions apply to your situation.
14. Glossary of Key Terms
Closing Costs: All fees, taxes, and expenses paid by buyers and sellers to complete a real estate transaction. For sellers, these typically include transfer taxes, attorney fees, title services, prorated taxes, and real estate commission.
Transfer Tax (Excise Tax): A state tax on the transfer of real property ownership. In West Virginia, this tax is $1.10 per $500 of property value (approximately 0.22%).
Title Search: An examination of public records to verify property ownership and identify any liens, encumbrances, or claims against the property. Required before ownership can transfer.
Title Insurance: An insurance policy that protects against financial loss from defects in the title that weren't discovered during the title search. Owner's title insurance protects the buyer; lender's title insurance protects the mortgage company.
Recording Fee: A fee charged by the county to officially record the deed transfer and other documents in public records.
Prorated Expenses: Costs divided between buyer and seller based on the closing date. Property taxes are commonly prorated so each party pays for their period of ownership.
Buyer Incentives (Seller Concessions): Money the seller agrees to pay toward the buyer's closing costs, rate buydowns, or repairs. Used to make offers more attractive or close deals in competitive situations.
Mortgage Payoff: The remaining balance owed on your mortgage plus accrued interest through the closing date. This amount is paid from your sale proceeds at closing.
Settlement Statement (Closing Disclosure): A document itemizing all costs, fees, and payments involved in the real estate transaction. Sellers should receive this at least three days before closing to review.
Net Proceeds: The amount of money a seller receives after all closing costs, mortgage payoffs, and fees are deducted from the sale price.
Assessed Value: The value assigned to a property by the local tax assessor for property tax purposes. In West Virginia, this is typically 60% of market value.
Final Thoughts: Selling Your West Virginia Home in 2026
Understanding closing costs is essential to calculating what you'll actually walk away with when selling your West Virginia home. While the costs may seem daunting—8% to 10% of your sale price is significant—knowing exactly what to expect eliminates surprises and helps you make informed decisions throughout the process.
The good news: West Virginia offers some advantages for sellers, including relatively low property taxes, no mortgage tax, and a straightforward transfer tax structure. The mandatory attorney requirement, while adding cost, also provides valuable consumer protection during what is likely your largest financial transaction.
Your next step should be getting an accurate estimate of your home's value and calculating your projected net proceeds using current closing cost figures. Armed with this information, you can confidently set your pricing strategy and select the right representation for your needs.
Ready to See What You'll Net From Your Sale?
Get a detailed breakdown of your estimated closing costs and net proceeds. Our free seller net sheet calculator takes into account West Virginia-specific costs, your mortgage balance, and commission options to show you exactly what to expect.
Or learn how our 1.5% listing fee can increase your take-home amount →
This article is provided for informational purposes only and does not constitute legal, tax, or financial advice. Closing costs vary by transaction and location. Consult with a qualified real estate attorney, tax professional, or financial advisor for advice specific to your situation. Data current as of January 2026; costs and rates may change.
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