Updated November 2026. Code of Virginia §§ 58.1-801, 58.1-802, 58.1-802.3 to 58.1-802.5, 55.1-1007, 55.1-2316 and 38.2-4616, the City of Alexandria’s recordation tax page, Zillow’s September 2026 home values and beycome.com prices checked on November 9, 2026.
A Virginia seller’s tax at closing is the grantor’s tax: $412.50 on the state’s typical $412,300 home (Zillow, September 2026). In Northern Virginia, two regional fees raise it to $1,237.10; in Hampton Roads, one fee raises it to $659.88. The buyer usually pays the larger recordation tax and decides on owner’s title insurance.
Jump to: 🗺️ Tax by region · 🧾 Seller vs. buyer lines · 📑 The settlement agent · 🏘️ Resale certificate · 📈 What scales with price · 🏷️ Listing side · ❓ FAQ
Key takeaways
- The grantor’s tax is the seller’s by statute, though the law lets the buyer agree to pay some or all of it.
- Where your home sits matters more than its price: Northern Virginia sellers pay three times the base tax.
- The buyer picks the settlement agent, and you can’t make a particular one a condition of the sale.
- In an HOA or condo, you pay the fees to prepare and deliver the resale certificate.
For how closing costs split between buyers and sellers in general, read who pays closing costs when selling a home. Virginia has its own vocabulary, so here it is in plain terms.
How much is the Virginia grantor’s tax where you live?
Section 58.1-802 charges the grantor, meaning the seller, 50 cents for each $500 of the price or value, rounding any part of $500 up. Any loan the buyer takes over is left out. On $412,300 that’s 825 units, or $412.50.
Two regions add fees on the same base, each charged to the grantor and each one the buyer can agree to cover:
- Northern Virginia Transportation Authority localities add a WMATA capital fee of $0.10 per $100 (§ 58.1-802.3).
- Planning District 8, also Northern Virginia, adds a congestion relief fee of $0.10 per $100 (§ 58.1-802.4).
- Localities in the Hampton Roads transportation district add $0.06 per $100 (§ 58.1-802.5).
| Where the home is | Grantor’s tax | Regional fees | Seller’s total on $412,300 |
|---|---|---|---|
| Most of Virginia | $412.50 | $0 | $412.50 |
| Hampton Roads transportation district | $412.50 | $247.38 | $659.88 |
| Northern Virginia (both fees) | $412.50 | $824.60 | $1,237.10 |
Not sure which applies? Your circuit court clerk or the settlement agent will know. Our guide to selling a Virginia home without a realtor covers the disclosure forms that come before any of this.
Which Virginia closing costs are the seller’s, and which are the buyer’s?
The law assigns a few items. The contract settles the rest. Here’s the split on a $412,300 sale.
| Item | Who pays | On $412,300 |
|---|---|---|
| Grantor’s tax and any regional fees | Seller by statute; can be shifted to the buyer by agreement | $412.50 to $1,237.10 |
| State recordation tax ($0.25 per $100) | Buyer, per the City of Alexandria’s guidance | $1,030.75 |
| Local recordation tax (one-third of the state’s, where levied) | Buyer | About $343.58 in Alexandria |
| Owner’s title insurance | The buyer’s choice; the settlement agent must ask them in writing | Title company quote |
| Prorated real estate taxes | Seller up to settlement | From your locality’s bill |
| Mortgage payoff | Seller | Your lender’s payoff figure |
| HOA or condo resale certificate | Seller (§ 55.1-2316) | The association’s published fee |
| Buyer’s agent pay (optional) | Only if you agree | 3% would be $12,369 (example only) |
That 3% is an example only. Commissions are not set by law or by NAR rules and are negotiable. You decide whether to offer buyer-agent compensation, and since August 17, 2024 offers aren’t shown on the MLS. Compare state customs in our 2026 commission guide by state.
Why does the recordation tax matter to you if the buyer pays it? Because it’s often the biggest tax at the table, and a buyer short on cash may ask you for a closing cost credit to cover it. Know the number before you negotiate.
What does the Virginia settlement agent do for a seller?
Virginia doesn’t hand closings to attorneys alone. A licensed settlement agent runs them, and that agent can be a lawyer or a title company. Section 55.1-1007 spells out the ground rules every buyer is told.
The buyer or their lender has the right to choose the settlement agent. The seller can’t require a particular one as a condition of the sale. The agent coordinates paperwork, collects the documents and moves the money under the contract. If there’s a loan, the lender tells the agent how to handle signing, recording and the loan funds.
Here’s the part sellers miss. The settlement agent can’t give you legal advice unless they’re a Virginia attorney you’ve hired for that. If you want someone looking out for you on the deed or a title problem, hire your own lawyer. And before paying anything out, the agent must get the buyer’s written choice on owner’s title insurance under § 38.2-4616, which is why that policy sits on the buyer’s side.
What do you owe the HOA when you sell in Virginia?
If your home is in an HOA or condo, the buyer gets a resale certificate from the association. Section 55.1-2316 puts the seller on the hook for the fees to prepare and deliver it, any unit inspection fee, and a financial update if you agreed to pay for one.
The maximum fees aren’t in the statute. A state board sets them, and each association must publish its own schedule. Two fees aren’t yours: an updated certificate is paid by whoever asks for it, and the post-closing fee to record the new owner is charged to the buyer. Ask for the fee schedule when you list.
Which Virginia costs scale with your price?
The grantor’s tax and regional fees grow in step with price. At $600,000 in Northern Virginia, the grantor’s tax is $600 and the two fees add $1,200, for $1,800. In a locality with no regional fee, the same sale owes $600. A percentage listing fee grows the same way: 3% of $600,000 is $18,000, under the same example-only note.
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On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Your payoff, prorated taxes and HOA fees don’t change with the sale price. Neither does a flat listing fee. Test different prices in our net proceeds calculator before you set yours.
How does a flat fee change the listing side in Virginia?
Beycome lists Virginia homes on the major home search sites and the MLS for Basic $99, Enhanced $399 or Concierge $1,399. You pay upfront, and $0 is due to Beycome at settlement. Taxes, the buyer’s choice of settlement agent and the HOA fees stay the same however you list.
On Concierge, an expert works with you on pricing, offers and the steps to settlement whenever you need help. You stay in charge of every decision. Compare packages on our Virginia flat fee MLS page. 22,000+ homeowners have used Beycome, saving over $225 million in total (Beycome internal data, October 2026).
More Virginia guides: Do You Need a Lawyer to Sell a House in Virginia?.
Virginia seller closing cost questions
How much are closing costs for the seller in Virginia?
The tax part runs from $412.50 to $1,237.10 on a $412,300 home, depending on the region. Your payoff, prorated taxes, any HOA certificate fees and any agent pay you agree to come on top.
Who pays the grantor’s tax in Virginia?
The seller, under § 58.1-802. The law lets buyer and seller agree that the buyer pays some or all of it.
Does the seller pay recordation tax in Virginia?
Usually not. Local guidance such as the City of Alexandria’s says the purchaser pays the state and local recordation tax.
Who chooses the settlement agent in Virginia?
The buyer or their lender. A seller can’t require a particular settlement agent as a condition of the sale.
Who pays for owner’s title insurance in Virginia?
It’s the buyer’s decision. Before paying out funds, the settlement agent must get the buyer’s written statement on whether they want an owner’s policy.
Who pays for the HOA resale certificate in Virginia?
The seller pays to prepare and deliver it. The buyer pays the post-closing fee to update the association’s records.
Does Beycome charge Virginia sellers at closing?
No. The fee is paid upfront, $99 for Basic, and $0 is due to Beycome at settlement.
Reviewed by Beycome Brokerage Realty LLC, licensed real estate brokerage (VA #0226039625). Licenses: beycome.com/faq/how-to/are-you-a-licensed-broker/.
Prices were read on beycome.com on November 9, 2026 and may change. In Virginia, Basic is $99, Enhanced is $399 and Concierge is $1,399. “$0 at closing” means no Beycome fee at settlement. Taxes, settlement charges, other closing costs and any buyer’s agent pay you agree to still apply.
The 3% figures are examples only: commissions are not set by law or NAR rules and are negotiable, sellers choose whether to offer buyer-agent compensation, and offers aren’t shown on the MLS since August 17, 2024. Tax figures are our math from the statutory rates, assuming the price is at or above assessed value and no loan is assumed; they are not quotes.
This is general information, not legal or tax advice. Only a Virginia attorney you hire can advise you on your sale.
Sources
- Code of Virginia, § 58.1-802, grantor’s tax, read November 9, 2026.
- Code of Virginia, § 58.1-802.3, § 58.1-802.4 and § 58.1-802.5, regional fees, read November 9, 2026.
- Code of Virginia, § 58.1-801, state recordation tax, read November 9, 2026.
- City of Alexandria, Recordation Tax, read November 9, 2026.
- Code of Virginia, § 55.1-1007, settlement agent disclosure, read November 9, 2026.
- Code of Virginia, § 38.2-4616, owner’s title insurance notice, read November 9, 2026.
- Code of Virginia, § 55.1-2316, resale certificate fees, read November 9, 2026.
- Zillow Research, Zillow Home Value Index, Virginia, September 30, 2026 snapshot.
- National Association of REALTORS®, Settlement FAQs, read November 9, 2026.
- Beycome, Flat Fee MLS Virginia, read November 9, 2026.
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