You’ve accepted an offer on your home, congratulations! It’s an exciting moment, but it’s quickly followed by one of the most common questions we hear from sellers: "So, how much money will I actually walk away with?"

The difference between the sale price and your final profit lies in the seller's closing costs. These are the fees and taxes required to finalize the sale. While they can seem complex, understanding them upfront is the key to a smooth, predictable, and profitable transaction.

As a general rule of thumb in Virginia, sellers can expect their closing costs to be between 6% and 8% of the home's final sale price. The majority of this is the real estate commission, but there are several other key expenses.

Here is a line-by-line breakdown of the most common closing costs for a home seller in Virginia as of August 2025.

1. Real Estate Commission

This is typically the largest closing cost for a seller. The commission is a percentage of the sale price that covers the services of both the seller's agent (listing agent) and typically the buyer's agent. This fee pays for a comprehensive marketing plan, professional negotiation, contract management, and expert guidance through the entire sale process.

2. Virginia Grantor's Tax (State & County Transfer Tax)

This is the primary tax sellers pay to transfer property ownership in Virginia. The state imposes a Grantor’s Tax at a rate of $0.50 for every $500 of the sale price. It’s a straightforward calculation.

• Example: On a $500,000 home sale, the Grantor's Tax would be $500.

3. Settlement or Attorney Fees

Virginia is an "attorney state," meaning a licensed attorney or a title company must conduct the closing. The seller is responsible for their portion of the settlement agent's fees, which typically includes preparing the deed of conveyance.

• Typical Cost: $400 - $750

4. Prorated Property Taxes

You are responsible for property taxes for the portion of the year you owned the home. The settlement company will calculate the exact daily rate and credit the buyer for any taxes that will be due after closing. If you’ve already paid your taxes for the period, you will receive a credit back.

5. HOA or Condo Document Fees

If your home is in a community with a Homeowners' or Condominium Association, very common in areas like Crozet's Old Trail or many Charlottesville neighborhoods, Virginia law requires you to provide the buyer with a resale disclosure packet. The HOA management company charges a fee for preparing these documents.

• Typical Cost: $150 - $350

6. Miscellaneous Costs & Potential Negotiated Items

• Mortgage Payoff & Release Fee: If you have an existing mortgage, this covers the cost to pay it off and have the lien officially released.

• Inspections & Repairs: While buyers typically pay for the home inspection, sellers in our area often pay for the termite inspection (WDI report). Additionally, you may agree to give the buyer a credit for certain repairs discovered during their inspection.

• Home Warranty: Sometimes sellers will offer to pay for a one-year home warranty for the buyer as an incentive. This is a negotiable item.

Putting It All Together: A Real-World Example

Let's say you sell your Charlottesville home for $550,000. Here’s a sample estimate of your closing costs:

• Real Estate Commission (assuming 6%): $33,000

• Grantor's Tax: $550

• Attorney/Settlement Fee: $450

• HOA Packet: $250

• Termite Inspection: $75

• Mortgage Release Fee: $50

• Estimated Total Closing Costs: ~$34,375

Disclaimer: This is an example for illustrative purposes. Your final costs will vary based on your specific situation.

How We Help You Plan Your Profit

Navigating these costs shouldn't be a guessing game. A key part of our service at Massie Realty is providing every client with a Seller Net Sheet. This detailed document estimates all of your closing costs based on your specific property and desired sale price, giving you a clear, realistic picture of your net proceeds from day one.

Understanding your bottom line is crucial. By being informed and prepared, you can move forward with confidence toward a successful closing.

Thinking about selling your home in the Charlottesville or Crozet area? Contact me today for a no-obligation consultation and a personalized Seller Net Sheet for your property.