How Much Does It Cost to Sell a House in Virginia Beach?

By Barry Jenkins (Legacy Home Team @ LPT Realty) · Last updated October 2026 · Home Seller Tips for Selling

Selling a house in Virginia Beach usually costs the agent commission you negotiate, plus Virginia's grantor's tax ($1 per $1,000), a Hampton Roads transfer fee ($0.60 per $1,000), settlement and payoff fees, prorated property taxes and any repairs or credits you agree to. On a $400,000 sale, the two transfer taxes total about $640.

Key facts

Grantor's tax: 50 cents per $500 of price or value (Va. Code § 58.1-802). By law the seller pays unless the contract shifts it.
Regional transportation improvement fee: 6 cents per $100 in Hampton Roads localities including Virginia Beach (Va. Code § 58.1-802.5). Also paid by the seller unless the contract says otherwise.
Commissions are negotiable. Since August 17, 2024, offers of buyer-agent compensation can't appear on the MLS under the NAR settlement.
Virginia Beach real estate taxes are due in two installments, December 5 and June 5, and are prorated at settlement.
The IRS home sale exclusion can shelter up to $250,000 of gain ($500,000 for most married couples) if you meet the ownership and use tests.

What are the typical seller costs in Virginia Beach?

Here's a checklist of what usually shows up on a Virginia Beach seller's settlement statement:

Cost	Who usually pays	How it's figured
Listing brokerage commission	Seller	Negotiated in your listing agreement
Buyer's agent compensation or concessions	Negotiable	Only if you agree to it in the contract
Grantor's tax	Seller (by statute)	$0.50 per $500 of price or value
Hampton Roads regional transportation improvement fee	Seller (by statute)	$0.06 per $100 of price or value
Mortgage payoff and lien release	Seller	Your lender's payoff statement, plus recording of the release
Settlement agent fees and deed preparation	Commonly seller for their share	Quoted by the settlement company or attorney
Prorated real estate tax	Split	Based on days of ownership in the tax period
HOA or condo resale certificate	Seller obtains it	Fees allowed under Virginia's Resale Disclosure Act
Repairs or repair credits	Negotiable	Usually after the buyer's inspection
Closing cost help for the buyer	Negotiable	Only if you agree in the contract

Who pays what can change with a single line in the contract. Read your contract terms, or have me walk you through them, before you sign.

How do Virginia's transfer taxes work?

Two taxes on the deed land on the seller by default:

Grantor's tax. The Code of Virginia sets this at 50 cents for each $500 or fraction of $500 of the greater of the sale price or value, not counting any lien that stays on the property. That's about $1 per $1,000.
Regional transportation improvement fee. In Hampton Roads cities, including Virginia Beach, an added fee of 6 cents per $100, or $0.60 per $1,000, applies to the same amount.

The buyer usually pays the recordation tax: a state rate of 25 cents per $100 under Va. Code § 58.1-801, plus a local tax equal to one-third of the state tax.

Worked example on a $400,000 sale:

Grantor's tax: $400,000 ÷ $500 × $0.50 = $400
Hampton Roads fee: $400,000 ÷ $100 × $0.06 = $240
Total transfer taxes paid by the seller: $640

Your settlement agent will calculate the exact figures. Virginia's courts also offer an online deed recordation calculator.

How do real estate commissions work now?

Commissions have always been negotiable, and the rules around them changed in 2024:

Under the NAR settlement, effective August 17, 2024, offers of compensation to buyer agents are no longer shown on the MLS.
Virginia law requires buyer agents to have a written brokerage agreement with the buyer before showing a home. It must state the agent's compensation and how it's paid.
As a seller, you can still agree to pay some or all of a buyer's agent compensation or offer closing cost help, but it's a negotiation, not a requirement.

When you interview agents, ask exactly what the fee covers: pricing analysis, photography, marketing, negotiation, and managing inspections, appraisal and settlement. Get it in writing.

Can I sell as-is, and what do I still have to disclose?

You can list as-is. That tells buyers you don't plan to make repairs, but they can still inspect and may still negotiate. Virginia sellers must still provide:

The Virginia residential property disclosure statement from the Real Estate Board. It's a buyer-beware form, which means you make no representations about condition. That doesn't let you misrepresent known problems, so ask a real estate attorney if you're unsure.
The military air installation disclosure if the home is in an NAS Oceana noise zone or accident potential zone (Va. Code § 55.1-704).
Disclosure of a repetitive-risk-loss flood structure if you know it is one.
The federal lead-based paint disclosure for homes built before 1978.
The HOA or condo resale certificate if the home is in an association.

What other costs should I plan for before listing?

Some costs come before settlement:

Pre-listing repairs. Small fixes such as leaky faucets, damaged trim and burned-out bulbs often pay for themselves.
Cleaning, paint and landscaping.
Staging, if the home is vacant or the layout is hard to picture.
Moving and overlap costs, such as two mortgages for a month or storage.
Pre-listing inspection, if you want to find issues before a buyer does.

My post on 10 common home selling mistakes covers what to fix and what to skip.

How long will it take to sell and close?

Time costs money too. Every extra month means another mortgage payment, insurance, utilities and upkeep. Two things control the timeline: how quickly you find a buyer, and how long the buyer's contract runs to settlement. Pricing and presentation drive the first. The buyer's financing, inspection and appraisal drive the second. My guide to how long it takes to buy a house in Virginia Beach explains each contract step from the buyer's side, and my post on effective home selling strategies covers how to shorten the first part.

How do I estimate my net proceeds?

Here's a simple way to estimate what you walk away with:

Start with a realistic sale price based on recent comparable sales, not an online estimate.
Subtract your mortgage payoff and any other liens.
Subtract commission and any buyer concessions you expect to offer.
Subtract the grantor's tax and Hampton Roads fee.
Subtract settlement fees, prorated taxes and HOA charges.
Leave a cushion for repairs after the buyer's inspection.

Then talk to your tax advisor about the IRS home sale exclusion in Publication 523. If you owned and lived in the home for two of the last five years, up to $250,000 of gain ($500,000 for most married couples filing jointly) may be excluded.

Not sure where to start on price? Read how to find out what your Virginia Beach home is worth.

Ready to see your real number?

Get an instant online home value estimate as a starting point, then contact me or call or text (757) 919-8874. I'll prepare a pricing analysis and a line-by-line net sheet for your home, so you know what you'll walk away with before you list. You can also browse Virginia Beach listings to see your competition.

Barry Jenkins, Legacy Home Team at LPT Realty

Sources

Frequently asked questions

What is a typical real estate commission in Virginia Beach?

There's no standard or required commission. Commissions are negotiable, and since the 2024 NAR settlement, offers of buyer-agent compensation can't be posted on the MLS. Virginia law also requires buyers to sign a written agreement with their agent that spells out the agent's fee. Ask any agent you interview to explain their fee and what it covers in writing.

How much is the grantor's tax in Virginia?

Virginia's grantor's tax is 50 cents for each $500 of the sale price or value, which works out to about $1 per $1,000. In Hampton Roads, including Virginia Beach, there's also a regional transportation improvement fee of 6 cents per $100. On a $400,000 sale, those total about $640.

Who pays closing costs in Virginia, the buyer or the seller?

By law, the seller pays the grantor's tax and the Hampton Roads fee unless the contract says otherwise. Buyers typically pay the recordation tax on the deed and their loan costs. Almost everything else, including who pays for repairs or closing cost help, is negotiable in the contract.

Can I sell my Virginia Beach house as-is?

Yes. Many sellers list as-is, which usually means you won't make repairs, though buyers can still inspect. You must still give the Virginia residential property disclosure statement and any other required disclosures, such as the military air installation disclosure near NAS Oceana.

Do I pay capital gains tax when I sell my home?

Many homeowners don't. If you owned and lived in the home for at least two of the last five years, the IRS lets you exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly. See IRS Publication 523 and talk with your tax advisor.

What are prorated property taxes at closing?

Virginia Beach real estate taxes are billed in two installments, due December 5 and June 5. At settlement, taxes are split so you pay for the time you owned the home and the buyer pays from the closing date forward.

How can I lower my costs when selling?

Price the home correctly from the start, fix small issues buyers will flag, negotiate commission and concessions in writing, and get your HOA resale certificate ordered early. The biggest hidden cost is usually a home that sits and needs price cuts.