Closing costs in Virginia are not one number. They are a stack of state taxes, county fees, lender charges, and prepaid escrows, and the stack is different for buyers and sellers. A typical Virginia buyer pays 2 to 5% of purchase price in closing costs. A typical Virginia seller pays around 3.17% of sale price, before agent commissions.
Below is the line-by-line version, with the numbers Richmond, Henrico, and Chesterfield buyers and sellers see most often in 2026.
Buyer closing costs in Virginia
Buyer closing costs come in three buckets: state and local taxes, lender fees, and prepaid escrows.
State and local taxes
- Recordation tax (state): $0.25 per $100 of sale price. On a $400,000 home, that is $1,000.
- Recordation tax (county or city): up to $0.083 per $100 in most localities. On a $400,000 home, that is up to $332.
- Recordation tax on the loan: $0.25 per $100 of the loan amount, capped on certain refinances [verify cap detail].
- Northern Virginia regional add-ons (Fairfax, Loudoun, Arlington, Alexandria, Prince William, Fairfax City, Falls Church, Manassas, Manassas Park): an extra $0.15 per $100 WMATA/congestion fee on the buyer. None of those localities are in the Richmond region, so Richmond, Henrico, and Chesterfield buyers do not pay it.
Lender fees
These vary by lender, so the line items below are typical ranges:
- Origination fee: 0.5 to 1% of loan amount
- Appraisal: $550 to $750
- Credit report: $50 to $100
- Underwriting and processing: $500 to $1,200 combined
- Discount points: optional, used to buy down the rate
Title and recording
- Title insurance, owner’s policy: roughly 0.5% of purchase price (one-time, paid at closing)
- Title insurance, lender’s policy: about $250 to $500 on most Virginia mortgages
- Settlement or attorney fee: $700 to $1,200
- Recording the deed and mortgage: usually under $250 combined
Prepaid escrows
These are not lender profit. They are real costs the buyer would pay anyway.
- Prepaid interest: depends on closing date
- Property tax escrow: typically 2 to 6 months of taxes
- Homeowners insurance: usually one full year paid up front
- Mortgage insurance, if the down payment is under 20% on a conventional loan, or any FHA loan
A real example for a Richmond buyer
A first-time buyer purchasing a $400,000 home in Henrico County with 5% down on a conventional loan should plan for roughly $11,000 to $14,000 in closing costs and prepaids, plus the $20,000 down payment. With seller concessions of 2%, that closing-side cash drops to $3,000 to $6,000, which is when Virginia first-time buyer programs start to make the deal genuinely workable.
Seller closing costs in Virginia
Sellers pay a different stack. The biggest line items are commission, the state grantor tax, and any concessions or repairs negotiated with the buyer.
Grantor tax (state transfer tax)
Virginia imposes a grantor tax on the seller of $0.50 per $500 of value conveyed, which works out to $1 per $1,000 of sale price. On a $500,000 home, that is $500. On a $1.2 million luxury home, $1,200.
In Northern Virginia jurisdictions, sellers also pay a $0.15 per $100 Regional Congestion Relief Fee. Again, this does not apply to Richmond, Henrico, Chesterfield, Hanover, or Goochland.
Brokerage commission
Commissions are negotiable in Virginia. For most owner-occupant resales, total commission falls in the 4 to 6% range. Recent rule changes mean buyers and their agents typically negotiate buyer-agent compensation directly. In practice, Richmond sellers still often offer some buyer-agent compensation in the listing in order to attract a deeper buyer pool. The right number depends on price band, condition, and how aggressively the home needs to be marketed.
Other typical seller costs
- Recording fees: about $234 average in Virginia
- Attorney or settlement fee: $400 to $800
- Title insurance, owner’s policy: in some Virginia transactions, the seller covers this. Customary in Richmond varies by neighborhood and contract.
- Buyer concessions: 0 to 3% in 2026, depending on the deal
- Repairs negotiated after inspection: highly variable, often $1,000 to $5,000
Cost to sell, all in
A Richmond-area seller with a $500,000 home, paying total commission of 5% and seller concessions of 2%, looks at:
- Commission: $25,000
- Concessions: $10,000
- Grantor tax: $500
- Settlement and recording: roughly $700
- Title and other: roughly $500
That works out to around $36,700, or about 7.3% of sale price. Without concessions, the total drops to about 5.3%. Sellers should always model both versions before listing. Our guide on pricing a Richmond home correctly covers how the asking price interacts with concessions in 2026.
Who pays what is negotiable
Almost every closing-cost line is negotiable in Virginia. In a strong seller’s market, buyers cover more. In the current more balanced market, sellers in many price bands are again paying:
- Closing-cost contributions of 1 to 3%
- Rate buy-downs (2-1 buy-downs are common again)
- Owner’s title insurance
- Repair credits after inspection
Buyers writing offers in Richmond, Henrico, or Chesterfield in 2026 should ask their agent specifically what the seller will and will not absorb in the current micro-market for that price band and neighborhood.
Frequently asked questions
Who pays the grantor tax in Virginia, the buyer or the seller? The seller. It is $1 per $1,000 of sale price.
Who pays the recordation tax in Virginia? The buyer pays the state recordation tax on the deed and the loan. Localities also collect a portion of recordation tax, also paid by the buyer in most Virginia closings.
How much are closing costs on a $400,000 home in Henrico County? A buyer with 5% down on a conventional loan should plan for roughly $11,000 to $14,000 in closing costs and prepaid escrows. A seller of a $400,000 home pays roughly $400 in grantor tax, plus commission and any concessions. Total seller cost is typically 5 to 8% of sale price including commission.
Can the seller pay the buyer’s closing costs in Virginia? Yes, within program limits. FHA loans allow up to 6% in seller concessions, conventional with 5% down typically allows 3%, VA loans allow up to 4% plus pre-paids. The buyer’s agent should structure the offer accordingly.
Are closing costs tax-deductible in Virginia? Some are, including mortgage interest, property taxes, and points paid to buy down the rate. Title insurance, transfer taxes, and most settlement fees are not deductible but are added to the basis of the home for capital gains purposes. Tax treatment is fact-specific. Our property tax breakdown covers how Richmond, Henrico, and Chesterfield bills differ.
Want a real net-sheet for your situation?
Closing-cost averages are useful, but the actual number depends on the loan type, the locality, and what the other side will absorb. We run a simple seller net-sheet or a buyer cost-to-close estimate before any offer goes out, so the numbers on the page match the numbers at settlement. Reach out to Daniel for a free, no-obligation review.
[Featured image to upload. Image prompt: Photoreal close-up of a settlement table in a Virginia title office, deed of trust on cream paper, fountain pen, brass house keys on a brick-toned countertop, soft window light, no people, editorial real estate photography]