Quick Summary
Every Northern Virginia homeowner asks the same question: after commissions, taxes, fees, and the mortgage payoff, how much will I make? A seller net sheet answers it. On a typical $750,000 Fairfax sale, expect roughly $705,000 to $715,000 in net proceeds before your mortgage payoff, because total seller costs usually land between 5.5% and 8% of the sale price. Commissions are the largest line item, Virginia charges three transfer taxes totaling 0.30% of the sale price, and your remaining mortgage balance is the biggest variable.
What is a seller net sheet?
A net sheet is a simple worksheet your agent builds before you list. It starts with your estimated sale price and subtracts each cost in order: commissions, transfer taxes, settlement charges, HOA fees, prorations, buyer credits, and your mortgage payoff. What remains is your estimated net proceeds, the wire you take home.
Commissions: the biggest line item
Commissions are the biggest line item on almost every net sheet, and the most negotiable. Since the NAR settlement took effect in August 2024, buyer broker compensation is no longer published on the MLS, and every term is negotiated in writing. Bankrate reported in May 2026 that averages ran about 2.88% on the listing side and 2.82% on the buyer side, with HousingWire and Clever pegging the total average near 5.46%. On a $750,000 sale, 2.5% plus 2.5% equals $37,500, typically more than all the taxes and fees on your net sheet combined.
Virginia transfer taxes, line by line
Virginia keeps seller transfer taxes simple: three small charges, all paid by the seller and all based on the sale price. The grantor's tax is $0.50 per $500 of consideration, or 0.10% (Va. Code Sec. 58.1-802). The regional WMATA capital fee (Va. Code Sec. 58.1-802.3) and the regional congestion relief fee (Sec. 58.1-802.4) are each $0.10 per $100, another 0.10% apiece. On a $750,000 sale, that is $2,250 in total, exactly 0.30% of the price. The buyer pays recordation taxes separately: $0.25 per $100 to the state plus, in Fairfax County, $0.083 per $100 to the county (Circuit Court form CCR A-50, effective July 1, 2026).
Settlement and title charges
Settlement and title charges come next. A licensed settlement agent or title company handles the closing in Virginia, and sellers typically see $400 to $1,000 in settlement, deed preparation, and recording-related charges.
HOA and condo charges
HOA and condo charges surprise more Northern Virginia sellers than anything else. If your home sits in a community association, you must hand the buyer a resale certificate under the Virginia Resale Disclosure Act (Sec. 55.1-2312), and the association charges for the packet, typically $300 to $400 in Loudoun County. Some properties belong to two associations, common in Reston, which can double the cost. Ask for the resale package early so a late document never delays closing.
Prorations
Prorations adjust the taxes and dues that straddle your closing date. The seller pays the share of annual property tax through the closing date, and Northern Virginia counties use different rates: Fairfax $1.12 per $100 (taxes due July 28 and December 5), Arlington $1.053, Alexandria $1.135, Loudoun $0.805, and Prince William $0.865. HOA dues are prorated the same way. Mortgage interest accrues from the first of the month to closing and is collected at the table.
Seller concessions
Credits to the buyer are the optional line that moves the most in 2026. Per fall 2026 data via Bright MLS, about 42.5% of Northern Virginia transactions included a seller concession, and 46.1% of townhouse sales did. Common credits include closing-cost help, inspection repair credits, or a 2-1 rate buydown credit. Concessions cut proceeds but can sell the home faster.
The mortgage payoff
The mortgage payoff is the last and largest subtraction, and it is bigger than your monthly statement balance. Your payoff quote includes principal plus accrued interest through closing, and quotes are usually valid for 10 to 30 days. Request it 7 to 10 days before listing and refresh it before closing.
FAQs
Capital gains do not appear on your net sheet, but plan for them at tax time. Federal law excludes up to $250,000 of gain for single filers and $500,000 for married couples filing jointly on a primary residence (IRC Sec. 121, IRS Publication 523), and Virginia taxes any remaining gain at 2% to 5.75%. If your gain is large, talk to a tax professional before closing; our guide to capital gains tax when selling a home in Virginia walks through the math.
Here is one $750,000 Fairfax sale with a 2.5% listing commission and 2.5% buyer broker compensation. Arithmetic on the statutory rates above, not a promise about any sale. Sale price: $750,000. Less: listing commission (2.5%): $18,750. Less: buyer broker compensation (2.5%): $18,750. Less: three Virginia transfer taxes (0.30%): $2,250. Less: settlement and title charges: $600. Less: HOA resale packet: $400. Less: property tax proration, illustrative mid-year: $2,200. Net proceeds before mortgage payoff: about $707,050. Subtract your mortgage payoff, and you have your answer to how much will I make.
Want your number instead of an example? Text or call Cornerstone Realty Group at (571) 441-1031 for a home valuation built on recent comparable sales near you. We will build your personal net sheet line by line, including your payoff, before you ever decide to list. See our full breakdown of selling a $750,000 home in Fairfax County. ★★★★★ 5.0 Verified only.
FAQ
How much does it cost to sell a house in Northern Virginia?
Total seller costs typically run 5.5% to 8% of the sale price. Commissions are the largest share at around 5.46% on average, Virginia's three seller transfer taxes total 0.30%, and settlement, title, and HOA charges add roughly another half point. On a $750,000 sale, that is roughly $41,000 to $60,000.
What is a seller net sheet?
A worksheet that starts with your estimated sale price and subtracts commissions, transfer taxes, settlement fees, HOA charges, prorations, concessions, and your mortgage payoff to show estimated net proceeds. Build it before listing, so there are no closing-table surprises.
Who pays transfer taxes in Virginia when selling a home?
The seller pays three: the grantor's tax at 0.10% (Va. Code Sec. 58.1-802), the WMATA capital fee at 0.10% (Sec. 58.1-802.3), and the congestion relief fee at 0.10% (Sec. 58.1-802.4), for a combined 0.30% of the sale price. The buyer pays recordation taxes separately.
Do I pay capital gains tax at closing in Virginia?
No. Capital gains are handled on your tax return, not at the settlement table. Federal law excludes up to $250,000 of gain for single filers and $500,000 for married couples filing jointly on a primary residence, and Virginia taxes any remaining gain at 2% to 5.75%.