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Your complete resource for selling a home in the Commonwealth
Prepared by Settle Real Estate, LLC | settleva.com
A step-by-step roadmap tailored to Virginia's laws, customs, and market conditions.
Interview at least two to three licensed Virginia agents. Ask about their marketing plan, pricing strategy, and track record in your specific market. Review their proposed commission structure and listing agreement terms. A strong listing agent will provide a Comparative Market Analysis (CMA) during the interview, not after you sign.
Your agent will prepare a detailed CMA comparing your home to recently sold properties in your area. Virginia markets vary significantly: Northern Virginia is competitive and fast-moving, Richmond is more balanced, and rural areas may need more aggressive pricing. Overpricing by even 5% can cause your listing to sit, leading to price reductions that signal desperation to buyers.
Declutter, deep clean, and make minor repairs before listing. Professional staging typically costs $2,000 to $5,000 in Virginia and can increase your sale price by 3% to 10%. At minimum, ensure curb appeal is strong, rooms are depersonalized, and the home smells clean and neutral. Address any obvious maintenance issues that would flag on a buyer's inspection.
Virginia law requires you to provide a Residential Property Disclosure Statement (RPDS) to the buyer. You must disclose known material defects including structural issues, water problems, termite damage, lead paint (pre-1978 homes), environmental hazards, and boundary disputes. Failure to disclose known defects can result in legal liability after closing.
Your agent will list on the MLS, coordinate professional photography and video, syndicate to major portals (Zillow, Realtor.com, Redfin), and execute a targeted marketing plan. In Virginia, the first two weeks on market generate the most buyer activity. Open houses, social media advertising, and agent-to-agent networking are standard practice.
Evaluate each offer based on price, contingencies, financing strength, closing timeline, and earnest money amount. In competitive Virginia markets, you may receive multiple offers. Your agent will help you compare net proceeds from each offer and negotiate terms. Consider the buyer's financing type: cash and conventional offers are typically stronger than FHA or VA from a seller's perspective.
After accepting an offer, the buyer will schedule a home inspection and their lender will order an appraisal. Be prepared to negotiate repair requests. In Virginia, buyers can request repairs, a price reduction, or a seller credit. If the appraisal comes in low, you may need to reduce the price, or the buyer may cover the gap. Your agent will advise you on what is reasonable.
Virginia closings are conducted by a settlement attorney. You will sign the deed, pay any outstanding liens, and the settlement attorney will disburse funds. Virginia is a wet settlement state, so funds must be available at closing. Expect to receive your net proceeds via wire transfer within one to two business days after settlement. Bring a valid photo ID and any keys, garage openers, and security codes for the buyer.
How your home is priced in the first week on market determines your final sale price.
Generates maximum buyer interest in the first two weeks. Multiple showings lead to competitive offers. Homes priced correctly often sell at or above list price in active Virginia markets.
Reduces buyer pool by up to 30%. Fewer showings in the critical first two weeks. Often requires a price reduction, which signals to buyers that the seller is motivated.
Eliminates most qualified buyers. Extended days on market create a stigma. Multiple price reductions signal desperation and typically result in selling below fair market value.
Key Virginia Pricing Factors: Property tax rate by locality, school district quality, proximity to major employers (federal agencies, tech corridor, military bases), HOA fees, flood zone status, and seasonal demand patterns (spring is the strongest selling season across Virginia).
Staged homes sell faster and for more money. Use this room-by-room guide to prepare your home for showings.
Power wash driveway, walkways, and siding
Mow, edge, and mulch all landscaping beds
Plant seasonal flowers near the front entrance
Repaint or replace the front door if faded or damaged
Clean gutters and downspouts
Ensure all exterior lighting works
Remove personal items (flags, yard signs, seasonal decorations)
Repair any cracked or uneven walkways
Remove at least 50% of furniture to make rooms feel larger
Take down personal photos and family memorabilia
Deep clean carpets or replace if stained or worn
Repaint walls in neutral tones (gray, greige, white)
Clean all windows inside and out
Replace outdated light fixtures with modern alternatives
Arrange furniture to highlight room flow and focal points
Add fresh throw pillows and a light blanket to sofas
Clear all countertops except one decorative item per section
Deep clean appliances inside and out
Replace outdated cabinet hardware with brushed nickel or matte black
Organize pantry and cabinets (buyers will open them)
Fix any dripping faucets or running toilets
Ensure all lights work, including under-cabinet lighting
Remove magnets and papers from the refrigerator
Add a fresh bowl of fruit or small plant as a styling accent
Use matching, hotel-style white or neutral bedding
Remove excess furniture to maximize floor space
Organize and thin out closets (buyers judge storage capacity)
Ensure all bedroom doors open fully without hitting furniture
Add bedside lamps for warm, inviting lighting
Remove TVs from bedrooms if possible to make the room feel like a retreat
Re-caulk tubs, showers, and sinks if caulking is yellowed or cracked
Replace toilet seats if stained
Use matching white towels for showings
Remove all personal toiletries from counters and shower
Deep clean tile grout (re-grout if heavily stained)
Ensure exhaust fans work properly (Virginia humidity causes mold concerns)
Add a fresh plant and a candle or diffuser for staging
Virginia law requires sellers to disclose known material defects. Understanding your obligations protects you from post-sale liability.
Required by Virginia Code 55.1-702 through 55.1-710. Must disclose known material defects affecting the property's value or desirability.
Federal law requires disclosure for homes built before 1978. Seller must provide a lead paint pamphlet, disclose known lead paint, and give the buyer 10 days to test.
If the property is in an HOA or POA, Virginia law requires a disclosure packet including governing documents, financial statements, assessments, and any pending litigation.
If the property is in a FEMA-designated flood zone, this must be disclosed. Parts of Hampton Roads, the Northern Neck, and river corridors are commonly affected.
If the property uses a septic system (common in rural Virginia), the seller must disclose the system's condition and any known issues.
Properties on well water must disclose this. Buyers may request water quality testing as part of the home inspection contingency.
If the seller knows of mold, asbestos, underground storage tanks, or other environmental hazards, these must be disclosed.
Known boundary disputes, shared driveways, utility easements, or right-of-way issues must be disclosed.
Important: Virginia follows a "caveat emptor" (buyer beware) principle, but with mandatory disclosure requirements. You are not required to investigate for defects, but you must disclose what you actually know. Consult with your agent or a real estate attorney if you are unsure whether something needs to be disclosed.
Sellers in Virginia typically pay 6% to 8% of the sale price in total closing costs. Plan for these expenses when calculating your net proceeds.
| Cost Item | Typical Amount | Example ($400K Sale) |
|---|---|---|
| Real Estate Commission | 5% to 6% of sale price (negotiable) | $20,000 to $24,000 on $400K |
| Grantor Tax (State) | $0.50 per $500 of sale price (~0.1%) | $400 on $400K |
| Regional Congestion Tax (if applicable) | $0.15 per $500 (NoVA/Hampton Roads) | $120 on $400K |
| Settlement Attorney Fee (seller's portion) | $200 to $600 | $400 |
| Title Search / Lien Payoff Processing | $150 to $400 | $250 |
| Deed Preparation | $100 to $250 | $150 |
| HOA Resale Package (if applicable) | $200 to $500 | $350 |
| Home Warranty (if offered to buyer) | $400 to $600 | $500 |
| Prorated Property Taxes | Varies by locality and closing date | Varies |
| Mortgage Payoff Balance | Remaining loan balance + per-diem interest | Varies |
| Repair Credits (if negotiated) | Varies based on inspection results | Varies |
Use this worksheet to estimate what you will take home after selling your Virginia home. Fill in the blanks with your specific numbers.
What to expect at each phase of the Virginia home selling process.
Agent interviews, CMA, staging, photography, disclosures
Showings, open houses, marketing, buyer feedback
Inspections, appraisal, buyer financing, title work
Buyer inspection scheduled and completed
Inspection negotiations, repair agreement
Appraisal completed, buyer's loan in underwriting
Clear to close from lender, final walkthrough, settlement prep
Sign deed, disburse funds, hand over keys
These are the most common and costly mistakes Virginia home sellers make. Learn from them before you list.
Price based on comparable sales data, not what you paid or what you spent on improvements. Overpriced homes sit on the market and eventually sell for less than they would have at the right price.
Fix obvious issues before listing. Buyers notice deferred maintenance and either walk away or submit lowball offers. A $500 fix before listing prevents a $5,000 negotiation during inspection.
Buyers form their first impression before they walk inside. A messy yard, peeling paint, or cluttered porch signals that the home has not been well-maintained.
Leave the house during showings. Buyers cannot speak freely or explore comfortably with the owner present. Let your agent handle all buyer interactions.
Virginia law requires honest disclosure of known defects. Hiding a known issue can lead to lawsuits after closing. When in doubt, disclose it.
Every offer is a starting point for negotiation. Even a low offer can be negotiated to acceptable terms. Refusing to engage means losing a potential buyer.
Your agent sees the market data daily. If they recommend a price adjustment after two weeks with no offers, listen. The market is telling you something.
Over 90% of buyers start their search online. Dark, blurry, or cluttered photos kill interest before a showing ever happens. Professional photography is non-negotiable.
Provide your agent with a list of improvements you have made. Your agent can share this with the appraiser to support the sale price.
Sellers in Virginia typically pay 6% to 8% of the sale price in total closing costs (including commission). Factor this into your net proceeds calculation from day one.
Our listing specialists know every Virginia market and will price, stage, market, and negotiate to maximize your net proceeds.
settleva.com
dustin@olversons.com
Virginia Licensed Real Estate Brokerage