Estimate what you will walk away with when you sell. Pick where the property sits, then change any number on the left. The sheet loads the 2026 real estate tax rate and due dates for that locality. The starting figures are a sample sale. Replace them with your own. Nothing you type here is sent anywhere; the math runs in your browser.
Uses each locality's published rate and paid status on your settlement date, with the same assessed value. Only the tax proration changes; everything else is identical across localities.
Holds every other input fixed. Percentage-based items (commissions, grantor's tax, FIRPTA) move with price; flat fees and the tax proration do not.
Va. Code § 58.1-802 charges the grantor $0.50 for every $500 or fraction of $500 of the greater of the price or the property's actual value, not counting any lien the buyer assumes. That is roughly $1 per $1,000, rounded up to the next $500 step. The clerk can look past the price to assessed value if the price looks low. The money is split between the state and the locality.
None of these localities is in Northern Virginia or Hampton Roads, so the extra regional grantor fees (§§ 58.1-802.3, 58.1-802.4, and the Hampton Roads fee) do not apply. The seller paying this tax is custom, not law. A contract can shift it.
The $0.25 per $100 state deed tax (§ 58.1-801), plus any local one-third add-on, is charged to the buyer under the standard contract. It is left off this sheet on purpose. If your contract makes you pay any of it, add it under "Other."
Each of these localities taxes on a calendar year and splits the bill into installments. Proration splits the year's tax by days of ownership. If you have paid more than your share by settlement, the buyer credits you the difference. If you have paid less, you owe the buyer. When the second half is due after your settlement date, you usually owe the buyer for July 1 through settlement. That is why the same sale can net more in Richmond or Hanover than in Henrico or Chesterfield.
The settlement agent orders a written payoff from your lender. It includes interest through the expected payoff date, so it will be a little higher than your statement balance. Once paid, the agent must get the deed of trust released and recorded with the clerk of the circuit court where the land sits. Any escrow balance your lender holds is refunded to you by the lender, usually within about 30 days. It is not part of this check.
No law sets a commission. Since the 2024 NAR settlement, buyer agent pay is not offered through the MLS, and Virginia requires a written brokerage agreement with buyers. A seller only pays the buyer's agent if the seller agrees to it in the listing agreement or the sales contract. Set that line to 0 if you did not agree.
Since the Resale Disclosure Act (Va. Code § 55.1-2307 et seq.), HOAs and condos follow one set of rules. The association prepares a resale certificate (§ 55.1-2310) for the sale, and its fees are capped (§ 55.1-2316). Unless the contract sets a different period, the buyer can cancel within 3 days after ratification if the certificate arrived first, or within 3 days after receiving it if it arrives later. If it never arrives, the buyer can cancel any time before settlement (§ 55.1-2312). Order it early.
The settlement agent is registered under Virginia's Consumer Real Estate Settlement Protection Act (§ 55.1-1000 et seq.) and handles the money and recording. A seller cannot make the buyer use a particular title insurer as a condition of the sale (RESPA, 12 U.S.C. § 2608). Writing a deed for someone else is practicing law in Virginia, so the deed is prepared by an attorney. The settlement agent's job is to close the file. It is not the same as having a lawyer on your side. A seller's attorney reviews the contract, deed, payoff and your side of the settlement statement for you.
If the seller is a foreign person, the buyer must withhold from the amount realized under IRC § 1445 and send it to the IRS. The standard rate is 15%. If the buyer will live in the home, the rate drops to 10% when the price is over $300,000 but not over $1,000,000, and to 0% when the price is $300,000 or less. An IRS withholding certificate can also reduce it. This is an advance on tax, not a fee.
The check is not your profit. Federal law (IRC § 121) lets you exclude up to $250,000 of gain ($500,000 married filing jointly) if you owned and lived in the home 2 of the last 5 years. Gain above that is taxed federally and by Virginia, which taxes capital gains as ordinary income up to 5.75%. The settlement agent reports the sale to the IRS on Form 1099-S.
Virginia's Residential Property Disclosure Act (§ 55.1-700 et seq.) is mostly "buyer beware." The seller gives a statement pointing the buyer to the Real Estate Board's disclosure site rather than a full condition report. Certain items still must be disclosed, and you cannot actively hide a known defect.
Estimate only. This calculator gives general legal information, not legal or tax advice for your situation. Fee amounts other than taxes are typical Richmond-area ranges; the settlement agent's Closing Disclosure or ALTA statement controls. Tax rates and due dates are from each locality's published information as of October 2026; items marked "confirm" could not be verified from an official source.