Last updated: March 2026
Typical closing costs
$5,000–$14,000
Median home price
$449,000
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Virginia has a multi-layered recordation tax system. Buyers pay deed recordation tax ($2.50/$1,000) plus deed of trust recordation tax ($2.50/$1,000) — a combined $5.00/$1,000 on most purchases. Sellers pay the grantor's tax ($1.00/$1,000 statewide; $3.00/$1,000 in Northern Virginia jurisdictions including Fairfax, Arlington, Alexandria, Loudoun, and Prince William). Virginia is not an attorney state — closings are handled by licensed settlement agents. Title insurance rates are file-and-use; each underwriter files separately with the Virginia SCC.
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Virginia's combined buyer recordation taxes ($5.00/$1,000 on deed + deed of trust) will appear on your Loan Estimate. On a $449,000 home financed at 80%, expect approximately $2,900 in recordation taxes on your LE — this is non-negotiable state tax. Verify the correct amount appears on every LE you compare; it's a common disclosure error.
Virginia is a file-and-use state for title insurance — rates vary by underwriter. Two lenders can quote the same interest rate but use different title companies with meaningfully different premiums. On a $449,000 Virginia purchase, the difference between underwriters can be $200–$500. If your lender is flexible about which title company to use, compare quotes before settling.
Under Virginia's RESA, you have a statutory right to choose your own settlement agent. This means you don't have to use the title/settlement company your lender defaults to on the LE. Shopping settlement agents can save $100–$200 in settlement fees. Exercise this right when comparing LEs — factor in both the title insurance premium and the settlement agent fee.
If you're buying in Northern Virginia (Fairfax, Arlington, Alexandria, Loudoun, or Prince William), be aware that the seller faces significantly higher grantor's tax ($3/$1,000 vs. $1/$1,000 statewide). This affects the seller's net proceeds and may limit their flexibility on price concessions. Your LE won't show this, but it's relevant context for negotiations.
Northern Virginia's median home price ($664,000) means recordation taxes of roughly $4,200+ on a typical purchase. Combine that with title insurance costs, settlement fees, and prepaid items, and Northern Virginia LEs consistently run among the highest in the state. Compare at least three lenders — on a $500,000+ loan, origination fee differences of 0.5% represent $2,500 in savings.
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Check my Loan Estimate →Typical ranges for a home purchase in Virginia. Exact amounts depend on purchase price, county, and lender.
| Fee |
|---|
| Deed recordation tax (buyer)Buyer · No — $2.50/$1,000 of purchase price |
| Deed of trust recordation tax (buyer)Buyer · No — $2.50/$1,000 of loan amount |
| Grantor's tax (seller)Seller · No — $1.00/$1,000 statewide; $3.00/$1,000 in Northern VA |
| Owner's title insurance (file-and-use rate)Buyer · Yes — shop underwriters; rates not uniform |
| Lender's title insurance (simultaneous issue)Buyer · Yes — flat $200 simultaneous issue (Stewart Title) |
| Settlement agent feeBuyer · Yes — RESA gives buyer right to choose agent |
| Recording feesBuyer · No — Va. Code § 17.1-275 tiered schedule |
| Lender origination feeBuyer · Yes — most negotiable item at closing |
| Homeowners insurance prepaidBuyer · Yes — shop insurance carriers |
| Prepaid property taxes (escrow)Buyer · No — based on locality rate |
Virginia's recordation taxes ($5.00/$1,000 combined) are non-negotiable. Title insurance rates are file-and-use and vary by underwriter — shopping saves real money. Lender origination fees and settlement agent fees are the most negotiable items.
Closing-cost benchmarks from 60,861 verified Virginia closing disclosures — typical lender median is $6,648.
Many of the fees listed above also appear on your Loan Estimate, the document your lender must provide within 3 business days of your application. Pay close attention to the origination fee, the most negotiable lender-charged item and often the biggest variable between competing quotes. Comparing Loan Estimates from multiple lenders is the single best way to reduce what you pay at closing. Check if your Loan Estimate fees are competitive →
These smaller lender and third-party fees show up on most Virginia Closing Disclosures. Each is worth checking against its typical range — several are negotiable or removable.
The processing fee covers the administrative work of assembling your loan file — collecting documents, ordering verifications, and preparing the file for underwriting. This fee typically appears in Section A of your Closing Disclosure.
Typical range: $200–$900 · Flag above $1,200 · Section A
Often, yes. If your lender charges both an origination fee and a processing fee, you may be paying twice for the same work. The CFPB has flagged duplicative loan processing charges as a common junk fee.
Yes. Many lenders will remove or reduce the processing fee when asked — especially if you point out that the origination fee should already cover file processing.
Processing fees typically range from $200 to $600. Anything above $600 should be questioned, and any processing fee alongside an origination fee is worth challenging.
The underwriting fee compensates the lender for evaluating your creditworthiness, verifying your income and assets, and deciding whether to approve your loan. It appears in Section A of your Closing Disclosure.
Typical range: $300–$900 · Flag above $1,200 · Section A
A typical underwriting fee is $300 to $700. If you're also paying an origination fee, the total of all Section A lender charges should be evaluated as a whole rather than line by line.
Yes. Underwriting fees are negotiable, especially when you have competing offers from other lenders. Many lenders will reduce this fee or fold it into the origination charge.
The underwriter reviews your credit, income, assets, and the property appraisal to decide whether to approve the loan. This is a core lending function that many argue should be included in the origination fee.
Courier fees cover the cost of physically transporting documents between parties — the title company, lender, county recorder, and sometimes the borrower. This fee appears in Section C or Section H of your Closing Disclosure.
Typical range: $25–$100 · Flag above $150 · Section H
Often, yes. Most modern closings transmit documents electronically. If no physical courier was used, this fee is not justified. The CFPB has flagged courier fees as a common junk fee on mortgage closings.
Yes. Simply ask your lender or title company whether any documents were physically couriered. If everything is electronic, request removal in writing.
If a physical courier is genuinely used, $25 to $50 is reasonable. Anything above $75 should be questioned, and any courier fee in an all-electronic closing should be challenged.
The credit report fee covers the cost of pulling your credit reports from the three major bureaus (Equifax, Experian, TransUnion) as part of the mortgage application process. This fee appears in Section B of your Closing Disclosure.
Typical range: $25–$75 · Flag above $100 · Section B
A standard tri-merge credit report costs the lender $15 to $30. The fee passed to you should be $25 to $65. Anything above $75 includes excessive markup.
The lender must pull your credit from all three bureaus to evaluate your mortgage application. The fee covers this service. It's a legitimate cost, but the markup should be minimal.
No. Lenders are required to pull their own credit reports through approved channels for regulatory compliance. Free consumer credit reports (from annualcreditreport.com) cannot be used for mortgage underwriting.
The flood certification fee covers the cost of determining whether the property is in a FEMA-designated flood zone. If it is, the lender will require flood insurance. This fee appears in Section B of your Closing Disclosure.
Typical range: $10–$35 · Flag above $50 · Section B
A flood certification determines whether your property is in a FEMA flood zone. If it is, your lender will require flood insurance. The certification is a standard part of every mortgage closing.
The typical flood certification fee is $15 to $25. Some lenders add a 'life-of-loan monitoring' fee of $20 to $35. Total flood-related charges should not exceed $50 to $60.
If your property is in a FEMA Special Flood Hazard Area and you have a federally backed mortgage, flood insurance is required by law. The cost varies significantly by zone, elevation, and coverage level.
The tax service fee pays a third-party company to monitor your property tax payments and alert the lender if you fall behind. This protects the lender's collateral. The fee appears in Section B of your Closing Disclosure.
Typical range: $50–$100 · Flag above $150 · Section B
The tax service fee pays a company to monitor whether you pay your property taxes on time. If you fall behind, the company alerts your lender. It's a one-time fee paid at closing.
It's borderline. The service is real but highly automated. A $50 to $75 fee is considered standard. Anything above $100 is worth questioning.
Standard tax service fees are $50 to $85. If your Closing Disclosure shows more than $100, ask the lender to justify the amount.
The wire transfer fee covers the cost of wiring funds at closing — typically from the title company to the seller, from the lender to the title company, or from you to the title company. This fee appears in Section H of your Closing Disclosure.
Typical range: $25–$75 · Flag above $100 · Section H
A domestic wire transfer costs the sender $10 to $30. A closing wire fee of $25 to $40 is reasonable. Anything above $50 includes excessive markup.
In some cases, yes. Ask if you can provide funds via cashier's check instead of wire transfer. Some title companies accept this and waive the wire fee.
Some closings involve multiple wire transfers — your funds in, the lender's funds in, and the seller's proceeds out. You should only be charged for wires involving your funds, not all wires in the transaction.
The document preparation fee covers the cost of preparing loan documents, closing documents, and other paperwork for the transaction. It may be charged by the lender, title company, or closing attorney. This fee appears in Section A or Section C of your Closing Disclosure.
Typical range: $75–$600 · Flag above $800 · Section A
Usually, yes — when charged by the lender. Preparing loan documents is part of origination, so a separate fee is duplicative. The CFPB has specifically called out document preparation fees as a common junk fee.
Yes. Ask the lender: 'What does this fee cover that isn't included in the origination charge?' Most lenders will remove it when challenged in writing.
If the fee is legitimate (charged by a closing attorney for preparing closing documents, not by the lender), $75 to $250 is reasonable. Lender-charged doc prep fees above $200 are excessive.
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Virginia buyers pay two recordation taxes: the deed recordation tax ($2.50/$1,000 of consideration) and the deed of trust recordation tax ($2.50/$1,000 of loan amount), totaling approximately $5.00/$1,000 on a typical purchase. On a $449,000 home financed at 80% ($359,200 loan), the buyer's recordation taxes are approximately $2,023 (deed) + $898 (deed of trust) = $2,921. These are non-negotiable state taxes.
Northern Virginia carries significantly higher seller costs. In Fairfax, Arlington, Alexandria, Loudoun, and Prince William — the Northern Virginia jurisdictions — the seller pays $3.00/$1,000 in grantor's tax (state $1.00 + Regional Congestion Relief Fee $1.00 + WMATA Capital Fee $1.00) rather than $1.00/$1,000 statewide. On a $664,000 NoVA median-price sale, the seller's grantor's tax is $1,992 vs. $664 statewide.
Virginia is a file-and-use state for title insurance — each underwriter files its own rate manual with the Virginia SCC, and rates differ between companies. Unlike Texas, Florida, or Ohio where rates are uniform, Virginia buyers can and should compare title insurance quotes. Stewart Title's July 2025 filed rates are $3.90/$1,000 up to $250,000 and $3.70/$1,000 up to $500,000. Other underwriters may be higher or lower.
Virginia's Real Estate Settlement Agents Act (RESA) gives buyers a statutory right to choose their own settlement agent. The buyer is not required to use the settlement agent selected by the seller, builder, or real estate agent. RESA also prohibits settlement agents from collecting fees from a represented seller without written consent of seller's counsel (effective July 2023). Exercise your right to shop settlement agents — fees range from $750 to $975.
Effective July 1, 2024 (HB 574), the deed recordation tax base is the most recent property tax assessment rather than necessarily the purchase price. In practice, for most arm's-length sales the assessed value and sale price are similar, but in jurisdictions with lagging assessments (common across Virginia given rapid price appreciation), buyers may pay recordation tax on a lower assessed value than the actual purchase price — a minor benefit.
Virginia buyer closing costs typically run $5,000–$14,000 depending on purchase price, loan amount, and location. The main fixed buyer costs are the recordation taxes ($5.00/$1,000 combined on deed + deed of trust), title insurance, and settlement agent fees. Northern Virginia has above-average costs due to higher home prices — the statewide median is $449,000, but the Northern Virginia median is $664,000.
Virginia buyers pay two recordation taxes: the deed recordation tax ($2.50 per $1,000 of consideration) and the deed of trust recordation tax ($2.50 per $1,000 of loan amount), totaling approximately $5.00/$1,000 on a typical financed purchase. On a $449,000 home with an 80% loan ($359,200), the combined buyer recordation taxes are approximately $2,921.
In Fairfax County, Arlington County, Alexandria, Loudoun County, and Prince William County, the seller pays $3.00/$1,000 in grantor's tax (vs. $1.00/$1,000 statewide). The additional $2/$1,000 consists of the Regional Congestion Relief Fee ($1.00/$1,000, Va. Code § 58.1-802.4) and the WMATA Capital Fee ($1.00/$1,000, Va. Code § 58.1-802.3), both effective May 2021. On a $664,000 NoVA sale, the seller pays $1,992 in grantor's tax vs. $664 statewide.
Yes. Virginia is a file-and-use state — each title underwriter files its own rates with the Virginia SCC, and rates differ. Unlike Texas, Florida, or Ohio, there is no uniform rate. Stewart Title's July 2025 rates are $3.90/$1,000 up to $250K and $3.70/$1,000 up to $500K. Other underwriters may charge more or less. Shopping title insurance in Virginia can save $200–$500 on a typical transaction.
No. Virginia is not an attorney state. Closings are handled by licensed settlement agents under the Real Estate Settlement Agents Act (RESA). Attorney involvement is uncommon for standard residential purchases. RESA gives buyers the statutory right to choose their own settlement agent — you are not required to use the one recommended by the seller or agent.
The settlement agent fee is charged by the licensed settlement agent (title company or attorney) for handling the closing. Typical Virginia settlement fees run $750–$975, with Northern Virginia at the high end. RESA prohibits agents from collecting fees from represented sellers without written consent of seller's counsel. Under RESA, buyers have the right to choose their settlement agent — shopping can save $100–$200.
Virginia closing costs average about 1.7% of the purchase price — near the national average. The $5.00/$1,000 combined buyer recordation tax is material but comparable to Florida's combined doc stamp + intangible (about 1.25% of loan amount). Northern Virginia's higher home prices ($664,000 median) and higher seller grantor's tax make NoVA transactions among the most expensive in the state.
Compared to neighboring states: Maryland has a transfer tax of 0.5% state + local (1%–1.5% total depending on county) split between buyer and seller, plus a recordation tax of $3.50/$1,000+ in some counties — making Maryland slightly more expensive for buyers. North Carolina has no buyer recordation tax (only a $2/$1,000 seller excise tax) but requires an attorney. West Virginia has a buyer recordation tax of $1.65/$1,000 — significantly lower than Virginia's.
Just across the Potomac, District of Columbia carries a heavier transfer-tax burden than Virginia — 1.1% paid by the buyer plus 1.1% paid by the seller (2.2% combined) on most residential transactions, with the rate stepping up on properties above $400,000. DC's combined tax is roughly double Virginia's buyer-recordation total on equivalent-priced properties, which is why many NoVA buyers actively prefer to close on the Virginia side of the border when the choice is available.
Within Virginia, Northern Virginia (Fairfax, Arlington, Loudoun, Prince William) has the highest closing costs due to the combination of very high home prices, above-average title insurance costs (more expensive underwriters dominate the market), and the additional $2/$1,000 grantor's tax on the seller side. Richmond, Roanoke, and Hampton Roads markets are closer to the statewide average.
VHDA (Virginia Housing Development Authority) offers the Virginia Housing Loan Program with below-market rates for first-time buyers, plus the Down Payment Assistance (DPA) Grant providing up to 2.5% of the purchase price as a non-repayable grant that can be used for down payment and closing costs. Income and purchase price limits apply by locality.
Virginia Housing's Plus Second Mortgage program provides an additional 1.5% of the purchase price as a 0% interest second mortgage to help with closing costs. Combined with the DPA Grant, first-time buyers can get up to 3.5% of purchase price in assistance. Contact a VHDA-approved lender for current program availability.
Under Virginia's RESA, you have the legal right to choose your own settlement agent. Don't automatically use the title company suggested by your real estate agent or builder. Get quotes from at least two settlement agents — the combination of title insurance premium differences (file-and-use rates vary) and settlement fees can save $300–$700.
Northern Virginia buyers should verify whether the property is in a jurisdiction with the additional grantor's tax on the seller ($3/$1,000 vs. $1/$1,000). This affects the seller's net proceeds and their flexibility on price. In Fairfax County, a $664,000 median-price sale costs the seller $1,992 in grantor's tax — a meaningful number in price negotiations.
Refinancing in Virginia carries a recordation tax on the deed of trust at the state rate of $0.25 per $100 of loan amount. Virginia offers a reduced supplemental rate on refinances (where the same property and same lender are involved) that can substantially cut the bill. Combined with the local recordation portion, the typical state+local rate on a refi is about $0.20 per $100 — but only when the refi-specific exemption applies. Most borrowers do not know to ask the closing agent to apply it.
For the full refinance guide tailored to Virginia — including the supplemental-rate mechanics, the title reissue discount, and the patterns we see most often on VA refinance LEs — see the dedicated Virginia refinance page at /refinance/virginia.
Nearby states: District of Columbia · Kentucky · Maryland · North Carolina · Tennessee · West Virginia
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