Seller net sheet, Northern VirginiaWhat you walk away with when you sell, 2026
Type your price and your payoff. You get your net and every line, like a settlement statement. Free, nothing saved.
What will I walk away with?· Vienna, Fairfax County
Numbers: Virginia Code and a Northern Virginia settlement company’s fees. Pictures: artist’s renderings of real places.
The net sheet
What will I walk away with?
HOA or condo dues
None
Paid for the current period?
Other costs and credits
One-time
Start with the address for the county and the tax, then type the price and your payoffs and pick the commission. Your net and every line update as you type.
Updated October 29, 2026Rates: Virginia Code, 2026; fees October 2026A 1-minute net sheet, plus a 3-minute read
Quick answer
Your net is the sale price minus your mortgage payoff, the brokerage costs, Virginia’s seller taxes (0.30% of the price) and the settlement fees (about $1,000 to $1,200), minus any credit you give the buyer, plus or minus the tax and HOA days.1,2,5 On an $800,000 sale with a $400,000 payoff: about $355,845 at a 5% total commission, or $347,845 at 6%, before the tax and HOA days.* Type your numbers below.
Selling in Northern Virginia, in six numbers
The taxes are set by state law; the fees are a settlement company’s, October 2026
* Commissions are negotiable and not set by law; yours are set by your listing agreement. This net sheet shows the two most common totals, 5% (2.5% + 2.5%) and 6% (3% + 3%). Your settlement company’s Closing Disclosure has the final figures.
How it adds up
Seven lines, from the price to your net.
The same order a settlement statement uses.
- 1Sale price: what the buyer pays, from the contract
- 2− Payoffs: every loan on the home, with interest to closing day
- 3− Brokerage*: the commission (5% or 6% in total) and the $595 admin fee
- 4− Virginia taxes, title and settlement: 0.30% of the price, plus about $1,000 to $1,200 in fees
- 5± Tax and HOA days: you pay for your days, the buyer for theirs
- 6− Credits and other costs: help for the buyer, repairs, a home warranty, staying after closing
- 7= Your net: wired to you after settlement
A net sheet is the seller’s side of the settlement statement, worked out before you list. The fixed parts come first: Virginia’s grantor tax is 50 cents for each $500 of the price, and the two Northern Virginia regional fees are 10 cents per $100 each, so 0.30% in all.1,2 The settlement company adds its settlement fee, the deed, the wire, and a payoff and release fee for each loan.5
The parts that move are your payoff, the brokerage, any credit you give the buyer, and the tax and HOA days. Your lender’s payoff letter has the exact payoff, with interest to the closing day; a recent statement balance gets you close.
Tax and HOA days
You pay for your days. The buyer pays for theirs.
How the tax bill and the HOA dues are split at closing.
| County | January to June half | July to December half |
|---|---|---|
| Fairfax County | July 28 | December 7 |
| Loudoun County | June 5 | December 7 |
| Prince William County | July 15 | December 7 |
| Arlington County | June 15 | October 5 |
Real estate tax in Northern Virginia is billed in two halves. At closing the bill is split by days: the yearly bill divided by 365, with closing day counted as yours, the way Northern Virginia settlement companies figure it.8
If the half you are in is already paid, the buyer repays you for the days after closing. If it is not paid and it is due within 60 days of closing, the settlement company pays it at closing from your side and the buyer repays their days. If it is due later than that, you credit the buyer for your days and the buyer pays the bill when it comes.8
HOA dues work the same way, by the actual days in the dues period. The HOA’s resale packet (the disclosure packet the buyer gets) is a one-time cost for the seller.
Questions
What sellers ask about their net.
What is a seller net sheet?
An estimate of what you walk away with when you sell: the price minus your payoff, the brokerage, Virginia's seller taxes, the settlement fees, any credit to the buyer and your other costs, plus or minus the tax and HOA days. It reads like the seller's side of a settlement statement.
How much does a seller walk away with in Northern Virginia?
The price minus everything you owe on the home and the selling costs. On an $800,000 sale with a $400,000 payoff, a 5% total commission and the $595 admin fee, about $355,845 before the tax and HOA days; about $347,845 at 6%. Type your own numbers in the net sheet for yours.
What taxes does a seller pay in Virginia?
The grantor tax, 50 cents for each $500 of the price (0.10%), plus in Northern Virginia the regional congestion relief fee and the regional transportation fee (the WMATA fee), 0.10% each. That is 0.30% in all: $2,400 on an $800,000 sale.
Why does the net sheet ask if my tax bill is paid?
Because the bill is split by days at closing. Paid: the buyer repays you for the days after closing. Not paid and due within 60 days: it is paid at closing from your side, and the buyer repays their days. Due later: you credit the buyer for your days.
What is a post-settlement occupancy charge?
If you stay in the home after closing, you pay the buyer for those days, and the settlement company often holds a deposit until you move out. Add both under Other costs; the deposit comes back to you if the home is left as agreed.
Is the net sheet the final number?
No. It is an estimate. Your settlement company's Closing Disclosure has the final figures, with the exact payoff and the tax and HOA amounts on file.
Does this net sheet save what I type?
No. It runs in your browser and nothing is stored. An address you type goes only to Virginia's public address finder (VGIN) to find the home, and the county record is read on your device. Nothing reaches Ahmed unless you choose to text or email him your numbers.
Can the net sheet find my tax from my address?
Yes, close to it. Type the address and it takes the county's value of the home from the county's public records and multiplies it by the 2026 tax rate. Your real bill can differ a little (tax relief, a town tax, a new assessment), so type the bill from your tax statement if you have it. HOA dues are in no public record: type them from your HOA statement.
Your next step
Want me to check your numbers?
Tell me about your home and your plans. I will price it from the closed sales next to it, run your net sheet with your real payoff, tax bill and HOA, and send it back. I answer in English or Arabic, with real numbers, not a pitch.
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