How much do sellers actually walk away with after selling a home in Leesburg?

Most Leesburg sellers in the $700,000–$2,000,000 range net between 89% and 92% of their sale price after agent commissions, Virginia's grantor's tax, Loudoun County transfer fees, and title company costs. On an $850,000 sale, that's roughly $755,000–$780,000 before your mortgage payoff. The exact number depends on your commission structure, your mortgage balance, and what you negotiate with the buyer.

The number that shows up on Zillow isn't the number that shows up in your bank account.

That's the most important thing I tell every seller before we talk pricing strategy. Your Zestimate or your neighbor's sale price, or whatever figure you've been mentally spending gets reduced by a real set of costs before you see a single dollar. Some of those costs are fixed. Some are negotiable. And a few are specific to Loudoun County and Virginia that most generic "closing cost" calculators get wrong.

Here's exactly how to think about what you'll actually net.

The Three Categories of Seller Costs

Every Leesburg seller faces costs in three buckets: agent commissions, Virginia and Loudoun County transfer taxes, and title company and settlement fees. Let's walk through each.

Agent commissions are typically your largest expense. Listing agent fees in Northern Virginia run 2.5%–3% of the sale price. On an $850,000 home, that's $21,250–$25,500.  That's just for your side. Since August 2024, the buyer's agent commission is no longer automatically folded into the seller's responsibility. You can offer to cover some, all, or none of it. In a competitive market like Leesburg, many sellers are still offering 2–2.5% to the buyer's agent to attract the strongest, cleanest offers. What you offer matters for how buyers and their agents prioritize your home.

Virginia and Loudoun County transfer taxes are often the biggest surprise. Virginia charges a state grantor's tax of $0.25 per $100 of the sale price. In Northern Virginia, including Loudoun County, there's an additional $0.15 per $100 regional transportation fee, bringing the total to $0.40 per $100 (0.40%). On top of that, Loudoun County assesses a regional congestion relief fee. The combined seller-side transfer taxes in Loudoun County run approximately $3.50 per $1,000 of sale price, or 0.35%.

Here's what that looks like in real numbers:

• $750,000 sale: ~$2,625 in transfer taxes

• $900,000 sale: ~$3,150 in transfer taxes

• $1,200,000 sale: ~$4,200 in transfer taxes

• $1,800,000 sale: ~$6,300 in transfer taxes

Not the biggest line item, but it's Loudoun-County-specific and almost always underestimated.

Title company and settlement fees are the third piece. In Virginia, closings are handled by a title company, not an attorney, not escrow. Title company fees for sellers typically run $1,500–$2,500 depending on the firm, the transaction complexity, and whether you're paying off a mortgage with a lender's release fee attached. There may also be a deed preparation fee and document recording fees, usually a few hundred dollars.

Running the Real Numbers

Let's put it all together for an $850,000 sale in Leesburg:

That's before your mortgage payoff.  If you owe $450,000 on the home, your actual cash in hand is closer to $346,700.

Every situation is different.  Your commission structure, what you negotiate with the buyer, whether you're making any pre-closing repair credits, and your mortgage balance all shift this number. But this framework gives you a realistic starting point.

One more thing sellers often overlook: the Virginia Residential Property Disclosure Statement. Virginia is a buyer-beware state, which means sellers aren't required to disclose every defect, but you must provide the signed Disclosure Statement, comply with federal lead paint disclosure requirements for pre-1978 homes, and answer buyer questions honestly. If your home has HOA documents, those come with separate required delivery timelines. Missing this step can give the buyer grounds to void the contract.

What the Leesburg Market Looks Like Right Now

Leesburg's single-family market continues to operate in seller's-market territory heading into spring 2026, with median home values hovering near $850,000 and homes going under contract in roughly three to five weeks when priced correctly. Inventory is still below pre-pandemic norms, and Loudoun County's commercial tax base, which has grown dramatically alongside data center development, has helped keep the residential property tax rate at $0.805 per $100, relatively low for the Northern Virginia metro.

The data center expansion in Loudoun County is worth knowing about as a seller. Most of the large-scale data center construction is concentrated in the Ashburn corridor, well east of Leesburg proper. Homes in Leesburg, including neighborhoods like Shenstone Reserve, Creighton Farms, and Beacon Hill, are largely insulated from the noise and industrial concerns that have drawn headlines in 2026. In fact, the county's data center-driven tax revenue has helped keep residential tax rates in check, which is a positive for your buyer's carrying costs.

That said, if your property is closer to the Route 606 / Route 28 corridor, a conversation about proximity and any county zoning changes in progress is worth having before you list.

What Your Actual Number Depends On

The estimates above are a starting point. Your real net sheet will be shaped by:

• Your commission negotiation — what you offer the buyer's agent directly affects offer quality and volume

• Seller concessions — if a buyer asks for closing cost credits, that comes off your net

• Pre-closing repairs — inspection findings often result in either credits or repair costs

• Your payoff balance — your lender will provide a payoff figure valid for a specific date

• Capital gains — if you've lived in the home for less than two years or your gain exceeds the $250,000/$500,000 exclusion, you may have a federal tax liability to plan for

This is exactly the kind of conversation I walk my clients through before we ever agree on a list price. The net sheet tells you whether the timing works for your situation, and sometimes it reveals that a slightly higher asking price, or a different negotiating strategy on commissions, changes the math meaningfully.

Frequently Asked Questions

What are the total closing costs for a seller in Virginia?

Virginia sellers typically pay 8–11% of the sale price in total costs, including agent commissions and closing costs. Closing costs alone (excluding commission) run about 1.5–2.5% of the sale price and include the state grantor's tax, Northern Virginia regional transportation fees, Loudoun County transfer charges, and title company settlement fees.

Who pays transfer taxes when selling a house in Virginia?

In Virginia, the seller pays the grantor's tax. In Loudoun County specifically, sellers are responsible for the state grantor's tax (0.25% of sale price), the Northern Virginia Transportation Authority regional fee (0.15%), and a Loudoun County regional congestion relief fee (0.10%). Combined, the seller-side transfer taxes run approximately $3.50 per $1,000 of sale price.

Do I have to pay the buyer's agent commission when I sell in Virginia?

Since August 2024, sellers are no longer required to pay the buyer's agent commission as a condition of listing on the MLS. However, many Leesburg sellers still offer buyer's agent compensation, typically 2–2.5%, because it affects which buyers and agents prioritize showing your home. What you offer is a strategic decision, not a requirement.

How much do title company fees cost for sellers in Virginia?

In Virginia, all closings are handled by a title company. Seller-side title and settlement fees typically run $1,500–$2,500, covering settlement services, deed preparation, document recording, and any mortgage payoff-related fees. This varies by title company and transaction complexity.

What is the Virginia Residential Property Disclosure Statement?

The Virginia Residential Property Disclosure Statement is the form sellers are required to provide buyers before a contract is signed. Virginia is a buyer-beware state, which means the form largely discloses what sellers are not required to investigate or warrant, rather than listing every known defect. That said, sellers cannot actively conceal material defects or lie in response to direct buyer questions. Your agent can walk you through exactly what's required for your property type.

If you're thinking through any of this for your own situation, the numbers above are a solid framework, but your actual net sheet will look different based on your home, your timing, and what you're walking into next.

I'm happy to run the real numbers with you. Reach out anytime, or visit my sellers page to learn more about how I work with Leesburg homeowners through the listing process.

About Celeste Linthicum

Celeste Linthicum is a residential real estate agent specializing in Leesburg and Loudoun County, Virginia. She works with buyers and sellers in the $700,000–$2,000,000 range, with deep expertise in the Shenstone Reserve, Creighton Farms, and Beacon Hill communities and the surrounding Northern Virginia market.