How to Sell Your Home Without a Realtor in Virginia (FSBO Guide)

Virginia allows homeowners to sell their own property without a licensed real estate agent. The state has clear disclosure requirements, standardized forms, and a well-developed title and settlement industry. Northern Virginia's proximity to Washington DC creates some of the highest home values in the US - and correspondingly enormous commission savings for FSBO sellers.

On a $600,000 home (common in Northern Virginia suburbs), a 6% agent commission is $36,000. In Fairfax, McLean, or Great Falls at $1M+, commissions exceed $60,000. That is what FSBO puts back in the seller's pocket.

Virginia Disclosure Requirements

Virginia's Residential Property Disclosure Act (Virginia Code 55.1-700 et seq.) governs seller disclosures. Virginia uses a unique "caveat emptor" (buyer beware) framework with required disclosures, meaning sellers must disclose specific known material defects but are not required to actively investigate or volunteer all information.

Virginia sellers must provide the Residential Property Disclosure Statement (RPDS) to buyers. This form acknowledges that:

The buyer is purchasing the property in its current condition
The seller is disclosing known material defects
The buyer should conduct their own investigation and inspections

Virginia's RPDS specifically requires disclosure of:

Stormwater management facilities on the property
Defective drywall (if known - Virginia had significant issues with Chinese drywall in 2001-2009 construction)
Historic district designation affecting the property
Conservation or other easements on the property
Airport noise if within a noise zone
Military air installation proximity disclosures
Methamphetamine manufacture on the property (if known)
Sex offender registry - Virginia does not require disclosure but buyers can check the registry
Lead-based paint - federal requirement for pre-1978 homes

Important: Virginia's RPDS is intentionally limited. It does NOT require disclosure of general property condition the way other states' forms do. Sellers must still avoid fraudulent concealment - disclosing known material defects beyond what the form requires protects you from fraud claims. Consult a Virginia attorney about what you're aware of.

Virginia FSBO Contracts

The Northern Virginia Association of REALTORS (NVAR) Regional Sales Contract and the Virginia REALTORS Standard Form are the most widely used contracts in Virginia. These are available through real estate attorneys.

Virginia is an attorney state for certain closing functions - a licensed Virginia attorney (or a title company supervised by an attorney) must conduct the title examination and issue title insurance. However, attorneys are not required to be physically present at all closings.

Key Virginia-specific contract provisions:

Due diligence period (though Virginia doesn't use this term officially) - inspection and financing contingencies
EMD (Earnest Money Deposit) - typically 1-3% in NOVA, 1-2% elsewhere
Settlement date (Virginia uses "settlement" not "closing")
Possession date
HOA/Condo Association documents - Virginia law (55.1-1800 et seq.) requires sellers in HOAs to provide the Resale Disclosure Package within 14 days of request. This package must be provided before settlement.

Virginia HOA Disclosure Requirements

If your property is in an HOA, Virginia law requires you to:

Notify the buyer that the HOA disclosure packet is required
Order the Resale Disclosure Package from the HOA (typically $200-$500 fee, paid by seller or buyer per contract)
Provide it to the buyer - buyer has 3 days after receipt to cancel the contract

This is a significant requirement in Northern Virginia where HOAs are nearly universal. Order the package as soon as you have an offer.

Virginia Grantor's Tax (Transfer Tax)

Virginia charges a Grantor's Tax paid by the seller:

State Grantor's Tax: $0.25 per $100 of the sale price (0.25%)
State Recordation Tax: Paid by buyer, but sometimes negotiated
Local taxes: Most Virginia cities and counties charge additional transfer/recordation taxes

Northern Virginia specific:

Fairfax County: Additional $0.083 per $100 (total seller cost ~$0.50 per $100 with state)
Arlington County: Similar additional local tax
City of Alexandria: Additional local tax applies

On a $600,000 home in Fairfax County, total grantor's taxes are approximately $3,000.

Typical seller closing costs in Virginia:

Grantor's tax (state + local): ~$3,000 on $600K in Northern Virginia
HOA Resale Disclosure Package fee: $200-$500
Title company/settlement fee: $500-$1,000
Prorated property taxes
Mortgage payoff (if applicable)
Owner's title insurance (if seller pays): $800-$2,000

Virginia Markets

Northern Virginia (Fairfax, Arlington, Alexandria, Prince William, Loudoun counties)

NOVA is one of the most expensive and competitive markets in the US. Median prices range from $550K (Prince William) to $700K+ (Fairfax/Arlington). The federal government employment base creates stable, high-income buyer demand. Agent dominance is high - most buyers use buyer's agents who search MLS exclusively. Flat-fee MLS listing is essential in Northern Virginia. The commission savings at NOVA prices are transformative.

Loudoun County (Ashburn, Leesburg, Sterling) is one of the fastest-growing counties in the US. Strong demand, active buyer market.

Richmond Metro (Henrico, Chesterfield, Hanover counties)

More affordable ($350K-$500K typical) and a strong direct-buyer market. Richmond has a healthy FSBO culture. Flat-fee MLS is recommended but FSBO without MLS works reasonably well.

Virginia Beach/Norfolk/Hampton Roads

Military-heavy market (Naval Station Norfolk, Langley AFB, etc.) with steady demand from military relocations and local buyers. Military buyers often use VA loans - make sure your disclosure package and contract accommodate VA financing terms. FSBO works well here.

Charlottesville

University of Virginia town with significant out-of-state buyer interest (faculty, retirees). Strong market at $400K-$700K. Flat-fee MLS recommended to reach out-of-state buyers using agents.

Roanoke and Southwest Virginia

More affordable, smaller markets. FSBO works well without MLS. Facebook Marketplace and local advertising are effective.

Getting on the Virginia MLS

Virginia is covered by multiple regional MLSs: BrightMLS (Northern Virginia, Washington DC metro), CVRMLS (Richmond), and others. Flat-fee MLS services can list you on BrightMLS (the dominant MLS for NOVA) for $99-$399.

BrightMLS note: BrightMLS covers the entire DC metro area and is one of the largest MLSs in the US. A listing here reaches buyer agents across Virginia, Maryland, and DC.

Also list on:

Zillow FSBO (free)
Craigslist Northern Virginia/Richmond/Virginia Beach (free)
Facebook Marketplace and Virginia FSBO Facebook groups
Nextdoor
Yard sign with phone number and listing URL

Checklist: Virginia FSBO Process

Gather documents: deed, survey, HOA documents, permits
Complete Virginia Residential Property Disclosure Statement
Complete federal lead paint disclosure if pre-1978
If in HOA: order Resale Disclosure Package immediately (takes 5-14 days, $200-$500 fee)
Check for defective drywall disclosure requirement (2001-2009 construction)
Professional photography - NOVA buyers expect high quality
Price using 60-90 day sold comps (NOVA moves fast - use 30-day data)
Flat-fee MLS on BrightMLS (essential in Northern Virginia)
List on Zillow FSBO, Craigslist, Facebook Marketplace, Nextdoor
Yard sign with contact info
Respond to inquiries within hours - NOVA moves fast
Show the property
Review offers using NVAR or Virginia REALTORS contract forms
Have Virginia attorney review before signing
Deliver HOA Resale Disclosure Package - buyer has 3 days to cancel after receipt
Cooperate with buyer's inspection
Respond to repair requests in writing
Buyer financing and appraisal (VA loans require specific appraisal process)
Title company/settlement agent coordinates closing
Calculate grantor's tax and HOA fees in your net proceeds
Sign settlement documents, receive proceeds

This guide is for informational purposes only and does not constitute legal advice. Consult a licensed Virginia real estate attorney for guidance specific to your transaction.