August 2024 changed real estate commissions nationally — and the changes affected how sellers and buyers in Virginia Beach and Hampton Roads negotiate. If you're selling a home in 2026 and haven't looked at how commissions work lately, this is worth five minutes of your time.
How Commission Works Now (Post-NAR Settlement)
Before August 2024, sellers typically offered a total commission (often 5–6%) that covered both the listing agent and the buyer's agent. The buyer's agent's share was advertised on MLS as an incentive to cooperate. That practice ended.
Today, buyer's agent compensation is negotiated directly between the buyer and their agent, not offered by the seller through MLS. Sellers are no longer required to offer buyer's agent compensation — but can still choose to as a seller concession, and often do to attract more buyers.
What Virginia Beach Sellers Are Actually Paying in 2026
Listing Agent Commission
The listing agent's commission — what you pay the agent who markets and sells your home — is fully negotiable. In Hampton Roads, listing commissions typically range from 2.5% to 3% of the sale price. On a $400,000 home, that's $10,000 to $12,000.
Buyer's Agent Compensation (Optional, But Strategic)
Even though it's no longer required, many sellers in competitive Hampton Roads submarkets are still offering 2% to 2.5% toward buyer's agent compensation as a concession — because it expands the buyer pool and signals goodwill. Buyers who can't afford to pay their agent out of pocket simply won't make offers on homes where it isn't offered.
Think of it this way: if 30% of buyers in your price range need seller help with buyer's agent fees, refusing to offer it eliminates 30% of your offers before they're written.
Total Commission Range
For a typical Hampton Roads home sale in 2026, sellers who choose to offer buyer's agent compensation effectively pay a total of 4.5% to 5.5% in agent compensation. For comparison, pre-settlement totals were typically 5% to 6%. Some sellers are saving 0.5–1% — though it varies widely by situation.
Other Seller Costs Beyond Commission
Commission is the biggest line item, but not the only one. Virginia sellers also pay:
Grantor's tax: Virginia imposes a grantor's tax of $0.50 per $500 of the sale price ($1.00 per $500 in Northern Virginia, but Hampton Roads uses the standard rate). On a $400,000 sale, that's $400.
Settlement/closing fees: The title company charges a settlement fee, typically $350–$500, to conduct the closing and disburse funds.
Deed preparation: $100–$200.
Prorated property taxes: You'll owe your share of property taxes up to closing day, prorated from January 1.
Repairs from inspection: Negotiated case-by-case. Budget 0–2% of the sale price depending on your home's condition and what buyers request.
The Bottom Line for Virginia Sellers
Total seller costs in Hampton Roads — including commission, taxes, fees, and typical concessions — run roughly 6% to 9% of the sale price. On a $400,000 home, expect to net between $364,000 and $376,000 before paying off your mortgage. A seller net sheet will calculate your exact proceeds based on your specific situation.
Want a free net sheet for your home? I can pull your estimated proceeds in about five minutes with the current market comps.
Ready to Make Your Move?
Whether you're buying, selling, or just getting your bearings in this market — I'd love to help. I'm Barry Jenkins, REALTOR® serving Virginia Beach and the greater Hampton Roads area. Let me show you what this market can do for you.
📞 Call or text: 757-919-8874 | 🌐 legacyhometeamlpt.com