Commission guide
Virginia real estate commission rates
The average real estate commission in Virginia is 5.19%, about $19,722 on a $380,000 home. Here's exactly how that breaks down, what changed after the NAR settlement, and how to pay less.
Total rate
5.19%
Listing agent
2.65%
Buyer agent
2.54%
Median price
$380,000
What you'll actually pay in Virginia
On a $380,000 home (the Virginia median), the total commission breaks down like this:
| Fee | Rate | Amount |
|---|---|---|
| Listing agent commission | 2.65% | $10,070 |
| Buyer agent commission | 2.54% | $9,652 |
| Total commission | 5.19% | $19,722 |
The listing agent's commission (2.65%) is paid by the seller from the sale proceeds. The buyer's agent commission (2.54%) was traditionally also paid by the seller, but since the NAR settlement in August 2024, this is negotiated separately.
In practice, most Virginia sellers still offer to cover the buyer's agent commission to attract more offers, but the amount is no longer set by the MLS. Buyers should be prepared to negotiate this cost directly with their agent.
How the NAR settlement changed Virginia
The NAR settlement took effect in August 2024, and the Virginia Real Estate Board updated its regulations to require buyer representation agreements specifying compensation before property showings. Virginia's average total commission dropped from approximately 5.44% pre-settlement to 5.19%, a 0.25 percentage point decline driven primarily by buyer agent rate compression. Richmond has seen meaningful adjustment given its hot seller's market and competitive agent environment. Virginia is an attorney-recommended (not required) closing state; most transactions use settlement agents or title companies. About 37% of sellers nationally now negotiate commission post-settlement, and Virginia's competitive Richmond market is tracking at or above that rate.
Before NAR settlement
5.44%
Total commission ($20,672 on $380,000)
Buyer agent rate: 2.72%
After NAR settlement
5.19%
Total commission ($19,722 on $380,000)
Savings: $950 per transaction
The NAR settlement, effective August 2024, ended the practice of listing buyer agent compensation on the MLS. In Virginia, this means:
- Buyer representation agreements are required. Before touring any home in Virginia, buyers must sign a written agreement with their agent that clearly states what the agent will be paid.
- Commission is more negotiable. With rates no longer set on the MLS, agents are more open to discussing their fees. Average buyer agent rates in Virginia have dropped from 2.72% to 2.54%.
- Sellers can still offer buyer agent compensation. Most Virginia sellers continue to offer it, but the amount and terms are negotiated directly between the parties rather than advertised publicly.
Commission rates by city in Virginia
Commission rates vary across Virginia metros. Higher-priced markets tend to have slightly lower percentage rates because agents earn more per transaction.
| City | Listing | Buyer | Total | On median |
|---|---|---|---|---|
| Richmond | 2.65% | 2.54% | 5.19% | $20,760 |
| Virginia Beach | 2.62% | 2.51% | 5.13% | $20,520 |
Rates are averages based on 2024–2025 transaction data. Actual rates depend on agent, home price, and negotiation. Median home prices sourced from Zillow Home Value Index.
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How to negotiate commission in Virginia
Commission rates in Virginia are always negotiable. They have never been fixed by law or regulation. Since the NAR settlement, more buyers and sellers are negotiating, and agents are increasingly open to competitive pricing. Here are strategies specific to Virginia:
1. Use Richmond's hot seller's market as leverage
Richmond prices are up 5.4% YoY with homes selling in 30 days, agents need listings. Get quotes from at least three agents and let them know you're comparing. A well-priced home that sells in a week justifies a lower percentage.
2. Negotiate before signing the buyer representation agreement
Virginia requires a signed buyer representation agreement specifying compensation before your agent shows you any property. Before you sign, ask: "Is this rate negotiable?" and "What happens if the seller offers less than this amount?" This is your best leverage point as a Virginia buyer.
3. Factor jurisdiction-dependent taxes into total cost
Richmond-area property taxes vary dramatically: Richmond city (1.2% effective rate), Henrico County (0.87%), Chesterfield County (0.96%). A commission reduction of 0.5% on a $400,000 home saves $2,000, which covers the annual property tax difference between city and county. Frame the conversation in terms of total ownership cost.
4. Use the DPOR Residential Property Disclosure Statement as a negotiation tool
Virginia sellers must furnish the DPOR Residential Property Disclosure Statement (revised July 2025) to buyers before contract ratification, covering structural issues, environmental hazards, zoning violations, and lead pipes. As a seller, a clean disclosure with no material defects signals a straightforward transaction. When negotiating your listing agent's rate, point to this: "The disclosure is clean, the home is well-maintained, and you won't be managing repair negotiations. What rate reflects a simpler sale?" On a $380,000 home at the state median, a 0.25% reduction saves $950.
5. Compare flat-fee listing options available through Bright MLS
Virginia's major markets are covered by Bright MLS, and several flat-fee brokerages offer listing access starting well below traditional rates. Houzeo lists on Bright MLS for $199–$299 upfront with broker support. HomeZu charges $399 upfront plus 0.1% at closing. Clever Real Estate pre-negotiates 1.5% listing fees with full-service Virginia agents from top brokerages. On a $380,000 home at the state median, listing at 1.5% versus the traditional 2.65% saves roughly $4,370 in listing-side commission, and you still get MLS exposure, Zillow syndication, and showing scheduling.
Calculate your Virginia commission
Enter your home price to see exactly what you'd pay in agent commissions at Virginia average rates. Compare buyer vs seller costs and see how referral platform fees affect your agent.
Average rates in Virginia: 2.65% listing + 2.54% buyer = 5.19% total
What you'll pay as a buyer
Since the NAR settlement (August 2024), buyers may need to pay their agent directly. Here's what that looks like at $415,000.
Your agent keeps $2,635 more of their commission
With our 25% referral fee vs. the industry's 33-40%, your agent keeps more, which means more resources for your deal, not the platform.
Need the full tool? Try our commission calculator with all states and comparison mode.
Virginia commission FAQ
Related resources
Commission Rates by State
Compare rates across all states with our full breakdown.
Commission Calculator
Interactive tool to estimate your exact costs as a buyer or seller.
Find an Agent in Virginia
Browse vetted agents across Virginia metros.
NAR Settlement Explained
Full breakdown of what changed for buyers and sellers in 2024.
How Agentsorted Works
See how we match you with a vetted local agent.
North Carolina Commission Rates
Average 5.53% total rate on a $340,000 median home.
South Carolina Commission Rates
Average 5.65% total rate on a $340,000 median home.
Florida Commission Rates
Average 5.57% total rate on a $400,000 median home.
Georgia Commission Rates
Average 5.66% total rate on a $330,000 median home.
Texas Commission Rates
Average 5.85% total rate on a $310,000 median home.
Colorado Commission Rates
Average 5.28% total rate on a $490,000 median home.
Arizona Commission Rates
Average 5.48% total rate on a $400,000 median home.
Idaho Commission Rates
Average 5.39% total rate on a $410,000 median home.
Alabama Commission Rates
Average 5.55% total rate on a $230,000 median home.
Tennessee Commission Rates
Average 5.32% total rate on a $330,000 median home.
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