Buying or selling a home in Ashburn comes with more than the price on the contract. Closing costs can shift thousands of dollars between buyer and seller, and it helps to know what is typical in Loudoun County. If you understand who usually pays what, you can plan your budget and negotiate with confidence. In this guide, you’ll see common line items for each side, realistic ranges, Loudoun-specific fees, and easy examples at three price points. Let’s dive in.
What closing costs cover in Ashburn
Closing costs are the one-time fees and prepaid items due at settlement. They include title work, lender and appraisal fees, recording and transfer taxes, HOA-related charges, and prorations for taxes and dues. Exact numbers depend on your loan, the contract, your HOA, and local practice.
Federal consumer rules require your lender to provide a Loan Estimate early in the process and a Closing Disclosure at least 3 business days before settlement. Review those documents for your final numbers. You can learn more about the Loan Estimate and the Closing Disclosure from the Consumer Financial Protection Bureau:
Who pays what in Virginia
Local customs matter. In Northern Virginia, several costs are typically associated with one side or the other, and some are split or negotiated.
Typical seller costs
- Real estate commission. Commonly the largest seller expense. In many Northern Virginia markets, total commission often ranges from about 5% to 6% of the sale price and is usually shared between listing and buyer brokerages unless otherwise agreed.
- Owner’s title insurance policy. In many parts of Virginia, sellers commonly pay for the owner’s title policy. Confirm the custom with your title company.
- Payoff and lien-related fees. The seller pays off any existing mortgage(s) and related payoff or reconveyance fees.
- Transfer and recording elements. Virginia applies state-level recording and grantor/transfer components. Title companies calculate exact amounts and how they are split per local custom and the contract.
- Prorations. Property taxes, HOA dues, and certain utilities are prorated based on the closing date. Sellers pay their share for days they owned the home.
- HOA/condo certificates or transfer fees. In HOA communities, sellers often pay for estoppel or resale certificates; other HOA transfer fees can be split or assigned by the HOA documents.
- Miscellaneous settlement fees. Courier, payoff handling, document prep, and any outstanding judgments.
Typical buyer costs
- Lender fees. Origination, underwriting, processing, application, and any discount points. Your Loan Estimate itemizes these.
- Appraisal. Usually buyer-paid and billed as a flat fee.
- Inspections. Home, pest, radon, well, septic where applicable.
- Title and settlement. Buyers typically pay for the lender’s title policy. Settlement or escrow fees can be split or allocated by custom.
- Recording fees for buyer documents. Buyers usually pay for recording their mortgage; deed recording allocation can vary.
- Prepaid items and escrow reserves. Homeowner’s insurance, several months of property tax and insurance escrows, and any required HOA dues at move-in.
- Transfer taxes or state/local fees where applicable. These may be split by custom.
- HOA move-in or capital contributions. Some communities collect a buyer move-in fee or capital contribution at closing.
Items commonly negotiated
- Seller concessions. A seller can credit part of the buyer’s costs at closing, subject to loan program limits and what both sides agree to.
- Settlement, recording, and courier fees. Often split in Northern Virginia, but negotiable.
- Inspection repairs or credits. Decided during the post-inspection negotiation.
Typical cost ranges to expect
Every transaction is unique, but these ranges are common across the region:
- Seller total, including commission. Commonly about 6% to 10% of the sale price. Commission usually makes up the majority.
- Buyer total, cash to close excluding down payment. Commonly about 2% to 5% of the purchase price, depending on lender fees, points, and prepaid escrows.
Single-line items often fall within these ranges:
- Appraisal: about $400 to $900
- Home inspection: about $300 to $700
- Title search or settlement fee (each side): about $300 to $900
- Title insurance premium: a one-time amount set by rate schedules, often a fraction of 1% to 1% of price
- Recording fees: about $10 to $200, depending on documents and county
- HOA estoppel or transfer certificate: about $100 to $400 (varies by association)
Loudoun-specific factors to watch
Property tax proration
Loudoun County prorates real property taxes at closing. Expect a settlement-day adjustment so each party pays only their share of the current period. For current tax information and billing details, check the Loudoun County Treasurer.
HOAs and community fees
Many Ashburn neighborhoods are part of master-planned HOAs. Sellers often obtain and pay for the resale or estoppel certificate. Buyers may owe a transfer, move-in, or capital contribution fee at settlement. Your HOA documents and the MLS disclosures outline who pays what.
Title and settlement in Virginia
Virginia closings commonly use title/settlement companies. These firms coordinate payoffs, title insurance, recording, and final statements for both sides. Ask your settlement agent for an itemized estimate and a draft settlement statement early.
Recording and transfer taxes
Virginia assesses recordation taxes and a grantor’s tax when deeds and mortgages are recorded. Exact figures depend on the transaction and are confirmed by your settlement company. You can review state guidance on recordation taxes and grantor’s tax. For local land records and recording context, see the Clerk’s Office page for Loudoun County land records.
Real-world examples for Ashburn homes
These examples illustrate typical totals for single-family homes in Ashburn using common percentage bands. They are not quotes. Always request a personalized seller net sheet and review your Loan Estimate and Closing Disclosure for exact numbers.
Scenario A: $600,000 purchase price
- Seller total closing costs, about 6.5%: $39,000
- Commission at 5.5%: $33,000
- Other seller costs at about 1.0%: $6,000
- Buyer closing costs at about 2.5%: $15,000
- Lender fees and points: about $6,000
- Prepaid taxes and insurance: about $6,000
- Title, recording, appraisal, inspections: about $3,000
Scenario B: $850,000 purchase price
- Seller total closing costs, about 6.5%: $55,250
- Commission at 5.5%: $46,750
- Other seller costs at about 1.0%: $8,500
- Buyer closing costs at about 2.5%: $21,250
Scenario C: $1,200,000 purchase price
- Seller total closing costs, about 6.5%: $78,000
- Commission at 5.5%: $66,000
- Other seller costs at about 1.0%: $12,000
- Buyer closing costs at about 2.5%: $30,000
In all scenarios, if a seller pays part of the buyer’s closing costs as a concession, the seller’s net decreases by that amount and the buyer’s cash to close decreases. The buyer’s down payment is separate from closing costs.
How to verify your exact numbers
- Ask your lender for a Loan Estimate as soon as you apply, then compare it to the Closing Disclosure you receive at least 3 business days before settlement.
- Ask your title or settlement company for a title premium quote, an itemized estimate of recording and transfer taxes, and a draft settlement statement.
- Review HOA resale documents for any transfer, move-in, or capital contribution fees.
- Sellers should request a detailed net sheet from the listing agent that shows commission, payoffs, prorations, title costs, and HOA-related fees.
Negotiation tips that affect your bottom line
- Consider concessions versus price. A credit to the buyer’s closing costs can reduce their cash due and support loan approval, while a higher price may affect appraisals and monthly payments.
- Clarify who pays settlement and recording fees. Many Northern Virginia deals split certain fees. Spell it out in the contract to avoid surprises.
- Time your closing date thoughtfully. Prorated taxes and prepaid interest change with the calendar. Target a date that fits your cash flow.
Quick prep checklists
Buyer checklist
- Get a Loan Estimate and ask for two versions, with and without seller credits.
- Confirm appraisal, inspection, and survey needs and their estimated costs.
- Request HOA move-in and transfer fee amounts early.
- Ask the settlement company for recording and title insurance estimates for Loudoun County.
Seller checklist
- Request a personalized seller net sheet showing commission, title charges, prorations, and likely HOA certificate fees.
- Order mortgage payoff statements from all lien holders.
- Confirm who pays for the owner’s title policy and settlement fee based on local custom.
- Obtain HOA resale documents and share them promptly.
Work with a local guide you can trust
You do not need to guess your closing costs. With a clear estimate, you can budget, negotiate smartly, and avoid last-minute surprises. If you are planning a move in Ashburn or nearby Loudoun communities, connect with a local advisor who will map out your numbers early and manage every step to the closing table.
Have questions or want a personalized buyer estimate or seller net sheet? Reach out to Dimple Laudner for concierge guidance and a smooth, well-managed closing experience.
FAQs
What closing costs do Ashburn buyers usually pay?
- Buyers commonly pay lender fees, appraisal, inspections, lender’s title insurance, recording for their mortgage, and prepaid escrows. Settlement fees are often split by custom.
What closing costs do Ashburn sellers usually pay?
- Sellers typically pay commission, the owner’s title insurance policy in many Northern Virginia deals, mortgage payoffs, prorations, and HOA resale certificates. Some items can be negotiated.
How much are buyer closing costs on a $600,000 Ashburn home?
- A common estimate is about 2% to 5% of price. Using 2.5% as a middle case, buyer costs would be about $15,000, excluding the down payment.
How much are seller closing costs on a $600,000 Ashburn home?
- Using a typical combined estimate near 6.5%, seller costs would be about $39,000, with most of that being commission.
Who pays for owner’s title insurance in Northern Virginia?
- It is common for the seller to pay for the owner’s title policy, but customs vary by deal. Confirm with your settlement company and outline it in the contract.
When will I see my final closing costs?
- Your lender must provide a Closing Disclosure at least 3 business days before settlement. Review it carefully and compare it to your Loan Estimate for changes.
How are Loudoun County property taxes handled at closing?
- Property taxes are prorated so each party pays only for the days they own the home. For current tax information and calendars, visit the Loudoun County Treasurer.
