Property and offer
Example only; enter the negotiated amount.
ABG listing services: Adam does not charge a separate transaction coordinator or brokerage administration fee.
Understanding listing commissions
Example only; not a required or standard rate.
Buyer-broker compensation considerations
Comparing agents: buyer-broker compensation vs. listing fee
When comparing listing agents, distinguish the fee paid to the listing brokerage from any separate compensation the seller agrees to pay the buyer's brokerage. An agent who recommends more buyer-broker compensation is not automatically a worse choice or charging a higher listing fee. Ask why the recommendation may help the transaction, consider alternatives, and compare expected seller net proceeds. A seller-paid buyer-broker fee is still a real cost.
Adam's perspective: A listing agent should not automatically be marked down merely for recommending buyer-broker compensation of up to 3% instead of a lower amount, if the recommendation is explained and focused on the seller's goals. This is a judgment about evaluating agents, not a blanket recommendation to offer 3%.
All broker compensation is negotiable; no particular percentage, including 3%, is legally required, standard, or a safe-harbor threshold. Any seller-approved payment must comply with the agreement and applicable rules; a buyer's broker cannot receive more than the amount agreed to in the buyer's written brokerage agreement. NAR compensation guidance.
For unusually structured transactions, exemptions, qualifying liens remaining on the property, or higher assessed values, use the advanced tax options below.
Advanced transfer-tax adjustments
If entered, the estimate uses the greater of modeled sale price and this value unless overridden. Assessment is not necessarily the statutory value of the interest conveyed. Verify with settlement.
Override only after confirming the applicable taxable basis and qualifying lien exclusions with the closing attorney.
Only select if the deed qualifies for an exemption confirmed by the settlement agent.
Override only using the clerk/settlement-agent quote.
For cases where the final regional transit/congestion fee differs from the formula estimate.
The default estimate uses sale price until a value or verified override is provided.
Commission structure and partial buyer-broker payment (optional)
For a partially buyer-funded amount; do not enter compensation already included in a seller concession.
Both starting commissions are illustrative 3% figures. All compensation is negotiable. Inclusive compensation is deducted only once.
Need to account for deferred taxes, repair invoices, unusual credits or prepaid costs? Expand “Additional credits, repair invoices, deferred taxes and preclosing costs” below in any mode.
Purchase-contract selection and cost assumptions
Purchase-contract expense assumptions
Locality-aware v4.1Choose the locality under “Property and offer” to see a suggested contract.
Map source: user-provided 2025 MLS coverage notes. Share of listings is not share of contracts.
View the locality’s source percentages and coverage notes
Select a locality to view the map evidence.
Contract suggestions are approximate. The actual contract, revision, contingencies and addenda control. MLS market share is not evidence that the same percentage of transactions use a particular form.
Uncheck to keep your preferred contract when changing localities. You can always switch the form below.
Not sure which contract applies here? If you’re permitted to share a blank copy, email agarrett@ggrva.com with its edition/date and origin so I can review possible support for this form. Please remove personal and transaction details and respect copyright, MLS and association restrictions.
Limits only selected settlement-service items. It does not limit concessions, commissions, deed preparation, taxes, or separate seller legal advice.
As-is and house-condition scenario (optional)
Property condition & “as-is” scenario Optional
A condition discount belongs primarily in the sale price, not as another closing-cost charge. This scenario is illustrative, not a property valuation or a measured market discount.
Use the score as a quick scenario input, not a substitute for an inspection, CMA, contractor bids, or an appraisal.
You can edit this. The score supplies a hypothetical starting percentage; no statistical discount is claimed.
Default $0. Add only for a stress test of a possible later renegotiation; not an automatic seller obligation.
—
“As is” is not a guarantee of closing without further requests. Some sellers underestimate how often buyers request price changes after inspections or encounter lender/appraiser-required repairs—even when marketed as is. A legally binding as-is term can limit their contractual ability to demand repairs; the seller may decline voluntary renegotiation, but the transaction can still fail because of contingencies, lending or insurability issues. Do not automatically add a second discount if the estimated price already reflects these conditions.
Read: Should you sell as is?
Mortgage / existing liens
Refers to the loan being paid off, not the buyer's new loan.
Used only with a verified daily interest amount.
Only model this if the lender will add per-diem interest beyond the payoff quote. Don't duplicate the extra-interest field.
For example, USDA Direct subsidy recapture or HELOC early-closure charges, only when not already in the payoff quote or other fields.
Mortgage type alone does not establish an exact payoff. Ask the lender or servicer for an itemized, good-through-date payoff quote. It typically includes principal and accrued interest; do not add quoted interest, penalties, or subsidy recapture a second time. All optional charges default to $0, not an assertion that none apply.
Buyer financing and lender-related costs
Buyer's financing and possible seller obligations
Financing type does not automatically create a seller charge. Add actual negotiated credits, repairs, or lender-prohibited buyer fees in the appropriate fields.
Additional credits, repair invoices, deferred taxes and preclosing costs
Additional seller debits, credits and deferred taxes Only as applicable
Add separate entries for seller-paid repair invoices, additional buyer credits, deferred or delinquent real estate taxes, land-use rollback, HOA assessments, stormwater, tenant credits, and out-of-pocket preclosing costs. All amounts start at $0. A "seller credit received" increases proceeds; a seller debit reduces them. You can optionally enter vacant-property carrying costs already paid (such as insurance, utilities, HOA dues, and lawn care) using + Preclosing expense; those amounts change the secondary net figure, not the settlement check.
No additional items included.
When might deferred taxes or special assessments be payable?
Real estate tax deferral: some local programs for eligible older or disabled owners, or certain tax-increase deferrals, provide for a lien or payment at sale. Va. Code §58.1-3216 and §58.1-3219.1.
Land-use rollback: a nonqualifying change in use or certain rezoning can produce prior-year deferred tax, interest, and current-year adjustments; the property sale itself is not automatically the trigger. §58.1-3237.
Special assessments: improvement district or postponed assessment balances may be payable or transferable under local rules. Verify with the locality, HOA, and closing professional. §15.2-2407.
Detailed annual property-tax prorations
Real estate tax proration
For six months, enter that six-month bill, not the annual total. Enter taxes after applicable exemptions or relief.
The calculator assigns closing day to the buyer. Exact billing periods, paid status, exemptions, seller obligations and contract terms can differ by jurisdiction and parcel. Confirm against the real tax bill and settlement statement.
Separate payments: If the closing attorney will pay an actual outstanding tax bill, add it under “Additional seller debits” as a tax-bill payment, then enter any buyer reimbursement or proration separately. Don't mistake the tax bill itself for the proration.
Itemized closing costs and payer assignments
Itemized costs and payer assignments Expanded fee review
Enable applicable items, edit the quoted amount, and assign the portion paid by the seller. This section includes seller-paid home warranty (optional, unchecked, editable $600 example). Buyer-paid amounts are displayed for context, not deducted from seller proceeds. The suggested allocations are starting assumptions, not mandatory terms.
Report details & sharing
Optional seller / agent details for the PDF
Seller and agent details stay on this page. They are not added to embed links or shared URLs.
Educational resources: Long market times · Median market time · Inspection requests · Exterior preparation · Interior preparation · Buyer-agent compensation.