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.
An illustrative 1% starting allowance, not a required or statistically verified charge. Edit the percentage or set it to 0%.
The default allowance will be calculated from the current modeled price.
How this avoids counting repairs twice
Itemized seller-paid repair invoices reduce the remaining percentage-based allowance dollar for dollar, including repairs already paid before closing. If any repair credit is already entered as a general seller concession, reduce the percentage manually to avoid counting that credit twice. Appraisal- or inspection-related work may still be requested on an as-is sale, but no allowance guarantees an actual cost.
An adjustable planning cushion, not a settlement-company quote or typical fee.
Starts at an illustrative $1,000 for unquoted seller-side closing services (not commissions, payoffs, repairs, tax bills, HOA fees or warranties). Verified, itemized seller closing-service charges automatically reduce this remaining allowance, helping avoid double counting. Set it to $0 or turn it off when all applicable charges are confirmed. It cannot protect against unknown mortgage balances or larger repair and tax obligations.
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 pricing and market-time research (optional)
As-is pricing and market time Optional
As-is terms are not a property-condition grade. The home’s physical condition should already be reflected in the baseline comparable-market price. Do not automatically cut another 26% for a 1/10 home. A separate, editable 1% as-is marketing/negotiation scenario is offered at every condition score, including 10/10; it is illustrative, not measured or guaranteed. Your HUD sample shows a strong relationship between market time, repricing, and sold-to-list outcomes; it does not measure condition scores.
Descriptive only. Changing this score will NOT change the percentage or net proceeds. Value condition through comparables, inspections, and repair estimates rather than a preset score-to-discount formula.
Editable illustration: 1% at EVERY quality rating, from 1/10 through 10/10. The HUD data do not establish an extra as-is penalty, and quality scores do not automatically determine one. If estimated price already reflects the as-is terms, select the option above to avoid double counting.
Default $0. Use for a separate, voluntary market-time or post-offer price-reduction stress test—not a statistically derived amount, automatic obligation, or guaranteed outcome.
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2026 HUD as-is sales: how outcomes varied by market time (73 unique closings)
In this sample, properties sold within 45 days averaged 102.0% of their final asking prices (25 sales), compared with 87.0% for properties on the market 61+ days (44 sales). Longer time on market was also associated with larger reductions from original asking prices. These are observed results, not a price-reduction formula or a causal estimate of days on market. The file includes 97 SOLD rows but 24 are repeats in overlapping subgroup tables; this summary counts each of the 73 listings only once.
On narrow screens, swipe sideways within the table to see all columns.
| Market time | Sales | Avg. sold / final list | Median sold / final list | Avg. sold / original list |
|---|---|---|---|---|
| 1–30 days | 17 | 102.7% | 102.1% | 102.7% |
| 31–45 days | 8 | 100.4% | 100.0% | 100.4% |
| 46–60 days | 4 | 93.3% | 95.3% | 93.3% |
| 61–89 days | 12 | 84.8% | 82.6% | 79.8% |
| 90–120 days | 16 | 89.2% | 89.9% | 81.4% |
| 121–150 days | 5 | 86.7% | 86.8% | 75.0% |
| 151+ days | 11 | 86.6% | 94.6% | 70.6% |
Interpretation: A 70.6% sold/original-list ratio is not a 29.4% penalty for choosing “as-is.” It combines original asking-price assumptions, possible price reductions, negotiation, property-specific issues and other influences. HUD uses its own bidding and marketing process; these figures are not transferable to ordinary Virginia homes as automatic discounts.
The file has no 1–10 condition ratings or comparison group of otherwise similar homes sold without as-is terms. It cannot isolate a property-condition penalty or the effect of an as-is designation. HUD explains that HUD homes are generally sold as-is and that asking prices ordinarily reflect current as-is appraised condition.
Want to stress-test a longer market time? Enter a plausible additional negotiated price reduction above, or compare lower prices in the scenario table. Market time itself never silently subtracts money from the estimate.
“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. The separate, editable 1% post-contract repair allowance also remains in the estimate; adjust it if the same anticipated repairs are already reflected in your negotiated price or concessions.
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.
2026 reference: $18 for recording and indexing a 10-page-or-shorter satisfaction, $20 processing, and $8 technology fee = $46. More pages, multiple lien releases or special circumstances can change the charge.
Included by default only while a mortgage is indicated. Uncheck if already in the lender payoff, settlement quote, or another entry. It reduces the remaining $1,000 illustrative unquoted-closing-services allowance by the amount entered, if that allowance is active.
Virginia Circuit Court fee schedule · Lien debtor pays recording (§55.1-345). This is a statewide filing cost, not a special FHA, VA, USDA or conventional loan-program payoff fee.
Do FHA, VA, USDA and conventional loans have mandatory flat seller-payoff fees?
No universal loan-program flat sale/payoff surcharge has been confirmed. Program-specific charges for obtaining a new loan (e.g., VA funding fee, FHA upfront mortgage-insurance premium or USDA guarantee fee) should not be imposed on the seller merely for paying off their existing mortgage. Verified existing-loan payoffs and separately incurred filing/servicing costs still apply.
- VA-guaranteed: federal rules allow full prepayment without a premium or fee; confirm other actual release, escrow and servicing items in the quote. 38 CFR §36.4311
- FHA: loans closed on or after January 21, 2015 generally accrue interest only through payoff; older FHA loans may have additional interest through an installment date. 24 CFR §203.558
- USDA Direct: payment-assistance subsidy recapture may be due on transfer, but the amount is calculated individually, not a flat fee. USDA recapture explanation
- Conventional, USDA Guaranteed, HELOC and other loans: review the lender's payoff and note for accrued interest, servicing/release costs, possible early-closure or prepayment charges, and any separate second-lien or assistance-program repayment. CFPB payoff-statement requirement
There is no charge added automatically merely because you change the loan-type dropdown. The Virginia clerk filing estimate is separate and editable.
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.
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.