One of the first questions people ask when buying or selling a home is: how much does the agent cost? It sounds simple, but the answer has gotten more nuanced in recent years, especially after the 2024 commission rule changes that reshaped how buyer and seller agent fees work.
If you are buying or selling in Virginia, here is what you need to know about agent costs in 2026, with real numbers, no vague generalities.
The Short Answer
In Virginia, the average total real estate commission is approximately 5.50% of the home's sale price, typically split between the listing agent (seller's side) and the buyer's agent. That means each side averages roughly 2.75%.
On a $675K home, which is close to the Northern Virginia regional median, that works out to about $37,125 total, or roughly $18,500 per side.
But these are averages. Your actual cost depends on the agent, the market, the price point, and how you negotiate.
What Changed After the NAR Settlement
In 2024, the National Association of Realtors settled a major lawsuit that changed how commissions work in practice. The key changes:
- Sellers no longer automatically offer to pay the buyer's agent. Previously, it was standard for the seller to cover both sides of the commission. Now, buyer agent compensation is negotiated separately.
- Buyers sign agreements with their agent upfront. Before you start touring homes, your agent should clearly explain what they charge and how they get paid.
- Commission is more openly negotiable than ever. The old system had an air of fixed pricing. That is gone.
What this means for you depends on which side of the transaction you are on.
If You Are Selling
As a seller, you will negotiate a commission rate with your listing agent when you sign the listing agreement. This covers the agent's marketing, pricing strategy, negotiation, and guidance through closing.
Typical listing agent commission in Virginia: 2.5% to 3% of the sale price.
You may also choose to offer compensation to the buyer's agent. Many sellers still do, because it keeps the buyer pool as wide as possible. But it is no longer assumed, and the amount is negotiable.
Here is what that looks like at different price points in Northern Virginia:
| Home Price | 2.5% Commission | 3% Commission | |---|---|---| | $500K (Woodbridge) | $12,500 | $15,000 | | $675K (Regional median) | $16,875 | $20,250 | | $755K (Fairfax) | $18,875 | $22,650 | | $1.25M (Vienna) | $31,250 | $37,500 |
The higher the home price, the more room there typically is to negotiate. Agents working on a $1.25M listing in Vienna are earning significantly more per transaction than agents closing $500K sales, and many are willing to discuss rate flexibility at higher price points.
If You Are Buying
As a buyer, you will sign a buyer representation agreement with your agent. This agreement should clearly state:
- How much the agent charges (typically 2.5% to 3%)
- How the fee will be paid (by the seller, by you, or a combination)
- The duration of the agreement
In many transactions, the seller still covers the buyer's agent fee as part of the deal. But you should be prepared for situations where you may need to cover some or all of your agent's compensation, particularly in new construction or for-sale-by-owner transactions.
The important thing: know the number before you start looking. No surprises.
Is a Cheaper Agent a Better Deal?
Not necessarily. Commission rates vary, and a lower rate does not automatically mean worse service. But it can.
Consider what you are actually paying for:
What a strong listing agent provides:
- Accurate pricing strategy based on real comparable sales
- Professional photography, staging guidance, and marketing
- Skilled negotiation that protects your net proceeds
- Transaction management through inspection, appraisal, and closing
What a strong buyer's agent provides:
- Deep knowledge of the neighborhoods you are targeting
- Access to listings and off-market opportunities
- Offer strategy in competitive situations (critical in a market where Arlington homes average 10 days on market)
- Guidance through inspections, appraisals, and closing
An agent who charges 2.5% and negotiates your sale price $30K higher than the agent who charges 2% is not more expensive. They are a better investment.
The key is evaluating agents on verified performance, not just on price. An agent with a strong track record of recent sales in your specific area at your price point is more likely to deliver results that justify their fee.
How to Negotiate Commission
Commission is always negotiable. Here are practical ways to approach the conversation:
- Ask directly. "What is your commission rate, and what does that include?" A good agent will explain their fee clearly and without hesitation.
- Compare agents. When you interview two or three agents (which you should), you will naturally see how rates and service levels vary. Use that information.
- Discuss value, not just percentage. A 0.25% difference on a $700K home is $1,750. That matters, but so does whether the agent can get you $20K more on a sale or save you $15K on a purchase.
- Get it in writing. Whatever rate you agree on, make sure it is documented in your buyer or listing agreement before you start working together.
How smover Helps
The traditional problem with evaluating agents has been information asymmetry. Agents know their numbers. Consumers do not. You are left relying on reviews, referrals, and gut feelings to decide who to trust with a transaction worth hundreds of thousands of dollars.
We built smover to change that. Our platform verifies agent performance using real sales data. You can see exactly how many transactions an agent has closed, where they have been active, and how recently. With more than 3,100 verified agents across Northern Virginia and over 37,000 transaction records, you can compare agents side by side before you ever discuss commission.
When you know an agent's track record, you can have a much more informed conversation about what their fee is worth.
The Bottom Line
Real estate agent costs in Virginia typically run 5% to 6% total, split between the buyer's and seller's sides. The exact number is negotiable, and you should negotiate. But do not make commission the only factor. The best value comes from an agent who delivers results that justify their fee, and the only way to evaluate that is by looking at verified performance, not advertisements.
Ready to compare agents? Start your search on smover to see which agents are performing at the highest level in your target area. Or read our guide on how to find the best agent in Northern Virginia for a complete walkthrough of the hiring process.