{"id":82,"date":"2026-10-21T09:00:00","date_gmt":"2026-10-21T15:00:00","guid":{"rendered":"https:\/\/simplyclosed.com\/blog\/?p=82"},"modified":"2026-10-29T15:08:44","modified_gmt":"2026-10-29T21:08:44","slug":"transaction-coordinator-cost-virginia","status":"publish","type":"post","link":"https:\/\/simplyclosed.com\/blog\/transaction-coordinator-cost-virginia\/","title":{"rendered":"Transaction Coordinator Cost in Virginia: 2026 Pricing"},"content":{"rendered":"

The transaction coordinator cost in Virginia<\/strong> falls in the same range as most of the country: $300 to $800 per file, with most standard residential files between $350 and $550, according to our guide to transaction coordinator pricing<\/a>. Our contract-to-close service starts at $500 per transaction side, paid at settlement.<\/p>\n

Quick answer:<\/strong> Budget $350 to $550 for a typical Virginia file, inside a wider market of $300 to $800. Our contract-to-close rate starts at $500 per side and is paid through the settlement agent at closing. If the file doesn’t close, you owe no coordination fee. Form 600 deadlines run on calendar days and don’t move for holidays.<\/p>\n

What does a Virginia file cost with us?<\/h2>\n

All of these are starting rates from our pricing page<\/a>. Contract-to-close starts at $500 per transaction side, and listing coordination starts at $350.<\/p>\n

Pre-listing to close starts at $800 per property. If you’re on both sides of the deal, dual agency coordination starts at $900, and a compliance-only file review starts at $350.<\/p>\n

Payment comes out of the settlement, through the title company or settlement attorney handling the closing. We don’t take a retainer or set monthly minimums, and a contract-to-close file that falls apart doesn’t generate a coordination fee.<\/p>\n

What do Virginia sellers have to disclose now?<\/h2>\n

You’ll still see posts saying a Virginia seller can pick between a full disclosure and an as-is disclaimer. That’s not how the current law reads. Under Va. Code 55.1-703<\/a>, the seller furnishes the residential property disclosure statement that the Real Estate Board publishes on its website.<\/p>\n

That statement is a buyer-beware notice. Item by item, the owner makes no representations, and the buyer is told to check things like flood zones, the sex offender registry, airport and military installation proximity, and conservation easements on their own. Starting January 1, 2027, the list adds a line about use-value assessment and possible roll-back taxes.<\/p>\n

Timing is where files go wrong. Va. Code 55.1-709 wants the statement delivered before ratification. If it arrives after, the buyer can terminate within three days of hand or electronic delivery, or five days after the postmark if mailed.<\/p>\n

We have the signed acknowledgment in the file before the contract goes out. If a statement does go out late, we put the termination window on the calendar the same day. For more on what the statement does and doesn’t promise, see our post on caveat emptor in Virginia real estate<\/a>.<\/p>\n

What else adds work to a Virginia file?<\/h2>\n

Virginia doesn’t require an attorney at the closing table. The buyer chooses the settlement agent under Va. Code 55.1-1006, and that agent can be an attorney, a title agency or one of the other licensed settlement agents the statute allows. We confirm who it is and send the ratified contract over the same day.<\/p>\n

These are the other Virginia rules we build into every calendar:<\/p>\n

    \n
  • Earnest money held by the listing firm goes into its escrow account by the end of the fifth business banking day after ratification, under Va. Code 54.1-2108.2.<\/li>\n
  • Form 600 gives the buyer five business days to apply for the loan.<\/li>\n
  • The financing contingency ends at 5:00 p.m. on the date written in, and it defaults to the settlement date if left blank.<\/li>\n
  • A buyer who gets the HOA or condo resale certificate after ratification can cancel within three days of receiving it, unless the contract sets another period, and can cancel any time before settlement if it never arrives.<\/li>\n<\/ul>\n

    The home inspection period isn’t preprinted in Form 600. It comes from the inspection addendum, so we read the number the parties wrote in rather than assuming one. Virginia REALTORS also revised Form 600 on July 1, 2026, adding a pre-settlement verification visit and removing the buyer’s right to demand repairs or terminate for damage after ratification.<\/p>\n

    How do Form 600 dates play out on a real contract?<\/h2>\n

    Form 600 counts calendar days, starting the day after ratification. Deadlines run until 11:59 p.m. unless the contract says otherwise. Nothing rolls forward for a weekend or holiday.<\/p>\n

    Say a contract is ratified on Monday, November 16, 2026. The inspection addendum gives the buyer 10 days, the parties write in a financing deadline of Monday, December 14, and settlement is set for Tuesday, December 22.<\/p>\n\n\n\n\n\n\n\n\n\n\n
    Item<\/th>\nHow it’s counted<\/th>\nDeadline<\/th>\n<\/tr>\n<\/thead>\n
    Loan application<\/td>\n5 business days<\/td>\nMonday, November 23, 2026<\/td>\n<\/tr>\n
    Earnest money in listing firm’s escrow<\/td>\nEnd of 5th business banking day<\/td>\nMonday, November 23, 2026<\/td>\n<\/tr>\n
    Home inspection contingency<\/td>\n10 calendar days, 11:59 p.m.<\/td>\nThursday, November 26, 2026 (Thanksgiving)<\/td>\n<\/tr>\n
    Resale certificate cancellation (certificate received December 1)<\/td>\n3 calendar days<\/td>\nFriday, December 4, 2026<\/td>\n<\/tr>\n
    Financing contingency<\/td>\nDate written in, 5:00 p.m.<\/td>\nMonday, December 14, 2026<\/td>\n<\/tr>\n
    Settlement<\/td>\nDate written in<\/td>\nTuesday, December 22, 2026<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n

    The inspection deadline lands on Thanksgiving and stays there. An agent who plans to send the buyer’s inspection response on Friday morning has already missed it. We send both agents a reminder the Monday of that week.<\/p>\n

    The NVAR Regional Sales Contract common in Northern Virginia counts differently, so don’t apply this table to an NVAR file. In every case the executed contract controls, so confirm dates with the agent, broker or attorney on the deal.<\/p>\n

    When does hiring a coordinator make sense in Virginia?<\/h2>\n

    It makes sense once you’re carrying several files at a time and every Form 600 date is yours to track. A missed inspection deadline costs the buyer a right, and a late disclosure hands the buyer a way out.<\/p>\n

    It doesn’t make sense for everyone. If you close a few deals a year and your settlement agent’s office does a lot of the follow-up, a $350 compliance-only review might cover what you need.<\/p>\n

    On the in-house side, a TC salary runs about $45,000 to $75,000, or roughly $70,000 fully loaded. That works out to about 140 closed sides a year at our $500 starting rate before a salaried hire costs less, and we don’t bill for files that fall through.<\/p>\n

    Frequently asked questions<\/h2>\n

    Can a Virginia seller choose between a disclosure and an as-is disclaimer?<\/h3>\n

    Not under the current Residential Property Disclosure Act. Va. Code 55.1-703 requires the seller to give the buyer the residential property disclosure statement the Real Estate Board posts on its website. That statement says the owner makes no representations on the listed items and tells the buyer to do their own due diligence, mostly before settlement.<\/p>\n

    What if the disclosure statement shows up after ratification?<\/h3>\n

    Under Va. Code 55.1-709, the buyer’s only remedy is to terminate. That right ends three days after hand or electronic delivery, or five days after the postmark if mailed, and ends sooner at settlement, occupancy, a qualifying loan application or a signed waiver. We log the delivery date and method the day the statement goes out.<\/p>\n

    Does Virginia require an attorney to close a home sale?<\/h3>\n

    No. Under Va. Code 55.1-1003, a settlement agent can be a licensed attorney, a licensed title insurance agent or company, a licensed real estate broker, or certain financial institutions. Under 55.1-1006, the buyer or borrower picks the settlement agent, and a seller cannot require a particular one as a condition of the sale, though the seller may hire their own attorney.<\/p>\n

    Do Form 600 deadlines move when they land on a weekend or holiday?<\/h3>\n

    No. Form 600 counts calendar days starting the day after ratification, and each deadline runs until 11:59 p.m. on its last day, even on a Sunday or Thanksgiving. The financing contingency is the exception on timing, ending at 5:00 p.m. on the date written in. The NVAR contract used in Northern Virginia has its own rules.<\/p>\n

    To map your own contract’s deadlines, use the Virginia closing deadline calculator<\/a>, or book a call with Lisa<\/a> about your next file.<\/p>\n