How Much Will You Net Selling Your House in West Virginia?
How much will I net selling my house in West Virginia?
West Virginia sellers typically walk away with 88–92% of their sale price after all costs are paid — but the exact number depends on your mortgage payoff, your home's sale price, and how you structure commission. On a $300,000 sale in Berkeley County, plan for roughly $24,000–$30,000 in total costs before your mortgage is satisfied. The biggest line items are commission (averaging 5.65% total), the WV excise tax (0.22%, paid by the seller), mandatory attorney fees ($750–$1,500), and prorated property taxes.
By EXIT Success Realty | June 11, 2026
The question we hear most from sellers in Martinsburg and Berkeley County isn't "how do I price my home" — it's "what am I actually going to walk away with?"
That's the right question. And it's one you should get the answer to before you list, not at the closing table.
Here's the honest breakdown.
What Comes Off the Top
Most sellers in West Virginia see total selling costs of 8–10% of the sale price when you add everything together. On a $300,000 sale, that's $24,000–$30,000 before your mortgage payoff.
Here's what that number is made of:
Real estate commission: 2.5–6%
Commission is your biggest cost. The average total commission in West Virginia runs about 5.65% — traditionally split between the listing agent (~2.83%) and the buyer's agent (~2.82%).
But commission changed in 2024. Under the NAR settlement that took effect in August 2024, sellers are no longer required to offer buyer-agent compensation through the MLS. You can offer it, negotiate it separately with the buyer, or offer nothing — and plenty of transactions in Berkeley County are now playing out all three ways.
In practice, most sellers in this market are still offering buyer-agent compensation in the 2–2.5% range because it attracts more buyers and stronger offers. But it's fully negotiable now, and that's a meaningful shift.
Excise tax: ~0.22%
West Virginia calls its transfer tax the excise tax. It runs $1.10 per $500 of sale price — about 0.22%. On a $300,000 sale, that's approximately $660, paid by the seller at closing through the closing attorney.
Attorney fee: $750–$1,500
West Virginia is an attorney state. A licensed real estate attorney is required at every closing — no title company can conduct a closing here the way they can in Virginia or Maryland. Attorney fees typically run $750–$1,500 for a standard transaction, depending on complexity.
This is built into your closing costs. It's not a surprise if you know it's coming — but it surprises people who moved here from states where title companies handle closings for less.
Title search and examination: ~$500–$800
Your closing attorney verifies that the title is clean — no liens, judgments, or clouds on your ownership — before the property transfers. Costs vary depending on how far back the search needs to go and whether any issues surface.
Owner's title insurance: varies
Who pays for owner's title insurance in West Virginia is negotiable. In many Berkeley County transactions, the buyer covers their own policy — but sellers sometimes absorb it as a concession. If you're paying, budget roughly 0.5–1.0% of the sale price.
Prorated property taxes and HOA fees
You'll owe your share of the year's property taxes up to the day you close. Berkeley County's effective property tax rate runs about 0.58% of assessed value— on a $300,000 home, that's roughly $1,740/year, or about $145/month. Close in June, and you're settling roughly half a year's taxes at the table.
If your property is in an HOA, budget for prorated dues and an HOA transfer fee — typically $100–$500 depending on the association.
Mortgage payoff interest
This one catches sellers off guard: interest on your mortgage continues to accrue daily until the day your closing funds. Your lender will issue a payoff statement showing the balance plus accrued daily interest through a specific payoff date. If you close mid-month, you'll likely owe a few hundred dollars more than the balance you saw on your last statement.
Running the Numbers: A Berkeley County Example
Let's put this together for a $300,000 sale with a remaining mortgage of $190,000:
Cost Amount
Commission (5.65%) $16,950
Excise tax (0.22%) $660
Attorney fee $1,000
Title search & closing costs $650
Prorated taxes (6 months) $870
HOA transfer fee $250
Mortgage payoff interest $350
Total estimated costs ~$20,730
Mortgage payoff $190,000
Estimated net proceeds ~$89,270
That's your check — or more likely, your wire transfer — after everything clears.
Every number in that table is a range, not a fixed figure. Your actual costs depend on your home's sale price, your mortgage balance, your HOA situation, and how you structure commission. But this gives you a real working model before you ever talk to a listing agent.
What Affects Your Net the Most
A few variables move your number significantly:
Commission structure. The difference between a 5.65% total commission and a 4% total commission on a $300,000 sale is $4,950. That's real money. Commission is negotiable — especially on higher-priced homes or when market conditions are favorable. Talk to your agent about what structure makes sense.
How you price your home. In today's Berkeley County market, well-priced homes are closing at roughly 98% of list price in 31–68 days. Overpricing doesn't protect your net — it typically reduces it, because price reductions and longer days on market invite lower offers and more concessions. Pricing right from day one usually nets more than pricing high and dropping later. You can read more about how EXIT Success Realty uses technology to sell your home faster and for more.
Seller concessions. Buyers sometimes ask for closing cost credits — typically 1–2% of the purchase price. Whether to agree depends on how your home is positioned, how many offers you receive, and what the buyer's financing looks like. This is something we walk through with every seller before negotiations begin.
Capital gains. Most sellers in West Virginia don't owe capital gains tax on their home sale — the IRS allows you to exclude up to $250,000 in gain ($500,000 for married couples filing jointly) on the sale of your primary residence, provided you've owned and lived in the home for at least two of the five years before the sale. West Virginia follows the federal exclusion. If your profit exceeds the exclusion, the excess is taxed as ordinary income at rates up to 4.82% in WV. For most owners in the $250,000–$450,000 range who've been in the home for a few years, the exclusion covers everything — but if you've held the property a long time or made significant improvements, run the numbers with a CPA before you list.
Understanding these levers before you list changes how you approach pricing, timing, and negotiation. The math isn't complicated once you see it laid out — and knowing your number makes every subsequent conversation easier. You can learn more about what to expect from contract to closing in West Virginia, including how your closing attorney manages the disbursement process.
Frequently Asked Questions
How much will I net from selling my house in West Virginia?
WV sellers typically net 88–92% of their sale price after all costs — including commission, excise tax, attorney fees, title costs, and prorated taxes. On a $300,000 sale, expect $24,000–$30,000 in total costs before your mortgage payoff. Your exact number depends on your specific mortgage balance, commission arrangement, and any buyer concessions you agree to.
What is the West Virginia excise tax and who pays it?
West Virginia's excise tax is a real estate transfer tax of $1.10 per $500 of sale price — approximately 0.22%. On a $300,000 sale, that comes to roughly $660. By custom in Berkeley County and most of the state, the seller pays the excise tax at closing through the closing attorney.
Do I have to pay the buyer's agent commission in West Virginia?
After the NAR settlement that took effect in August 2024, sellers are no longer required to offer buyer-agent compensation through the MLS. In practice, most Berkeley County sellers still offer 2–2.5% to attract competitive buyer interest, but the amount is fully negotiable and is no longer advertised on BrightMLS listings.
Why does West Virginia require an attorney for closing?
West Virginia law requires a licensed real estate attorney to examine the title and conduct all residential closings — title companies cannot close real estate transactions in WV the way they can in Virginia or Maryland. Attorney fees typically run $750–$1,500 for a standard transaction and are included in your seller closing costs.
When do I get my money after closing in West Virginia?
After signing closing documents, your closing attorney disburses funds — typically the same day or within 24–48 hours via wire transfer. Wire transfers usually arrive same-day. Paper checks may take a few business days to clear.
Understanding your net before you list changes how you approach every conversation in a sale — from pricing, to concessions, to timing. The numbers above give you a solid foundation; the exact figures for your situation come together when you look at your specific home, your mortgage payoff, and the current market.
