Frequently Asked
Questions

Your home is worth what a ready buyer will pay today, and recent nearby sales are the best guide. Online estimates are a starting point. They cannot see your updates, your condition or your exact location. I prepare a free comparative market analysis, which is a side-by-side look at similar homes that recently sold, are for sale now, or failed to sell. For a free home value report, call or text me at 757-985-2959.

Plan on about two to three months from listing to closing. In August 2026, homes in the region sold after a median of 27 days on the market, according to REIN, the local multiple listing service. Closing usually takes another 30 to 45 days after you accept an offer. Price, condition and location can shorten or stretch that timeline.

The main costs are the real estate commission, Virginia’s grantor tax, settlement fees and your mortgage payoff. Commission is negotiable and is set in your listing agreement. The grantor tax is $1 for every $1,000 of the sale price. In Chesapeake, Hampton, Newport News, Norfolk, Portsmouth and Virginia Beach, a regional fee adds 60 cents per $1,000.

On a $350,000 sale, that is $350 in grantor tax, plus $210 in those six cities. You may also pay your share of property taxes, HOA document fees, and any closing cost help you agree to give the buyer. I will prepare a free estimate of what you would walk away with. Call or text 757-985-2959.

Fix what a buyer’s inspector or lender would flag first, then clean, declutter and brighten. That means safety issues, leaks, roof or heating and cooling problems, peeling paint and anything broken. Fresh neutral paint, a deep clean and tidy landscaping usually pay off more than a big remodel. Before you spend money, ask me to walk through the home. I will tell you which fixes are worth it at your price.

Yes. Selling as-is means you will not make repairs. Virginia is a “buyer beware” state, so buyers are expected to do their own inspections. You still must give the buyer Virginia’s Residential Property Disclosure Statement, and you cannot hide or misrepresent a known problem. Homes built before 1978 also need a federal lead-based paint disclosure. As-is homes often sell for less, so compare the cost of repairs with the likely price difference first.

Late spring and early summer usually bring the most buyers and the fastest sales. In June 2026, the region’s median sale price hit a record $395,000 and homes sold in a median of 19 days, according to REIN. By August the median was 27 days. Military moves also peak in summer here. A well-priced home can sell in any season, so the best time depends on your home and your plans.

If your home did not sell, you still have options. A fresh look at pricing, presentation, showing access and marketing can help identify what to do differently. I offer a free review of your previous listing and recent comparable sales, then recommend practical next steps based on your home, budget and timeline. Before you relist or spend money on improvements, call or text me at 757-985-2959. Let’s talk about what happened and build a plan for your next move.

Most homeowners owe no federal tax on the profit from selling their main home. Under IRS rules, you can exclude up to $250,000 of profit, or up to $500,000 if you file a joint return with your spouse. You generally must have owned and lived in the home for two of the last five years. Rental and inherited properties follow different rules, so confirm your situation with a tax professional.

Buyers have more choices and more time to decide than they did a few years ago. In August 2026 there were 6,120 homes for sale in the region, up 7.2% from a year earlier, according to REIN. The median sale price was $388,950, up from $370,000 a year earlier. The right time for you is when your budget, credit and plans line up. A lender can show you a real monthly payment before you decide.

You may need less money than you think. Some qualified first-time buyers can buy a home with no down payment, and you do not always need 20% down. Your upfront costs depend on the loan, the property and any assistance you qualify for.

Options that may reduce or cover your down payment:

• VA loans: Eligible veterans, service members and certain surviving spouses may qualify for no down payment, subject to VA and lender requirements. An appraisal shortfall can require additional cash. Learn about VA purchase loans.
• USDA loans: Eligible buyers may qualify for 100% financing in designated rural areas, including some areas around Hampton Roads. Income limits and property eligibility apply. Check the exact address on the USDA eligibility map. VA and USDA loans are not limited to first-time buyers.
• Virginia Housing assistance: The Plus Second Mortgage can cover the required down payment and, for certain qualified buyers, part of the closing costs. It is a separate loan that must be repaid. The Down Payment Assistance Grant can reduce an eligible buyer’s down payment and does not have to be repaid. Program, income, credit and purchase-price requirements apply; an approved lender can confirm current availability.

Other low-down-payment options include certain conventional loans starting at 3% down and FHA loans starting at 3.5% for qualified buyers.

No down payment does not automatically mean no money out of pocket. Budget for closing costs, inspections, prepaid insurance and taxes, moving expenses and an emergency cushion. The Consumer Financial Protection Bureau says closing costs typically range from 2% to 5% of the purchase price, separate from the down payment. For a $300,000 home, that is roughly $6,000–$15,000 before assistance or credits; your actual costs can differ.

You may also need an earnest money deposit when your offer is accepted. At closing, that deposit is generally credited toward the amount you owe, rather than being an extra charge. Seller credits, eligible grants or lender credits may reduce your cash needed, subject to loan rules and the terms negotiated. Ask your lender for a written Loan Estimate and an estimate of all upfront payments.

Diana’s Tip: Before deciding you need to wait and save more, find out which programs you qualify for. Call or text me at 757-985-2959. I can help you connect with a lender to compare your options and plan your Hampton Roads home purchase.

Many loans start around a 620 score, and some go lower. FHA loans allow 3.5% down with a score of 580 or higher. Conventional loans generally need 620. The VA sets no minimum score, though many VA lenders look for about 620. A higher score usually earns a lower interest rate, so ask a lender to check your credit early.

Yes. Get pre-approved first. A pre-approval is a lender’s written statement of how much you can borrow, based on your income, credit and bank statements. It tells you your real price range, and sellers expect to see one with your offer. I can introduce you to local lenders who know VA, FHA and Virginia Housing loans.

Most purchases close 30 to 45 days after the seller accepts your offer. Before that, the home search can take a few weeks or a few months. During the closing period you will complete the inspection, the appraisal, final loan approval and the title work. Cash purchases can close faster.

When you work with me as your buyer’s agent, Virginia law requires a written brokerage agreement before I show you homes. It explains my services, how long the agreement lasts and how I am paid. Agent compensation is negotiable. A seller may agree to pay some or all of the buyer’s agent fee, but that is negotiated as part of the transaction and is not guaranteed. Before signing, review the fee terms and any amount you could be responsible for paying.

An inspection protects you, and an appraisal protects the lender. A home inspector you hire checks the home’s condition, including the roof, plumbing, electrical, heating and cooling. An appraiser, ordered by your lender, estimates the home’s value to confirm it supports the loan. Depending on your contract, you can use the inspection report to ask for repairs or to walk away.

You need it if the home is in a high-risk FEMA flood zone and you have a federally backed mortgage. Elsewhere it is optional but still worth pricing, because standard homeowners insurance does not cover flood damage. Virginia’s standard seller disclosure does not state a home’s flood zone, so check every address on FEMA’s Flood Map Service Center. Get an insurance quote before you make an offer. I can help you look up the flood zone for any home you are considering.

Yes. Virginia Housing offers home loans and assistance for eligible buyers. Its Down Payment Assistance Grant helps eligible buyers with the down payment and does not have to be repaid. Its Plus Second Mortgage can cover a required down payment and, for certain qualified borrowers, part of the closing costs, but it must be repaid. These options require eligible Virginia Housing loans and have program, income and purchase-price requirements.

The Community Heroes Grant pilot closed in March 2026, according to Virginia Housing’s official announcement. Ask an approved lender which programs and funds are currently available. Call or text me at 757-985-2959 and I will help you get started.

Yes. Eligible service members and veterans can buy with no down payment and no monthly mortgage insurance. Most borrowers pay a one-time VA funding fee. With less than 5% down, the fee is 2.15% of the loan the first time you use the benefit and 3.3% after that. You can roll the fee into the loan. You pay no funding fee if you receive VA disability compensation.

Yes. Many military families buy before they arrive. I can tour homes for you by live video, and most documents can be signed electronically. Start your pre-approval and request your VA Certificate of Eligibility as soon as you have orders. Ask your lender about VA occupancy rules and closing remotely, because requirements vary. Call or text me at 757-985-2959 with your report date and I will build a timeline.

For local base information and help planning your move, visit my Hampton Roads Military Bases and PCS Relocation Information page. It covers the military installations I serve, long-distance buying, VA home-buying support and ways to plan your move around your report date.

Start with your duty station, because Hampton Roads has bases on both sides of the water.

Tunnels and bridges shape commute times here, so test the drive at rush hour before you choose.

You have three main options: sell, rent the home out, or let a qualified buyer take over your VA loan. A loan takeover, called an assumption, needs your lender’s approval. If you plan to rent, check your loan’s occupancy terms and any HOA rental rules first. I can estimate both your sale price and your likely rent so you can compare. Call or text 757-985-2959.

Start by gathering what a land buyer will ask for: a survey, the zoning, road access and utility details. For a lot without public sewer, buyers want proof the soil can support a septic system. A passing soil evaluation, often called a perc test, makes a lot much easier to sell. Clear title matters too, so sort out any liens or missing owners early. I list and market land across Hampton Roads, Franklin and Southampton County. Call or text 757-985-2959.

Land is worth what a buyer can do with it. Location, road frontage, zoning, utilities and whether a home can be built matter more than acreage alone. Timber, farmland and waterfront can add value. Wetlands and flood zones can shrink the buildable area. No two parcels are alike, so I compare recent land sales near yours and adjust for those differences. Ask me for a free land value estimate.

Yes, once it is clear who has the legal right to sell. In Virginia, real estate generally passes at death to the people named in the will, or to the legal heirs when there is no will. Before a sale, the will is usually probated at the circuit court, or a list of heirs is recorded. Every owner normally has to sign the sale documents. A probate attorney and a tax professional can confirm your situation. I can handle the pricing, the preparation and the sale. Call or text 757-985-2959.

A higher-priced home has fewer possible buyers, so the marketing has to reach further and look better. That means professional photography, video and a description that sells the lifestyle as well as the house. Pricing takes extra care because there are fewer similar sales to compare. Showings can be limited to buyers who have shown a pre-approval or proof of funds, which protects your privacy. Ask me for a private consultation and a custom marketing plan.