VA Loan Closing Costs in Northern Virginia: What Military Buyers Should Expect
Updated: 3 days ago
Closing costs are one of the biggest cash needs in a PCS purchase, even with a VA loan and no down payment. As a military spouse for more than 30 years and an Arlington Associate Broker with 560+ transactions, I help families plan for them early, so there are no surprises at the closing table.
This article is general information, not tax, legal or financial advice.
What closing costs include
Closing costs often run 2% to 5% of the purchase price. They can include:
Lender charges, such as an origination fee and any discount points.
The VA appraisal.
Title insurance and settlement fees.
Recording fees and taxes.
Prepaid items, like homeowners insurance, property taxes and interest.
The VA funding fee, unless you're exempt. It can be paid in cash or added to the loan.
A home inspection is usually paid before closing, but plan for it too.
VA limits what you can be charged
VA protects buyers by limiting the fees they can pay. You can pay reasonable and customary amounts for certain listed fees, such as the appraisal, credit report, title and recording. On top of that, the lender can charge a flat fee of up to 1% of the loan, plus reasonable discount points. Ask your lender to explain any fee you don't recognize.
The seller can help
The seller can pay some or all of your closing costs. VA also allows seller concessions, such as paying your funding fee or prepaid taxes and insurance, of up to 4% of the home's value. Normal closing costs and discount points paid by the seller don't count toward that 4%. Whether a seller will agree depends on the market and the home.
Compare your Loan Estimates
Each lender must send you a Loan Estimate within three business days after you apply. Compare at least two or three. Then compare your Closing Disclosure, which you'll get at least three business days before closing, with your final Loan Estimate.
Plan the timing
Closing late in the month usually means less prepaid interest at closing, though your first payment comes sooner.
Budget for moving costs too. Your PCS allowances are for the move, not the purchase. My hidden moving costs guide explains what's covered.
In Northern Virginia
Recording taxes, title fees and property taxes vary by county and city here. I'm glad to help you estimate your costs for a specific home and negotiate seller help. My down payment guide covers saving for them.
Sources: VA Lender's Handbook, chapter 8; VA funding fee; CFPB, Loan Estimates; CFPB, Closing Disclosure; Freddie Mac, closing costs.
Last reviewed: October 2026
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