Moving across town or out of state while selling your Richmond home can feel like a race against the calendar. You want a smooth sale, the right price, and a move-out date that matches your next chapter. This guide gives you a simple, Richmond-specific timeline so you can plan with confidence, avoid delays, and keep your stress low. Let’s dive in.
What to expect in Richmond now
Richmond homes often attract offers quickly, but the time from contract to closing still follows standard steps. For financed buyers, you should plan about 30 to 45 days after ratification for inspections, appraisal, underwriting, and title work. Cash buyers can close faster, often within 1 to 2 weeks, but title searches and recording still apply. These realities shape your move-out plan and your negotiations.
Your relocation timeline
8–12 weeks before move-out
- Get a pricing strategy and a seller net sheet that estimates your proceeds after taxes, payoffs, and fees. A title company can help outline closing costs and payoffs. See what a title team handles at closing.
- Gather required Virginia disclosures and supporting records early. Complete the Virginia Residential Property Disclosure Statement and any conditional forms listed by DPOR. Review Virginia’s disclosure forms and guidance.
- Consider a pre-listing inspection to reduce repair surprises. If your home was built before 1978, plan for federal lead disclosure rules and buyer inspection rights. Read the EPA/HUD lead guidance.
- Line up movers, storage, and a packing plan. Good movers book up several weeks in advance, especially during peak months.
4–8 weeks before listing
- Complete key repairs, refresh paint or flooring if needed, and stage for photos. Compass Concierge can help you front-fund high-impact improvements that speed your sale and increase appeal.
- Finalize list price using a current market analysis and marketing plan. Strong presentation can shorten time on market in Richmond.
- If speed is top priority, focus on strong cash or well-qualified buyers. See strategies to sell faster in a hot market.
Listing to offer
- In many Richmond areas, offers can arrive in days to a few weeks. Be ready to review quickly.
- If you have a fixed move-out date, negotiate it into the contract. You can ask for a rent-back, a specific closing date, or both.
Under contract to closing
- Day 0–1: Earnest money deposited. Deliver any outstanding disclosures and the HOA/CIC resale pack if applicable.
- Day 3–14: Buyer inspections. Expect repair requests or credits and decide responses on a set timeline.
- Day 7–21: Appraisal ordered for financed buyers. Scheduling can take 1 to 2 weeks. Low appraisals can trigger negotiations.
- Day 14–45: Underwriting, title search, and mortgage payoff figures. Cash deals can close in 7–14 days. Financed deals usually take 30–45 days. See average timelines by financing type.
- At least 3 business days before closing: Buyer receives the Closing Disclosure. Confirm your final settlement figures early.
Moving and possession
- If you need time after closing, negotiate a seller rent-back when you accept the offer. Set daily rent, deposit, and condition in writing.
- Schedule movers and utilities around your agreed possession date. Plan to hand over keys on time.
Key Virginia requirements that affect timing
Required disclosures and HOA/CIC packs
Virginia requires specific seller disclosures. Complete the Residential Property Disclosure Statement and any conditional forms before you go on market, and order your HOA/CIC resale package early if applicable. Late or missing forms can delay ratification. Review DPOR’s required disclosures. You can also see additional disclosure topics in DPOR’s list of forms. Browse the disclosure forms list.
Lead-based paint for pre-1978 homes
For homes built before 1978, federal rules require you to provide the EPA/HUD brochure, disclose known lead information, and include a contract attachment. Buyers typically receive a 10-day inspection period unless modified. Read the federal lead brochure requirements.
Taxes, grantor’s tax, and recordation
Virginia collects transfer-related taxes at closing. The buyer typically pays recordation taxes for the deed and deed of trust, and the seller pays the grantor’s tax. Local components can apply, and the clerk or title company calculates the exact amounts. See Virginia’s tax guidance and rulings.
Prorations, liens, and title clearance
Property taxes, HOA dues, utilities, and rents are prorated at closing so each party pays for their time of ownership. Title companies also clear liens and verify payoff amounts. Unresolved liens or code issues can delay recording. Learn how title and prorations work at closing.
Commission conversations
Commission practices have been evolving. Confirm the listing agreement terms, how buyer-agent compensation is handled, and how that influences your net proceeds and marketing strategy.
Practical relocation checklist
- 8–12 weeks out: Get a seller net sheet and confirm payoff with your lender. Gather permits, warranties, tax bills, and disclosures. See typical closing services. Review Virginia disclosures.
- 4–8 weeks out: Finish repairs and staging, and schedule professional photography. Order your HOA/CIC pack if needed. Check DPOR’s forms list.
- Listing day: Make disclosures available to buyer agents immediately. In fast markets, offers can come quickly.
- After ratification: Deliver disclosures to title, respond to inspections, track appraisal, and confirm payoff and title clearance. See average closing timelines.
- 7–3 days before closing: Confirm your final settlement statement, finalize movers, transfer or shut off utilities, and update your address with DMV, USPS, and banks. Start your Virginia DMV address change.
Avoid common delays
- Incomplete or late disclosures. Prepare DPOR forms before listing.
- Title issues or unknown liens. Ask the title company to surface problems early.
- Appraisal shortfalls. Price with current comps and discuss backup plans with your agent.
- Buyer loan delays. Choose qualified buyers and respond quickly to information requests.
- Slow payoff figures. Request your mortgage payoff early.
Plan your exit date with confidence
You can sell on your schedule when your timeline, paperwork, and contract terms align. If you want help coordinating pre-sale improvements, staging, disclosures, and a closing date that matches your move, our local team is ready to guide you from start to finish. Start a conversation with Phil Lawson to build your custom plan.
FAQs
How long does a Richmond home sale take from contract to close?
- For financed buyers, plan about 30 to 45 days for inspections, appraisal, underwriting, and title work. Cash sales can close in 7 to 14 days depending on title and recording.
What Virginia disclosures do I need before listing?
- Complete the Residential Property Disclosure Statement and any conditional forms listed by DPOR, and gather HOA/CIC documents if applicable. Preparing these early avoids delays. Review DPOR’s guidance.
Who pays transfer and recordation taxes in Virginia?
- The buyer typically pays deed and deed of trust recordation taxes, and the seller pays the grantor’s tax. Local components can apply, and exact amounts are calculated at closing. See Virginia’s tax rulings.
How can I speed up my closing?
- Favor cash or well-qualified buyers, complete a pre-listing inspection, assemble disclosures upfront, and respond quickly to title and lender requests. You cannot skip appraisal and underwriting for financed buyers.
What are the most common causes of closing delays?
- Title problems or liens, appraisal gaps, buyer loan issues, incomplete disclosures, and slow payoff figures are common culprits. Early coordination with your agent, lender, and title team reduces these risks. Learn more about title and closing steps.
