West Virginia Real Estate Excise Tax, Zero Mortgage Recording Tax and Attorney Closing Costs — Hollerbright
Updated October 2026
West Virginia closing costs contain an important distinction: transferring real estate can trigger an excise tax, but recording a mortgage does not trigger a separate mortgage recording tax. Buyers still need to budget for recording fees, title work, attorney services, lender charges, and prepaid ownership expenses. Zero mortgage recording tax does not mean a cost-free closing.
Calculate the real estate excise tax
The stated transfer-tax structure combines $2.20 per $500 at the state level with a county component of $1.10–$1.65 per $500. Together, that produces approximately $6.60–$7.70 per $1,000 of taxable consideration, depending on the county.
For a $250,000 taxable transfer, that range produces approximately $1,650–$1,925. The actual calculation follows the applicable taxable basis, exemptions, and treatment of fractional increments.
| Closing item | What it represents | Budgeting approach |
|---|---|---|
| Real estate excise tax | Tax associated with a taxable property transfer | Verify the county rate and contract allocation |
| Mortgage recording tax | Separate tax on recording mortgage debt | West Virginia has none |
| Recording fees | Charges to record documents | Request itemized local fees |
| Attorney and title charges | Legal, title, and settlement work | Compare scope as well as price |
The seller customarily pays the transfer tax, but the purchase contract determines the parties’ allocation. Review the West Virginia Tax Division resources when checking the tax structure.
Ask what attorney and title charges include
Request an itemized estimate for title examination, document preparation, settlement services, lender’s title insurance, and any owner’s title policy. Ask who performs each service and whether quoted fees overlap.
A lender’s title policy protects the lender’s covered interest. An owner’s policy addresses the buyer’s covered ownership risks; the two should not be treated as interchangeable.
For refinances, a mortgage recording fee can still apply even when no taxable ownership transfer occurs. Compare those charges separately from purchase-related excise tax.
Reconcile cash to close
Your required funds may include the down payment, prepaid interest, insurance premium, initial escrow deposits, and settlement charges, less earnest money and permitted credits. Those categories are different even when collected together.
Start with the closing cost estimator, then compare it against the lender’s Loan Estimate and Closing Disclosure. The Consumer Financial Protection Bureau explains both documents.
Finally, review owner-occupied property taxes so initial escrow funding reflects your expected classification rather than an unsuitable seller-based estimate.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
West Virginia Real Estate Excise Tax, Zero Mortgage Recording Tax and Attorney Closing Costs — Separate monthly debt-service-to-income from upfront cash: down payment plus fees and prepaids, less deposits and approved credits. Avoid counting earnest money twice.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- West Virginia Housing Development Fund — state housing finance and property tax authority.
- West Virginia Tax Division — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.