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FAQ Central
Virginia Real Estate Rules & Compliance
Rentals
Specialty Services
Working With Constable Real Estate
The Seller Process
The Buyer Process
- 01Yes, in most cases. Virginia law (Va. Code § 54.1-2132, effective July 1, 2025) and the August 2024 NAR settlement now require a written buyer representation agreement before any home tours — in person or virtual. The agreement is reviewed step-by-step at the first consultation, defines the scope and term, and sets a clear compensation figure. The first consultation is complimentary and carries no obligation.
- 02Commissions are fully negotiable and are not set by law. Since August 17, 2024, Virginia listings can no longer advertise buyer-agent compensation on the MLS, so compensation is negotiated separately in your Buyer Representation Agreement. Depending on the transaction, your buyer-agent fee may be paid by the seller, the listing brokerage, a seller concession at closing, or you directly. We walk through every option before you sign anything, and the amount stated in our agreement is the maximum I can be paid from any source in your transaction.
- 03It helps. Pre-approval gives you a clearer budget and makes your offer credible when the right home appears. Pre-approval also surfaces any financing issues early — when fixing them costs less than fixing them under contract pressure.
- 04We talk through what you're looking for, where you want to buy, your budget range, and your timeline. We discuss the Northern Virginia sub-markets that actually fit your situation, the financing path that makes sense, and the next concrete step. There's no obligation to proceed, and the consultation itself is complimentary.
- 05Yes. The Buyer Representation Agreement defines the term, the scope, and the conditions for ending the relationship. If something isn't working, the right move is a direct conversation — and if a parting of ways is the answer, the agreement defines how that happens.
- 06Yes, with dedicated guidance. First-time buyer engagements often start earlier in the process — sometimes before the buyer has committed to buying at all. The first conversation focuses on financing realism, search strategy, and the next concrete step, in plain language.
- 01Market data, comparable sales, condition assessment, location, and current buyer demand. The valuation conversation walks through all of these together so you understand the range and the reasoning. Pricing is the single most important variable in time-to-sale and final-sale-price math, and it deserves real analysis — not a guess.
- 02Listing compensation is negotiable and clearly defined in the listing agreement. If you choose to offer compensation to a buyer's agent (to help attract showings), that offer is communicated outside the MLS — through marketing materials, direct communication with buyer agents, or as a seller concession in the purchase contract. All commission amounts are fully negotiable and are not set by law.
- 03Not always. Some repairs return their cost at sale; many don't. The right answer depends on the home, the market, and what the realistic buyer pool actually cares about. The pre-list walkthrough covers what's worth doing, what isn't, and what to disclose either way.
- 04Yes. That conversation should start at the beginning so timing, financing, contingencies, and bridging strategies can be handled as one plan instead of two disconnected problems.
- 05Yes. Virginia uses required property disclosure forms, and some transactions require additional written disclosures depending on the property and circumstances. The disclosure obligations are covered in the listing consultation so you understand them before signing anything.
- 01Two big things. First, effective July 1, 2025, Virginia law was updated (HB 1684 / SB 1309) to require a signed brokerage agreement before showing any property to a buyer OR tenant. The old exemption that allowed showings without an agreement was eliminated. Second, the National Association of REALTORS® settlement effective August 17, 2024, removed buyer-agent compensation from MLS listings nationwide. These are real changes that affect how the buyer and rental process works today.
- 02No. Real estate commissions and fees are fully negotiable. The Buyer Representation Agreement or Listing Agreement spells out the specific compensation structure for your transaction.
- 03Anthony's principal broker is RE/MAX Gateway, an established Northern Virginia brokerage. All advertising and transaction supervision falls under the principal broker's authority, per Virginia's real estate regulations (18VAC135-20).
- 04The Virginia Department of Professional and Occupational Regulation (DPOR) maintains a public license lookup at dpor.virginia.gov/LicenseLookup. Anthony's license can be confirmed there by name.
- 01Market data, comparable sales, condition assessment, location, and current buyer demand. The valuation conversation walks through all of these together so you understand the range and the reasoning. Pricing is the single most important variable in time-to-sale and final-sale-price math, and it deserves real analysis — not a guess.
- 02Listing compensation is negotiable and clearly defined in the listing agreement. If you choose to offer compensation to a buyer's agent (to help attract showings), that offer is communicated outside the MLS — through marketing materials, direct communication with buyer agents, or as a seller concession in the purchase contract. All commission amounts are fully negotiable and are not set by law.
- 03Not always. Some repairs return their cost at sale; many don't. The right answer depends on the home, the market, and what the realistic buyer pool actually cares about. The pre-list walkthrough covers what's worth doing, what isn't, and what to disclose either way.
- 04Yes. That conversation should start at the beginning so timing, financing, contingencies, and bridging strategies can be handled as one plan instead of two disconnected problems.
- 05Yes. Virginia uses required property disclosure forms, and some transactions require additional written disclosures depending on the property and circumstances. The disclosure obligations are covered in the listing consultation so you understand them before signing anything.
- 01Northern Virginia, with the strongest focus on Loudoun, Fauquier, Prince William, Fairfax, and Culpeper counties. Major cities served include Ashburn, Leesburg, Warrenton, Manassas, Woodbridge, Gainesville, Fairfax City, Vienna, McLean, Great Falls, Reston, Chantilly, Bealeton, Marshall, The Plains, Sterling, Culpeper, Brandy Station, and Rixeyville.
- 02Both. The practice covers buyer representation, seller's agent services, first-time home buyer support, new construction sales, land sales, farm sales, luxury property buying and sales, property rentals, real estate investing, and development advisory.
- 03The first consultation for any service is complimentary. Final pricing and representation terms depend on the service and the transaction — and they're confirmed in writing before any showings, marketing, or other work begins.
- 04It depends on the market, the financing, the property type, and your timeline. Most transactions move from first conversation to closing within a few months once you're ready to act. The first consultation includes a realistic timeline conversation based on your specific situation.
- 05I respond to every form submission within one business day. Phone calls and texts during business hours typically get an answer same-day.
- 01Yes. Effective July 1, 2025, Virginia law (Va. Code § 54.1-2134) requires a written brokerage agreement with a prospective tenant before any property showings. The agreement is reviewed at the first consultation, defines the scope and term, and sets compensation. The first consultation is complimentary.
- 02Both, with scope confirmed at the first conversation. (Owner-input pending on whether the practice's public-facing focus emphasizes one side.)
- 03Rental representation fees are fully negotiable and are not set by law. The structure depends on the side of the transaction and the scope of services. The agreement spells out the structure before showings or marketing begin.
- 01Yes. Both have dedicated service pages and involve different work than a standard resale. Land transactions require due diligence on water, soil, access, and zoning. New construction representation should be engaged before your first builder visit — once you sign in at a sales office without an agent, your representation options narrow significantly.
- 02Yes, all three are dedicated service areas. Luxury work emphasizes discretion and bespoke marketing. Farm and equestrian work runs heaviest in Fauquier and Culpeper. Investment work runs heaviest in Prince William and the value-driven sub-markets.
- 03No. Tax and financial advice come from your CPA, tax attorney, or financial advisor. The work I do is the real estate side: market analysis, property selection, contract execution, and coordination with the rest of your professional team.
- 04Acreage, improvements (barns, fencing, water), use potential, and conservation considerations all change the valuation and marketing approach. The buyer pool is also different and often reaches well beyond Northern Virginia. Farm representation is built around all of that.
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