Patrick Riley Realtor Services

Real Estate Agent · Homes RVA · Henrico, Virginia

3:46 AM in Henrico Directions

Here is what working with Patrick Riley in Henrico typically covers, from the first consultation to closing day. Services and terms vary, so confirm the details in your written agreement.

Buyer services

Buyer consultation and agreement

Budget, timing, must-haves and the written buyer agreement required before touring.

Showings in Henrico

Scheduling private tours, previewing listings and flagging issues worth a closer look.

Offers and counteroffers

Contract terms, earnest money, inspection and appraisal contingencies explained step by step.

Closing coordination

Working with your lender, inspector and title company through closing.

Seller services

Home valuation

A written price opinion built from sold, pending and active Henrico area comparables.

Getting the home market-ready

Staging suggestions, small fixes and scheduling professional photos.

Marketing the listing

MLS exposure, online listing portals, signage and open houses where they make sense.

Showings, offers and closing

Scheduling showings, reviewing offers and managing the contract to closing.

How a typical transaction works

ConsultA first conversation about goals, budget and timing — and a written agreement that spells out services and compensation.
PrepareBuyers get pre-approved; sellers review a pricing analysis and prepare the home for photos.
Market & tourListings go live on the MLS; buyers tour homes and compare recent sales.
NegotiateOffers, counteroffers, inspection requests and appraisal issues are worked through.
CloseFinal walk-through and signing with the title or escrow company under Virginia rules.

Typical costs on a Henrico home

Illustrative figures for a home at the local typical value of $408,108. Real numbers depend on your agreement, lender and title company.

Item	Rate	On $408K
Listing-side commission (negotiable)	2.5–3%	$10,203–$12,243
Buyer-side compensation (negotiable)	2–3%	$8,162–$12,243
Buyer closing costs (lender, title, escrow)	2–5%	$8,162–$20,405
Home inspection	flat	$350–$600

Every percentage above is negotiable and is set in the written agreement. Typical value from the Zillow Home Value Index (August 2026).

Areas around Henrico

Glen Allen, VA2.6 mi · $516K Richmond, VA6.1 mi · $365K Mechanicsville, VA8.1 mi · $444K Midlothian, VA11 mi · $471K Chester, VA19 mi · $393K Powhatan, VA23 mi · $483K Colonial Heights, VA26 mi Hopewell, VA26 mi · $235K

Questions about these services

How are real estate agents paid in Virginia?

Compensation is negotiable and set out in writing. Sellers sign a listing agreement; since August 2024 buyers sign a written buyer agreement before touring homes with an agent, stating what the agent will be paid and by whom.

Does Patrick Riley work with both buyers and sellers?

Most agents and brokerages represent both, but not in the same transaction without written consent. Ask how Patrick Riley handles dual agency or designated agency under Virginia law.

What should I prepare before the first meeting?

Buyers: a mortgage pre-approval, a target budget and a list of must-haves. Sellers: your mortgage payoff estimate, a list of upgrades with dates, and any HOA or survey documents.