When sellers ask me what it costs to sell a house in Maryland, they usually want one percentage. I understand why, but it doesn’t work that way. The total depends on your county, your buyer, how much you still owe, the condition of the house, and how long it takes to sell. A seller in Carroll County and a seller in Baltimore City can sell at the same price and walk away with noticeably different amounts.
I’m Evan Weissman. I buy houses for cash in Maryland, and I go over settlement statements with sellers all the time. Here’s every cost that usually shows up, with real numbers where the state publishes them.
Government taxes on the deed
Maryland charges taxes when a deed is recorded. There are up to three:
- State transfer tax. 0.5% of the price under Tax-Property Section 13-203, or 0.25% when the buyer is a first-time Maryland homebuyer who will live in the house.
- County transfer tax. Set locally. Some counties charge none.
- Recordation tax. Charged per $500 of price, at a rate set by each county.
Under Real Property Section 14-104, these taxes are split equally between buyer and seller unless the contract says otherwise. There’s an important exception. When the buyer is a first-time Maryland homebuyer who will occupy the home, the seller pays all of the state transfer tax, and also the county transfer and recordation taxes unless the contract expressly provides a different split.
Here are a few county rates from the Department of Legislative Services table for fiscal 2026:
| County | Recordation per $500 | County transfer tax |
|---|---|---|
| Anne Arundel | $3.50 | 1.0% |
| Baltimore City | $5.00 | 1.5% |
| Baltimore County | $2.50 | 1.5% |
| Carroll | $6.50 | None |
| Frederick | $7.00 | None |
| Harford | $3.30 | 1.0% |
| Howard | $2.50 | 1.25% |
| Prince George’s | $2.75 | 1.4% |
Montgomery County uses rates that vary with value, and a few counties offer exemptions for certain buyers, so confirm with your title company. My transfer and recordation tax explainer goes deeper.
Example tax math on a $300,000 sale
Using the default equal split and a buyer who isn’t a first-time homebuyer, before any local exemptions:
- Baltimore County: state $1,500, county $4,500, recordation $1,500. Total $7,500, so about $3,750 each.
- Howard County: state $1,500, county $3,750, recordation $1,500. Total $6,750, so about $3,375 each.
- Carroll County: state $1,500, no county tax, recordation $3,900. Total $5,400, so about $2,700 each.
If that same buyer were a first-time Maryland homebuyer, the seller’s share could be much larger, because the law shifts those taxes to the seller unless the contract says otherwise.
Paying off what’s owed on the house
Everything secured by the house gets paid at settlement before you receive anything:
- Your mortgage payoff, including interest through the payoff date
- Any home equity loan or line of credit
- Judgment liens recorded against you
- Unpaid property taxes, and in Baltimore City, water bills and other charges that appear on the lien certificate
The payoff figure is usually higher than the balance on your last statement because interest runs daily. Your title company orders the official payoff. If you owe more than the house will sell for, selling with a mortgage still owed covers your choices.
Prorations and small settlement charges
At settlement, property taxes are split by date. If you paid the full year’s tax in July and sell in October, the buyer usually credits you for the months after settlement. If taxes are behind, the reverse happens.
There are also smaller charges. These can include a deed preparation fee, a settlement or closing fee, courier charges, and lien certificate fees. Who pays which one is set by the contract and local custom. In Baltimore City, a lien certificate costs $55 and is ordered online.
Agent commissions
If you list with an agent, the commission is usually your largest single cost. Commission rates are negotiable, and how buyer agent pay is handled changed after the national real estate settlements of recent years. Ask any agent to put the full cost in writing, including anything you’re offering toward the buyer’s agent. A sale directly to a cash buyer usually has no commission.
Repairs, credits, and concessions
This is the category sellers underestimate. After an inspection, a financed buyer may ask for repairs or a credit. Some buyers also ask the seller to cover part of their closing costs. Neither shows up in a simple percentage estimate, and both come out of your pocket. Before listing, it helps to know which items an inspector is likely to flag.
Carrying costs while you wait
Every month the house is on the market, you keep paying the mortgage, taxes, insurance, utilities, and upkeep. On a vacant house, the insurance can cost more. If you’re paying two housing payments at once, the cost adds up fast.
Taxes after the sale
Two tax issues come up for some sellers:
- Capital gains. IRS Publication 523 explains the exclusion of up to $250,000 of gain, or $500,000 for many married couples filing jointly, on a main home that meets the ownership and use tests.
- Nonresident withholding. If you don’t live in Maryland, the state requires withholding at settlement under Tax-General Section 10-912. The rate is 8.75% for individuals and 8.25% for entities on sales after June 30, 2025, unless an exemption applies.
Talk with a tax professional before you sell if either could affect you.
Comparing the full picture
A cash sale and a listing have different costs, not just different prices. My net sheet comparison lays out both side by side, and who pays closing costs covers the custom on smaller fees.
How much are closing costs for a seller in Maryland?
It depends on your county, your buyer, and your contract. Transfer and recordation taxes, payoffs, any commission, and concessions all play a part.
Who pays transfer tax in Maryland?
By default, buyer and seller split it equally. For a first-time Maryland homebuyer, the seller pays the state transfer tax and usually the county taxes too.
Are there counties with no transfer tax?
Yes. Carroll, Calvert, Frederick, Somerset, and Wicomico had no county transfer tax in the fiscal 2026 table. Recordation tax and the state transfer tax still apply.
Does a cash sale have closing costs?
Yes, though often fewer. Deed taxes and payoffs still apply. Many cash buyers cover some settlement fees, so read the contract.
Will I owe capital gains tax?
Maybe not. IRS Publication 523 allows many owners to exclude a large part of the gain on a main home. A tax professional can confirm your situation.
Talk through your situation
If you want a rough net figure for your house before deciding how to sell, call or text me at (410) 498-7473. I’ll go through each line with you.