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  • Selling a House in a Flood Zone in Maryland: Maps, Insurance, and the New Disclosure Law

    Flood risk in Maryland isn’t limited to the Eastern Shore. Tidal flooding reaches parts of Annapolis, Baltimore County’s waterfront, and the Bay shoreline, while creeks and rivers flood in places like Ellicott City and western Maryland valleys. If your house sits in a mapped flood zone, or has taken on water before, it affects who can buy it, what they’ll pay, and what you need to tell them. Handling a flood zone address on a Dundalk house? See selling a house in Dundalk.

    I’m Evan Weissman. I buy houses across Maryland, including some with flood history. This article covers the maps, the insurance question, and a new state disclosure law that sellers should know about.

    Finding out whether you’re in a flood zone

    FEMA’s flood maps are the official starting point. You can look up your address on the FEMA Flood Map Service Center. The Maryland Department of the Environment also runs a Maryland flood map site that works with FEMA’s updated digital maps.

    The term you’ll hear most is special flood hazard area. Those are zones FEMA maps as having a 1% annual chance of flooding, often labeled with letters starting with A or V. Areas outside those zones can still flood. They just carry lower mapped risk.

    Why buyers care so much

    If a buyer uses a federally backed mortgage on a house in a special flood hazard area, the lender generally requires flood insurance. That adds a yearly cost that some buyers don’t expect, and it can change what they can afford. FEMA’s FloodSmart site explains how National Flood Insurance Program policies work and why it’s worth getting a quote early.

    A few things help a buyer here:

    • An elevation certificate. It documents the elevation of the house relative to expected flood levels and can affect insurance pricing. If you have one, find it.
    • Your current policy. An existing flood insurance policy may be transferable to a buyer. Ask your agent.
    • Records of mitigation work. Raised utilities, flood vents, a sump pump, or regrading can all matter to a buyer and an insurer.

    Maryland’s new flood risk disclosure law

    In 2026 the General Assembly passed House Bill 200, which the governor signed as Chapter 776. According to the Department of Legislative Services fiscal note, starting July 1, 2027, sellers of most homes with four or fewer units must give buyers a completed flood risk disclosure form before the contract is signed, along with a FEMA elevation certificate if one is available.

    MDE has to publish the form by June 1, 2027. The fiscal note says it will ask, at minimum, about:

    • Whether the property is wholly or partly in a special or moderate-risk flood hazard area
    • Any known past federal disaster assistance for flooding
    • Whether federal rules require the owner to carry flood insurance
    • Whether the seller has flood insurance now and an elevation certificate
    • Any known flood insurance claims, including through the National Flood Insurance Program
    • Any known flood damage, water seepage, or pooled water from natural events

    The law lists exceptions, including certain new homes, foreclosure and tax sales, sales by lenders after foreclosure, and transfers by a fiduciary administering an estate, guardianship, or trust. Since the form doesn’t exist yet, check with your agent or attorney for the current requirements when you sell.

    What you should disclose today

    Even before that law kicks in, Maryland sellers can’t hide known problems. If you know about flood damage or water intrusion that a buyer wouldn’t find on a reasonable inspection, Maryland’s disclosure rules on latent defects can apply whether you use the disclosure or disclaimer form. My articles on latent defects and the disclosure vs. disclaimer statement explain both.

    Waterfront homes also carry the Critical Area notice in most contracts. See the Eastern Shore and Critical Area basics.

    After a flood, before a sale

    If the house has flooded recently, deal with the water and the claim first. Drying out, removing damaged materials, and checking for mold all matter, both for the house and for disclosure. My articles on storm damage and water damage and mold cover the steps.

    Pricing a flood-zone house

    Flood zone houses still sell. Price depends on how often the house actually floods, the insurance cost, the condition after any past events, and how much buyers in that area value the location, especially waterfront. A house that’s in a mapped zone but has never taken on water is a very different sale from one that floods every few years.

    Listing vs. selling directly

    A well-kept flood-zone house with a reasonable insurance quote often does fine on the open market. A house with repeated flooding, an open claim, or major water damage narrows the pool of financed buyers. That’s where a direct sale to a buyer like me can make sense. My as-is selling page explains how I approach those houses.

    How do I know if my Maryland house is in a flood zone?

    Look up your address on FEMA’s Flood Map Service Center or MDE’s Maryland flood map site.

    Does Maryland require sellers to disclose flood risk?

    Starting July 1, 2027, under the 2026 law, most residential sellers must give buyers a flood risk disclosure form before the contract. Known latent defects must already be disclosed.

    Will a buyer need flood insurance?

    If they use a federally backed mortgage on a house in a special flood hazard area, the lender generally requires it.

    Can I transfer my flood insurance policy to the buyer?

    Often, yes. Ask your insurance agent how a transfer works for your policy.

    Talk through your situation

    If you’re selling a Maryland house in a flood zone or with past water problems, call or text me at (410) 498-7473. I’ll give you an honest read on listing vs. a direct sale.

  • SDAT Assessment vs. Market Value: Why Your Maryland House Isn’t Worth the Number on the Notice

    Sellers often bring me their SDAT assessment as a starting point for what the house is worth. Sometimes it’s close. Often it’s well off in one direction or the other. The assessment is built for property taxes, not for pricing a sale, and it works differently from the way buyers and appraisers figure value.

    I’m Evan Weissman. I buy houses across Maryland, and I explain this gap to sellers almost every week. Here’s how the State Department of Assessments and Taxation sets values and why the sale price can come out differently.

    How SDAT values a house

    SDAT values every property in the state for tax purposes. According to SDAT’s assessment appeal page, owners normally get a Notice of Assessment every three years, showing the old market value and the new one. The new value reflects market conditions, additions or changes to the structures, and other factors affecting the property since the last assessment.

    Assessors value thousands of properties at a time using sales data and property records. They usually don’t walk through your house.

    Three reasons the numbers drift apart

    Timing. Your assessment was set at your last reassessment and may be up to three years old. Markets can move a lot in that time.

    Phase-ins. When a reassessment raises the value, the increase is phased in equally over three years. Decreases take effect right away. So the assessment used on a given tax bill can be lower than SDAT’s own full estimate.

    What they can’t see. SDAT works from records. It may not know about a worn-out kitchen, a failing roof, foundation cracks, or water in the basement. It also may not know about an unpermitted finished basement or a remodel. Condition is one of the biggest drivers of what a buyer will pay, and the assessment mostly can’t capture it.

    The tax bill number is not the assessment

    The figure on your tax bill can differ from the SDAT market value for another reason: the homestead credit. If the house has been your principal residence, the taxable assessment may be capped well below the full assessment. My article on the homestead tax credit when you sell explains that.

    How buyers and appraisers set value

    Buyers and appraisers look at recent sales of similar houses nearby, adjusted for size, condition, lot, and features. A lender’s appraiser walks through the house. A cash buyer like me estimates what the house would be worth after repairs and subtracts the repair cost, holding costs, and a margin. My article on how cash home buyers calculate offers shows that math.

    None of those methods start with the SDAT assessment, although some people use it as a rough check.

    When the assessment runs high

    If your assessment is higher than what similar houses are selling for, you’re paying more tax than you should. You can appeal within 45 days of the notice date. In the two years between reassessments, SDAT lets you file a petition for review by the first working day after January 1. A recent appraisal, comparable sales, and photos of condition problems help.

    A high assessment doesn’t mean buyers will pay that much. If a house needs work, the sale price can come in well below the assessment.

    When the assessment runs low

    A low assessment is common in fast-rising markets and on well-updated houses. It doesn’t mean your house is worth only that much, and it shouldn’t anchor your price. It does mean the buyer’s future tax bills may rise when SDAT reassesses.

    A note for buyers who purchase mid-year

    SDAT also allows a new owner who takes title between January 1 and June 30 to appeal within 60 days of the transfer. That doesn’t affect you as a seller, but a buyer may mention it if the assessment is out of line.

    Reading your SDAT record

    SDAT’s real property search shows more than one number. You’ll usually see separate land and improvement values, the base value from the prior cycle, the new value, and phase-in assessments for each year of the cycle. It also shows the homestead application status and the last recorded transfer, including the price when there was one.

    That last part is useful. If the house sold recently, the deed price is often a better starting point than the assessment, adjusted for any work done since.

    Estates and the assessment

    When a house goes through an estate, the personal representative lists its value on the estate inventory filed with the Register of Wills. Many personal representatives get an appraisal as of the date of death instead of relying on the assessment, because it’s a more accurate figure and it also helps document the heirs’ tax basis. My article on the Maryland Register of Wills covers the estate side.

    Getting a real number

    If you want to know what your house would sell for, you need comparable sales and an honest look at condition. An agent can prepare a market analysis, an appraiser can give a formal opinion, and I can give you a cash offer with the math laid out. Comparing them is often useful. My article on what your house is worth as a cash offer explains the difference.

    Is SDAT assessed value the same as market value?

    No. The assessment is a mass-appraisal estimate for taxes, set every three years and phased in, and it rarely reflects condition. Market value comes from what buyers will actually pay.

    How often does SDAT reassess Maryland homes?

    Owners normally receive a new Notice of Assessment every three years.

    Can I appeal my SDAT assessment?

    Yes. File within 45 days of the notice date, or file a petition for review in the years between reassessments.

    Why is my house assessed higher than it would sell for?

    Often because SDAT doesn’t know about condition problems, or because the market has softened since the last reassessment.

    Talk through your situation

    If you’d like a real-world number to compare with your assessment, call or text me at (410) 498-7473. I’ll show you how I got to it.

  • The Homestead Tax Credit When You Sell a Maryland House

    If you’ve owned your Maryland home for a while, your property tax bill is probably lower than the assessment alone would suggest. That’s usually the homestead tax credit at work. When you sell, that credit doesn’t go with the house, and that surprises both sellers and buyers. For the homestead credit in the Hampstead, Manchester or Upperco area, see selling a house fast in Hampstead.

    I’m Evan Weissman. I buy houses across Maryland, and the homestead credit comes up in many sale conversations, usually when a buyer asks why their tax estimate is higher than the seller’s bill. Here’s how it works, based on SDAT’s published guidance.

    What the credit does

    The homestead credit limits how much the taxable assessment on your principal residence can rise from one year to the next. It doesn’t cap your market value or your assessment. It caps the part of the increase you pay tax on. The rule is in Tax-Property section 9-105, and SDAT’s homestead FAQ explains it in plain terms.

    The state cap is 10% a year for the state portion of the tax. Each county and many towns set their own cap for local taxes, and many are much lower. On SDAT’s 2026-2027 table, for example, Anne Arundel’s county cap is 2%, Baltimore County’s is 4%, Carroll’s is 5%, and Montgomery’s is 10%.

    A simple illustration

    Say your taxable assessment last year was $300,000, and SDAT’s phased-in assessment for this year is $330,000. With a 4% county cap, the county tax is figured on $312,000 instead of $330,000. The credit covers the tax on the $18,000 difference.

    Keep that up for years in a rising market, and the gap between the full assessment and your taxable amount can get large.

    Who qualifies

    The credit applies only to the one property that is the owner’s principal residence. Since 2007 legislation, owners have had to file a one-time application to keep receiving it. SDAT’s real property search shows whether a property has an application on file. Rentals and vacation homes don’t qualify, which is the main reason the application requirement exists.

    Why the credit stops at the sale

    The credit belongs to the owner’s use of the home, not to the house itself. When the house changes hands, the buyer doesn’t inherit your capped assessment. Their taxes are generally based on the full assessment, and any new cap protection builds up from there once they qualify and apply.

    According to SDAT, new purchasers are mailed a homestead application after the deed is recorded and the records are updated. Buyers who plan to live in the house should send it back.

    What this means at settlement

    Property taxes in Maryland are usually prorated at settlement based on the current year’s bill. Your bill, with the credit, is what the title company uses to split the year between you and the buyer. You aren’t charged extra because the credit ends.

    What does change is the buyer’s expectations. A buyer who looks only at your bill may underestimate their own taxes, and their lender will estimate escrow on the full assessment. That’s not a reason to lower your price, but it’s good to understand when a buyer or appraiser raises it.

    If you move out before you sell

    If the house stops being your principal residence, for example because you’ve moved into a new home or rented it out, SDAT asks owners to report it to the local assessment office. A house that sits empty briefly while you sell is a common situation; if you’re unsure how it’s treated, call the assessment office and ask. Renting it long term ends eligibility.

    If you’re buying another Maryland home to live in, apply for the homestead credit there too.

    The other credit with a similar name

    The Homeowners’ Tax Credit is a separate program based on income, and it requires its own application each year. It also ends when you sell. If you’ve been getting it, the property tax relief won’t follow you unless you qualify and apply at your new home.

    A short checklist before you list

    A few minutes of homework helps here:

    1. Look up your property on SDAT’s real property search and note the homestead status and the phase-in assessment for the current and coming years.
    2. Pull your most recent tax bill so you can see the credit amount and the taxable assessment.
    3. Keep a copy handy for buyers and their agents, who will ask about taxes.
    4. If a buyer’s lender or appraiser raises the difference, point them to the full assessment rather than your capped figure.
    5. Once you’ve bought your next home, file the homestead application there so the cap starts working for you again.

    None of this changes your sale price. It keeps the tax conversation from stalling a contract.

    How this fits with your overall numbers

    The homestead credit is one of several tax items in a sale, alongside the transfer and recordation taxes and the proration. My article on SDAT assessment vs. market value explains why the assessment and the sale price rarely match, and my cost of selling article shows how taxes fit with everything else.

    Does the Maryland homestead credit transfer to the buyer?

    No. The buyer’s taxes are generally based on the full assessment, and they have to apply for the credit themselves.

    Do I lose money at settlement because of the homestead credit?

    No. Taxes are prorated using the current bill, which already reflects your credit.

    How do I know if I have the homestead credit?

    Look up your property on SDAT’s real property search, which shows the homestead application status.

    Is the homestead credit the same as the Homeowners’ Tax Credit?

    No. The Homeowners’ Tax Credit is a separate income-based program with a yearly application.

    Talk through your situation

    If you’re thinking about selling and want to understand your numbers, call or text me at (410) 498-7473. I’ll walk you through what you’d net.

  • Should I Sell or Rent Out My Maryland House? Questions to Answer First

    When people move, a lot of them think about keeping the old house as a rental. Sometimes that’s a smart move. Sometimes it turns into years of late-night repair calls and a tax bill nobody saw coming. The answer depends less on the market than on your numbers, the house, and how much landlord work you actually want.

    I’m Evan Weissman. I buy houses in Maryland, including plenty from owners who rented for a few years and decided they were done. Here are the questions I’d want answered before choosing.

    Rent vs. the real monthly costs

    Start with honest cash flow. Take a realistic monthly rent for the house as it is, then subtract:

    • Mortgage principal and interest
    • Property taxes, without any homestead credit if the house won’t be your main home
    • Landlord insurance, which usually costs more than a homeowner policy
    • Repairs and maintenance, often figured as a percentage of rent
    • Vacancy between tenants
    • Property management, if you won’t do it yourself
    • HOA dues, licensing fees, and inspections

    If the house only breaks even on paper, a broken furnace or a two-month vacancy puts you in the red. Positive cash flow with room for surprises is a better sign.

    Whether the house is rent-ready

    A rental has to be safe and habitable before a tenant moves in. An older roof, an aging furnace, or outdated electrical work that you could live with yourself can become urgent once you’re the landlord. If the house needs a lot of work just to rent it, compare that cost with selling it as is. Handling the sell-or-rent decision on a Westminster house? See selling a house fast in Westminster.

    Maryland and local landlord rules

    Being a Maryland landlord comes with obligations. A few of the big ones:

    • Lead paint. Rentals built before 1978 generally have to be registered with the Maryland Department of the Environment and meet lead risk reduction standards at each change in tenancy, as the MDE rental owner page explains.
    • Rental licensing. Several jurisdictions, including Baltimore City and Montgomery County, require rental licenses or registration, sometimes with inspections.
    • Security deposits. Maryland law controls how deposits are held, documented, and returned. See security deposits when selling a Maryland rental.

    None of that is a reason not to rent, but each one takes time and costs money.

    The tax clock on your exclusion

    This is the factor people miss most. The federal home sale exclusion of up to $250,000, or $500,000 for most married couples, requires that you owned and lived in the house as your main home for two of the five years before the sale. If you move out and rent it, you generally have about three years to sell and still meet that test.

    Rent longer than that and the exclusion may be gone. Even within the window, depreciation from the rental years generally can’t be excluded. My article on capital gains tax on a Maryland home sale explains the rules, and a tax professional can run your figures.

    Your mortgage and insurance

    Read your mortgage. Some loans require you to live in the home for a period after closing, and some lenders want notice if the property becomes a rental. Your homeowner policy probably won’t cover a rented house, so you’d need a landlord policy, and a gap in coverage while the house sits empty can be a problem.

    What it does to your next purchase

    If you’re buying another home, the equity in the current house might be your down payment. Keeping it as a rental ties that money up, and a lender will look at the rental mortgage when deciding how much you can borrow. Selling first, or using a bridge loan, are the usual alternatives.

    Distance and time

    Managing a rental from across town is very different from managing one after a military move or a job change out of state. A property manager helps, but takes a share of the rent and still needs decisions from you. My article on military PCS moves and selling covers the long-distance version of this choice.

    When renting usually makes sense

    Renting can work well when the house is in good shape, the rent clearly covers costs with room to spare, you have reserves for repairs, you’re comfortable with the landlord rules, and you’ve thought about the tax timing. It also helps if you live close enough to handle problems yourself, or you’ve already lined up a property manager you trust. Owners who treat the rental like a small business, with a separate bank account and records for every expense, tend to have an easier time at tax season and when they eventually sell.

    When selling usually makes sense

    Selling often makes more sense when the numbers are tight, the house needs significant work, you need the equity for your next home, you’re moving far away, or you’re close to the end of the exclusion window. If you already have tenants and want out, my page on selling a rental with tenants explains how that works.

    Is it better to sell or rent my house in Maryland?

    It depends on cash flow, the house’s condition, your tax situation, and how much landlord work you want. Run the numbers before deciding.

    How long can I rent my house and still avoid capital gains tax?

    Generally, you need to have lived there two of the last five years, which usually leaves about three years after moving out. Depreciation from the rental period is taxed separately.

    Do I need a license to rent my house in Maryland?

    It depends on the jurisdiction. Baltimore City and Montgomery County are among those that require rental licenses or registration.

    Does a pre-1978 rental need lead registration?

    Generally yes. Maryland requires most rentals built before 1978 to be registered with MDE and meet lead risk reduction standards.

    Talk through your situation

    If you’re torn between selling and renting, call or text me at (410) 498-7473 and I’ll give you an honest sale figure to compare against the rental numbers. Sometimes renting wins, and I’ll tell you if that’s what I see.

  • Capital Gains Tax on Selling a Maryland Home: The Exclusion, State Tax, and Withholding

    A lot of sellers worry about capital gains tax before they need to. Most people selling the home they live in owe nothing on the gain, thanks to a federal exclusion. The picture changes with rentals, second homes, inherited houses, very large gains, and sellers who live outside Maryland.

    I’m Evan Weissman. I buy houses in Maryland, and I’m not a tax professional, so this is general information drawn from IRS and Maryland Comptroller sources. Bring your own numbers to a CPA or tax preparer before you sign anything.

    Gain is not the same as sale price

    Your gain is roughly the sale price, minus selling costs, minus your adjusted basis. Basis usually starts with what you paid, plus certain purchase costs, plus the cost of improvements like a new roof, an addition, or a kitchen remodel. Repairs and routine maintenance generally don’t count.

    That’s why records matter. A seller who kept receipts for $60,000 of improvements over twenty years can owe far less than one who can’t show them.

    The $250,000 and $500,000 exclusion

    Under the rules in IRS Publication 523, you can exclude up to $250,000 of gain, or $500,000 for most married couples filing jointly, if you owned the home and lived in it as your main home for at least two of the five years before the sale. You generally can’t have used the exclusion on another home in the two years before.

    If you fall short of two years because of a job change, a health reason, or certain unforeseen events, you may qualify for a partial exclusion. Publication 523 explains the tests.

    Moving into care before the sale

    Publication 523 has a rule that matters for older sellers. If you become physically or mentally unable to care for yourself and move into a licensed care facility, the time you spend there can count toward the use test, as long as you lived in the home for at least one year during the five years before the sale. My article on selling a house after moving to assisted living covers the rest of that situation.

    Rentals and former homes

    A house you rented out is different. If it was never your main home, the exclusion doesn’t apply. If you lived there first and rented it later, you may still qualify if you meet the two-of-five-year test, but depreciation you took, or could have taken, while it was a rental generally can’t be excluded. Periods of nonqualified use after 2008 can also reduce the exclusion.

    That’s a big part of the decision I cover in should I sell or rent out my Maryland house.

    Inherited houses

    When you inherit a house, your basis is generally the fair market value on the date of death, not what the original owner paid. That step-up often means little or no gain if the estate or heirs sell fairly soon. An appraisal as of the date of death helps document it. My article on the Maryland Register of Wills covers the estate side.

    Maryland’s tax on the gain

    Maryland doesn’t have a separate capital gains rate for most people. Taxable gain is included in Maryland income and taxed at your regular state and local income tax rates.

    There’s one newer wrinkle. According to the Comptroller’s Technical Bulletin No. 58, starting with tax year 2025, Maryland adds a 2% tax on net capital gains when federal adjusted gross income is over $350,000. Gain from selling a qualifying primary residence for less than $1.5 million is excluded from that extra tax.

    Withholding when the seller lives out of state

    If you don’t live in Maryland, the settlement agent has to withhold part of your proceeds at closing and send it to the state. The Comptroller’s Form MW506NRS sets the rate at 8.75% of an individual’s share of the total payment for sales after June 30, 2025. That’s withholding against your tax, not the tax itself. You file a Maryland nonresident return and get back any excess.

    Some sellers qualify for a full or partial exemption, for example when the house was their principal residence. You apply on Form MW506AE before closing. Start early, since the certificate has to be in hand at settlement.

    Reporting the sale

    Settlement agents generally report a sale to the IRS on Form 1099-S. Even if your whole gain is excluded, keep your closing statement and improvement records with your tax papers. The IRS publication explains when the sale has to be reported on your return.

    Planning around the tax

    Some sellers time a sale to meet the two-year test or to land in a lower-income year. Others look at an installment sale or, for investment property, a like-kind exchange. These are questions for a tax professional, and the answer can change what price or timing works for you. My net sheet comparison shows how taxes fit with other selling costs.

    Do I pay capital gains tax when I sell my house in Maryland?

    Usually not on your main home, if you meet the federal two-of-five-year test and the gain is under $250,000, or $500,000 for most joint filers.

    Does Maryland tax capital gains differently than income?

    For most sellers, no. Taxable gain is taxed as regular Maryland income. A 2% additional tax applies to high earners, but primary residence sales under $1.5 million are excluded from it.

    How much does Maryland withhold from a nonresident seller?

    8.75% of an individual’s share of the total payment for sales after June 30, 2025, unless an exemption certificate applies.

    Is there capital gains tax on an inherited house?

    Only on gain above the stepped-up basis, which is usually the value on the date of death.

    Talk through your situation

    If you’re weighing a sale and want to see the numbers side by side before you talk with your tax preparer, call or text me at (410) 498-7473. I’ll give you a clear net figure to work from.

  • Moving to Assisted Living: Selling a Maryland House to Pay for Care

    A move to assisted living usually happens faster than anyone planned. A fall, a hospital stay, or a doctor’s warning, and suddenly a family is touring facilities and trying to figure out how to pay for them. For many Maryland families, the house is the biggest asset, and selling it is part of the plan. If the house is in 21157 or 21158 and you’re dealing with a move to assisted living, see selling a house fast in Westminster. For a move to assisted living in Parkville or Carney, see selling a house in Parkville.

    I’m Evan Weissman. I buy houses across Maryland, and a lot of the sellers I meet are adult children helping a parent through this move. This article covers the questions that come up most, in roughly the order families run into them.

    Who has the authority to sign

    If your parent can still make decisions and sign documents, they can sell the house themselves, with family helping. If they can’t, someone needs legal authority.

    • A durable power of attorney that covers real estate lets the agent sign on the owner’s behalf. Title companies review the document closely, so get it to them early. See using a power of attorney to sell a Maryland house.
    • A guardianship of the property, granted by a circuit court, is the usual path when there’s no valid power of attorney and the owner can’t sign. The court generally has to approve the sale. My article on guardianship and selling a Maryland house explains the process.

    If your parent is co-owner with a spouse, both usually need to sign or be represented.

    Talk to an elder law attorney before selling

    Medicaid can help pay for long-term care, but its asset rules are complicated. Selling the house turns it into cash, which can affect eligibility. Giving the house away, or selling it to family below value, can trigger a penalty under the federal look-back rules for transfers.

    None of that means you shouldn’t sell. It means the timing and structure matter, and an elder law attorney can tell you what makes sense for your family before you sign a contract. If cost is a concern, Maryland Access Point at 1-844-627-5465 can connect families with local options counseling and services, according to the Maryland Department of Aging.

    The tax side of the sale

    The federal home sale exclusion lets most owners exclude up to $250,000 of gain, or $500,000 for most married couples, if they lived in the home two of the last five years. IRS Publication 523 has a helpful rule for this situation. If an owner becomes physically or mentally unable to care for themselves and moves into a licensed facility, time spent there can count toward the use test, as long as they lived in the house for at least a year during the five years before the sale.

    So a parent who moved out three years ago may still qualify. A tax professional should confirm it.

    If there’s a reverse mortgage

    A reverse mortgage usually comes due when the last borrower no longer lives in the home as their main residence. Under HUD’s rules for the common HECM loan, being away in a health care facility for more than twelve consecutive months generally counts as moving out. If your parent has one, contact the servicer early. My article on reverse mortgage payoffs walks through what the servicer will need.

    The empty house in the meantime

    Once your parent moves, the house may sit empty. That brings its own risks. Many homeowner policies limit coverage when a house is vacant for a long stretch, so call the insurance agent and tell them. Keep the heat on in winter, and have someone check the house regularly. My article on vacant house costs covers what to watch for.

    Sorting a lifetime of belongings

    This is often the hardest part emotionally. Let your parent choose what goes to the new place, which is usually far less than they want to take. Then give family a chance to claim items, and decide what to sell, donate, or throw out. You don’t have to empty the house before selling to every buyer. My cleanout options article explains the choices.

    Timing the sale with the move

    Assisted living communities often want the first month’s payment, or a deposit, before move-in. A listing can bring the highest price but may take months between preparing, showing, and settlement. A direct sale is usually faster and skips repairs and showings, but the price is lower. Some families use savings or a short-term loan to cover the first months of care while the house sells on the market. Weigh what matters most for your family: price, speed, or less work for everyone.

    Keeping your parent in the loop

    Even when an adult child is handling the details, most parents want to be part of the decision about their home. Explain the plan, the numbers, and the timing in plain terms. If siblings disagree, see when siblings disagree about a house. Many of the same ideas apply before an estate is ever opened.

    Can I sell my parent’s house if they’re in assisted living?

    Yes, if your parent signs or you have legal authority, such as a valid power of attorney or a court guardianship.

    Will selling the house affect Medicaid eligibility?

    It can. Sale proceeds become an asset, and transfers below value can trigger penalties, so talk with an elder law attorney first.

    Does my parent still get the capital gains exclusion after moving out?

    Possibly. IRS rules can count time in a licensed care facility toward the use test if the owner lived in the home at least one of the last five years.

    What happens to a reverse mortgage when the owner moves to assisted living?

    It generally comes due once the borrower has been out of the home for more than twelve consecutive months in a care facility.

    Talk through your situation

    If your family is working through a move to assisted living and wants to understand what the house could bring, call or text me at (410) 498-7473. I’ll give you clear numbers and tell you if listing makes more sense.

  • Baltimore County Tax Sale: What Homeowners Should Know Before and After August

    Baltimore County runs its tax sale later in the year than most of Maryland. In 2026 the auction was August 27, while many counties finished theirs in May or June. If you own a house in the county and your property taxes are behind, that schedule gives you a few extra weeks, but the steps leading up to the sale still move on a fixed calendar. If the house is in 21234 and you’re dealing with a Baltimore County tax sale notice, see selling a house fast in Parkville. If the house is in 21222 or 21219 and you’re dealing with a Baltimore County tax sale notice, see selling a house fast in Dundalk.

    I’m Evan Weissman. I buy houses in Baltimore County, and part of what I do is help owners understand their options before a tax problem turns into a bigger one. This article walks through the county’s process using the county’s own published materials.

    How a county bill becomes delinquent

    According to the county’s tax sale page, real property tax bills go out July 1 each year. If you don’t pay in full, or don’t make the first semiannual payment by September 30 when you’re eligible for that plan, the account is delinquent and interest starts adding up.

    Balances still unpaid after December 31 become subject to interest, penalties, and the tax sale. The county then mails a Final Tax Sale Notice that gives the owner 30 days to pay the taxes, interest, and penalties.

    The payoff deadline before the auction

    The county’s 2026 public notice set a deadline of Wednesday, July 31, 2026, at 4:30 p.m. for paying overdue taxes and charges by cash, certified check, or money order to keep a property out of the sale. Properties still unpaid were advertised once a week for four weeks in a local newspaper, and the list was posted on the county’s website.

    The county also adds fees to each account in the sale, which it lists as $25 for postage and handling, $50 for advertising, and $15 for legal costs. Those are on top of the taxes and monthly interest.

    What happens on sale day

    The 2026 sale ran as an online auction. Registered bidders, often investors, bid on tax liens, not on the house itself. The winning bidder pays the county the overdue amount and gets the right to collect it back from you with interest. You still own the house, and you can still live there and sell it.

    If a property sits on ground rent, the county sells only the leasehold interest. Liens that don’t sell at auction go to the county.

    Redemption interest in Baltimore County

    To redeem, you pay the amount the bidder paid for the taxes, plus interest, later taxes, and certain allowed expenses. The county’s materials aren’t entirely consistent on the rate. Its public notice cites 12% a year under the county code, while its collector’s terms cite 10%. Either way, state law caps redemption interest on owner-occupied homes at 10% a year.

    State law also limits the expenses a certificate holder can add, and those limits get larger over time, especially once a foreclosure case is filed. My article on redeeming a property after a Maryland tax sale covers the fee limits in detail.

    Redemptions go through the county Office of Budget and Finance at 400 Washington Avenue, Room 150, in Towson. The county’s tax sale line is 410-887-5616.

    The months after the sale

    The county’s tax sale page says an owner has six months from the sale to redeem before a foreclosure case to cut off redemption can be filed. Its collector’s terms say certificates of tax sale are usually mailed about six months after the sale for properties that aren’t owner-occupied and about nine months after for owner-occupied homes.

    Once a foreclosure case is filed in the Circuit Court for Baltimore County, the cost to redeem goes up. If the court enters a final judgment, the right to redeem ends and the owner can lose the house, along with any equity in it. That’s why the period right after the sale matters.

    Where to get help

    Free help comes first. The State Tax Sale Ombudsman at (410) 767-4994 can explain your situation and point you to programs. Maryland’s Homeowner Protection Program is meant to help eligible owner-occupants keep their homes out of tax sale. The county’s Office of Budget and Finance can tell you exactly what you owe.

    If a mortgage is behind too, call your servicer about loss mitigation, a HUD-approved counselor or Maryland HOPE at 1-877-462-7555, and an attorney. Some lenders pay overdue taxes to protect their lien, and that changes your options.

    Selling when taxes are behind

    Selling is one possible way out, not the only one. A sale can pay off the overdue taxes or the redemption amount from your proceeds at settlement, and you keep the rest of your equity. That can be done with a listing or with a direct buyer. My page on being behind on property taxes and my Baltimore County local guide explain how I approach it.

    When is the Baltimore County tax sale held?

    The 2026 sale was an online auction on August 27, according to the county’s public notice and collector’s terms.

    What was the 2026 deadline to stay out of the Baltimore County tax sale?

    The county’s notice set July 31, 2026, at 4:30 p.m., with payment by cash, certified check, or money order.

    What interest rate applies when I redeem in Baltimore County?

    County documents cite 10% or 12% a year, but state law caps it at 10% a year for owner-occupied homes.

    Who do I pay to redeem a Baltimore County property?

    The county Office of Budget and Finance in Towson, not the investor.

    Can I sell my Baltimore County house after a tax sale?

    Yes, until a court forecloses the right to redeem. The redemption amount is paid from the sale proceeds at settlement.

    Talk through your situation

    If your Baltimore County taxes are behind and you want to talk through your options, call or text me at (410) 498-7473. I’ll be straight about whether selling makes sense or another route fits better.

  • Selling a House in Annapolis: A Local Guide to City Rules, Taxes, and Settlement

    Annapolis is the state capital and the county seat of Anne Arundel County, and it’s also a city with its own government. That’s what makes selling here different from Severna Park or Arnold. A house inside city limits pays a city tax, uses city water and sewer, and has to clear a city step before the deed can be recorded.

    I’m Evan Weissman. I buy houses around Annapolis and the rest of Anne Arundel County. This guide covers what’s specific to selling inside the city, plus the county rules that apply either way.

    City limits vs. an Annapolis address

    Plenty of homes with an Annapolis mailing address sit outside the city, in places like Parole, Riva, Annapolis Neck, and Cape St. Claire. Those homes pay county and state tax only. Before you look at any of the city rules below, check SDAT’s real property search to see whether your parcel is inside the City of Annapolis.

    Three layers of property tax

    The 2026-2027 SDAT tax rate table shows these rates per $100 of assessed value for homes inside the city:

    • City of Annapolis: 0.7380
    • Anne Arundel County, inside the city: 0.5770
    • State: 0.1120
    • Combined: 1.4270

    Outside the city, Anne Arundel’s county rate is 0.9680, so the combined rate is 1.0800. SDAT shows a lower county rate inside the city, which reflects services the city provides itself. The homestead caps differ too. The county’s cap is 2%, and the city’s is 10%.

    Deed taxes in Annapolis

    The city doesn’t add its own transfer tax. Anne Arundel County’s recordation and transfer tax page lists the county transfer tax at 1%, with a higher rate on transfers of $1 million or more, and recordation at $3.50 per $500. The state transfer tax is 0.5%, or 0.25% for a first-time Maryland homebuyer.

    On a $500,000 sale before exemptions, that’s $2,500 state transfer tax, $5,000 county transfer tax, and $3,500 recordation, for $11,000 total. Under the default equal split, each side pays $5,500.

    The city’s deed stamp step

    This is the part that surprises people. According to the City of Annapolis Finance Office’s real property transfer form, a deed for property in the city won’t be validated for recording until all water and sewer service is paid through the transfer date, billed or not. The city charges a $50 fee per tax ID and water account for the transfer. Open city citations have to be paid, with proof, before the city will stamp the deed.

    Your title company usually handles the request, but you can save time by checking for open citations with Planning and Zoning at 410-263-7961. Utility billing questions go to the Finance Office at 410-263-7952.

    The historic district

    The historic downtown, around State Circle and Main Street, is a local historic district. Exterior changes there go through the city’s Historic Preservation Commission. If you’ve replaced windows, siding, or a roof without approval, a buyer’s attorney may ask about it. Older homes downtown also usually need the federal lead paint disclosure.

    Water, the Critical Area, and flooding

    Annapolis is surrounded by water: Spa Creek, Back Creek, College Creek, and the Severn River. Maryland requires most sale contracts to include a Critical Area notice, and lots within about 1,000 feet of tidal waters or wetlands may have extra limits on building and clearing. Low parts of downtown and Eastport see tidal flooding, and buyers will ask about flood insurance and any water that has come into the house.

    Taxes behind on an Annapolis house

    If you’re behind on property taxes, call the county and the city finance office to confirm what each says you owe. Anne Arundel County’s tax sale document says interest and penalties accrue at 1% a month from October 1, and SDAT’s schedule listed the 2026 county tax sale for June 3. Unpaid city charges can also hold up the deed stamp.

    If you’re behind on a mortgage too, talk with your servicer about loss mitigation, call a HUD-approved counselor or Maryland HOPE at 1-877-462-7555, and get advice from an attorney. Selling is only one option.

    Annapolis estates

    The Anne Arundel County Register of Wills is at 2011 E. Commerce Park Drive in Annapolis, 410-222-1430, according to the Register of Wills site. My article on how long probate takes covers timing, and letters of administration covers what a buyer’s title company will ask for.

    Listing in Annapolis vs. a direct sale

    Annapolis has strong demand for updated homes, and many sellers do well on the open market. A direct sale can fit a house with historic district problems, flood history, tenants, or a long repair list. See my Anne Arundel County page and Glen Burnie guide for more on the county.

    Does Annapolis have its own transfer tax?

    No. The county transfer tax and recordation tax apply, plus the state transfer tax. The city does charge a $50 transfer fee tied to its water account.

    What is the property tax rate in the City of Annapolis?

    For 2026-2027, the combined rate is 1.4270 per $100: 0.7380 city, 0.5770 county, and 0.1120 state.

    Why won’t the city stamp my deed?

    Usually because water and sewer charges through the transfer date, or an open city citation, haven’t been paid yet.

    Is my Annapolis address inside city limits?

    Not necessarily. Check SDAT’s real property search, which shows whether a parcel is in the city.

    Talk through your situation

    If you’re selling in or around Annapolis and want a straight local opinion, call or text me at (410) 498-7473. I’ll tell you honestly if listing is the better fit.

  • HOA Resale Documents When Selling a Maryland Home: What the Law Requires

    If your Maryland home is in a homeowners association, there’s a paperwork step that catches a lot of sellers off guard. Before the sale can be enforced against the buyer, you have to provide a specific set of association documents and disclosures. Do it late or incompletely, and the buyer may get a window to walk away. If the house is in 21157 or 21158 and you’re dealing with HOA resale documents, see selling a house in Westminster.

    I’m Evan Weissman. I buy houses across Maryland, many of them in HOA communities. This article explains what the Maryland Homeowners Association Act requires, based on the statute, so you can get ahead of it. Note that this covers homeowners associations for houses and townhomes.

    The rule in Section 11B-106

    Maryland Real Property Section 11B-106 applies to the resale of a lot in a development with a homeowners association, when the buyer intends to live in it or rent it out. Under subsection (a), the contract isn’t enforceable by the seller unless:

    1. The buyer receives the required disclosures on or before signing the contract, or within 20 calendar days after signing.
    2. The buyer receives notice of any change in mandatory fees of more than 10%, and any other substantial and material change, once the seller learns of it.
    3. The contract includes a conspicuous notice, in bold and underlined type, explaining the Act and the buyer’s rights.

    You can read the full text on the General Assembly site.

    What goes in the package

    Subsection (b) lists what the seller has to provide in writing:

    • A statement of whether the lot is in a development
    • The current monthly fees or assessments
    • The total fees, assessments, and other charges for the HOA’s prior fiscal year
    • Whether any fees or charges against the lot are delinquent
    • The name, address, and phone number of the management agent or authorized officer
    • Whether the owner has actual knowledge of unsatisfied judgments or pending lawsuits against the HOA
    • Whether the owner knows of pending claims, covenant violation actions, or notices of default against the lot
    • Copies of the articles of incorporation, declaration, recorded covenants and restrictions, and the bylaws and rules

    Most of that comes from the association. A few items, like what you actually know about violations against your lot, come from you.

    The buyer’s right to cancel

    The required contract notice explains this. If the buyer hasn’t received all the information at least 5 calendar days before signing, they have 5 calendar days after receiving it to cancel the contract in writing, without giving a reason. If the seller later gives notice of a fee change above 10% or another substantial change that hurts the buyer, the buyer has 3 calendar days to cancel.

    A buyer who cancels gets their deposit back. The seller can keep the lesser of the cost of reproducing the documents or $100 if the buyer doesn’t return them.

    What this means for you: the earlier the buyer has the full package, the sooner that cancel window closes. Delivering it before the contract is signed is the cleanest approach.

    How to request it and what it costs

    Under subsection (c), the HOA or its management agent has to provide the information within 20 days of a written request from the owner and payment of a reasonable fee. The statute caps that fee and has the Department of Housing and Community Development adjust the cap every 2 years based on inflation, with the current figure posted on DHCD’s website.

    The association can also charge up to these extra amounts:

    Extra serviceMaximum fee
    Inspection of the lot, if the governing documents require it$50
    Delivery within 14 days of the request$50
    Delivery within one week of the request$100

    Practical tip: request the package as soon as you decide to sell. Twenty days can feel like forever once you have a buyer waiting.

    After the sale closes

    Subsection (d) adds one more duty. Within 30 calendar days after the transfer, the seller has to notify the HOA. The notice should include, to the extent reasonably available, the buyer’s name and address, your forwarding address, the transfer date, any mortgage lender’s name and address, and how outstanding fees were split. Title companies often handle this, but confirm who’s doing it.

    Common problems I see

    • Late ordering. The seller waits until after the contract, and the buyer’s cancel window stays open longer.
    • Open violations. The package or an inspection reveals an unapproved fence, shed, or paint color. Buyers may ask you to fix it or give a credit.
    • Special assessments. A recently approved assessment for a roof or road project can change a buyer’s math.
    • Unpaid dues. Delinquent amounts usually have to be paid at settlement. My article on selling while behind on HOA dues covers that situation.
    • More than one association. Some communities have a master association and a sub-association, each with its own package.

    Does a cash sale change any of this?

    A cash buyer who intends to rent out the home still fits the statute’s description, so the HOA disclosures generally still apply. Some investors are comfortable moving quickly once they have the documents. If you’re selling to me, I’ll ask for the package early so it doesn’t hold up closing. My page on how I buy houses explains the rest of the process.

    How long does an HOA have to provide resale documents in Maryland?

    Within 20 days after the owner’s written request and payment of the fee. Faster delivery can cost extra.

    Can a buyer cancel after getting the HOA documents?

    If the buyer didn’t have all the information at least 5 days before signing, they can cancel in writing within 5 calendar days after receiving it.

    How much can an HOA charge for a resale package in Maryland?

    The statute caps the base fee and has DHCD adjust it every 2 years. Inspection and rush delivery fees are capped separately.

    Do I have to tell the HOA after I sell?

    Yes. The seller must notify the association within 30 calendar days after the transfer.

    What if my HOA has violations against my lot?

    The disclosure asks whether you know of pending violation actions. Disclose what you know, and expect the buyer to ask how it will be resolved.

    Talk through your situation

    If you’re selling a home in an HOA and want help sorting out the paperwork or the violations, call or text me at (410) 498-7473. I’ll tell you how I’d handle it in a sale to me.

  • Do You Have to Disclose a Death in a House in Maryland? Stigmatized Property Rules

    Sellers sometimes call me with a question they’re uncomfortable asking anyone else. A parent passed away in the bedroom. A tenant died in the house and wasn’t found for days. Something violent happened years ago. They want to know whether they have to tell a buyer, and whether it will scare everyone off.

    I’m Evan Weissman. I buy houses in Maryland, including houses where someone has died. Maryland has a specific statute on this, and it’s clearer than most people expect. This isn’t legal advice, but here’s what the law says and how it plays out.

    What Maryland’s statute says

    Real Property Section 2-120 says it is not a material fact or a latent defect, for property offered for sale or lease, that:

    1. An owner or occupant is, was, or is suspected to be infected with HIV or diagnosed with AIDS, or
    2. A homicide, suicide, accidental death, natural death, or felony occurred on the property.

    The statute also says an owner, seller, or the seller’s agent is immune from civil liability or criminal penalty for not disclosing those facts. You can read the text on the General Assembly site.

    So under Maryland law, the event itself, whether a natural death, a suicide, or a crime, isn’t something you’re required to volunteer.

    Why this matters for the disclosure form

    Maryland’s disclosure system revolves around two ideas: what the seller actually knows about the physical condition of the house, and latent defects that threaten health or safety. Section 2-120 takes these events out of the “material fact” and “latent defect” categories. That means a death in the home isn’t something you list as a defect on the state disclosure or disclaimer statement.

    What the statute doesn’t cover

    This is the part sellers need to understand. The statute covers the fact that a death or felony occurred. It doesn’t erase physical problems that came with it.

    Examples:

    • Physical damage. If an unattended death left contamination in subflooring or walls that wasn’t properly remediated, that’s a physical condition. If it’s hidden and poses a health risk, it may fit the definition of a latent defect.
    • Fire or other damage from the event. The state disclosure form asks about past flooding or fire. Damage from an incident is still damage.
    • Open code or police matters. If a crime led to a code violation, boarding, or a condemnation order, those are separate issues.

    The safe approach is to treat the event and its physical aftermath as two different things. Professional cleanup and documentation help on the physical side. My article on latent defects explains that standard in more depth.

    If a buyer asks you directly

    The statute protects you from liability for failing to disclose these facts. It doesn’t tell you to lie. If a buyer asks a direct question, a false answer could create a different problem. Many sellers choose either to answer honestly and briefly or to decline to discuss it. Your agent or attorney can help you decide how to respond.

    In my experience, buyers often find out anyway. Neighbors talk, and news stories are online. A short, factual answer usually lands better than a surprise later.

    How a death affects price and buyers

    Some buyers don’t care at all, especially about a natural death of an older owner, which is common. Others will pass on a house where a violent crime occurred, at least for a while. The effect on price depends on the event, how long ago it was, how well-known it is, and the local market.

    What usually matters more to price is the condition of the house. An estate house where an elderly owner lived for 40 years often needs updating, and that has more effect on the number than the fact that the owner died there.

    When the death leads to an estate sale

    If the owner died, the house will usually go through probate before it can be sold. A personal representative appointed by the Register of Wills has authority to sign. Sales by a fiduciary administering an estate are also excluded from Maryland’s disclosure and disclaimer form requirement. My articles on selling before probate closes and estate cleanouts cover what comes next.

    Rentals and tenants

    Section 2-120 applies to property offered for lease, too. A landlord renting out a unit where a prior tenant died isn’t required to disclose that fact under the statute. The same split applies, though: physical conditions from the event need to be dealt with, and local rental housing codes still apply.

    Preparing a house after a death or crime

    If a death or crime happened in the house, a few steps help:

    1. Use a professional cleanup company when there’s any biological contamination, and keep the paperwork.
    2. Replace affected flooring, drywall, or fixtures as needed.
    3. Clear out belongings, or decide whether to sell the house with contents.
    4. Talk with your agent or attorney about how to answer direct questions.
    5. Consider whether a direct sale makes more sense than public showings.

    A cash buyer can take the house as is, which some families prefer when the memories are painful. My as-is page explains how that works.

    Do I have to tell buyers someone died in my house in Maryland?

    Maryland law says a death, whether natural, accidental, a suicide, or a homicide, isn’t a material fact or latent defect, and sellers are immune for not disclosing it.

    What about physical damage from the death?

    Physical conditions are separate. If damage remains and it’s a hidden health or safety hazard, it may need to be disclosed as a latent defect.

    Can I lie if a buyer asks?

    The statute protects nondisclosure, not false statements. Many sellers answer briefly or decline to discuss it. Ask your agent or attorney.

    Does a felony on the property have to be disclosed?

    Under Section 2-120, a felony that occurred on the property isn’t a material fact or latent defect for sale or lease.

    Does a death lower the sale price?

    It depends on the event and how widely known it is. Condition usually affects the price more than a natural death does.

    Talk through your situation

    If something difficult happened in a house you need to sell, call or text me at (410) 498-7473. I’ll keep the conversation private and tell you plainly how I’d handle it.

  • Selling a House in Bowie, MD: City and Prince George’s County Costs Explained

    Bowie is the largest city in Prince George’s County, and its housing tells a story. The Belair section was built by Levitt and Sons starting in the early 1960s, and later decades brought newer subdivisions, townhome communities, and age-restricted neighborhoods. Many original buyers are now downsizing, moving to be near family, or leaving houses to their kids.

    I’m Evan Weissman. I buy houses across Maryland, including Bowie, Crofton, Upper Marlboro, Mitchellville, and Greenbelt. Here’s what Bowie sellers usually need to know.

    Inside the City of Bowie or not

    Bowie is an incorporated city, so homes inside city limits pay a city tax. Some homes with a Bowie mailing address are actually in unincorporated Prince George’s County. Your tax bill or SDAT property record will tell you which.

    Rates per $100 of assessed value from the SDAT 2026-2027 table:

    LocationCity rateCounty rateState rateCombined
    City of Bowie0.58000.87800.11201.5700
    Unincorporated Prince George’sNone1.00000.11201.1120

    The county charges a lower rate inside Bowie because the city provides some services. Prince George’s bills can also include other charges beyond these base rates, so look at the bill itself when a buyer asks about taxes.

    The homestead credit cap is 5% for Bowie’s city tax and 3% for Prince George’s County. Owners who’ve been in their homes a long time may pay on a lower taxable assessment than a buyer will.

    Prince George’s deed taxes

    The Department of Legislative Services table lists:

    • County transfer tax: 1.4%
    • Recordation tax: $2.75 per $500
    • State transfer tax: 0.5%, or 0.25% for a first-time Maryland homebuyer

    On a $425,000 Bowie sale, before any exemptions, that’s $2,125 state transfer tax, $5,950 county transfer tax, and $2,337.50 recordation tax, for $10,412.50 total. Under Maryland’s default equal split, each side pays about $5,206. Prince George’s county transfer tax is one of the higher rates in the state, so the seller’s share matters more here than in many counties.

    If your buyer is a first-time Maryland homebuyer who will live in the house, state law moves the state transfer tax to the seller and, unless the contract says otherwise, the county taxes too. My first-time buyer article explains.

    Notices in a Prince George’s contract

    A couple of state-required notices come up for Bowie sellers:

    • Military noise. Real Property Section 14-117 requires most contracts to include a statement that the property may be near a military installation with flight operations or other noise. Prince George’s isn’t exempt, and Joint Base Andrews is in the county.
    • Deferred water and sewer charges. If a recorded covenant created deferred water and sewer charges on your home, the resale contract needs a specific notice. If it’s left out, the buyer may be able to cancel before settlement or recover the charges later.

    Your agent or title company will usually handle the wording, but tell them about any deferred charge on your tax bill.

    Belair-era houses and what buyers check

    The original Levitt houses and other homes from the 1960s and 1970s are solid, but most have aged systems by now. In those homes, I often see:

    • Original or older electrical panels
    • Aging HVAC and ductwork
    • Galvanized or older plumbing
    • Older windows and roofs
    • Additions and garage conversions with unclear permit history

    Buyers will also ask about anything done without permits. Gathering records before listing saves time.

    Prince George’s early tax sale date

    SDAT’s tax sale schedule listed Prince George’s 2026 sale for May 11, one of the earlier dates in the state. If you’re behind, contact the county and the State Tax Sale Ombudsman at (410) 767-4994. My article on the Prince George’s County tax sale goes into detail.

    Estates in Prince George’s County

    The Prince George’s County Register of Wills is in the courthouse at 14735 Main Street, Room D4001, in Upper Marlboro, according to the Register of Wills site. Estates are opened there, and the personal representative signs any sale. My page on inherited houses explains how I work with families.

    Downsizing from a long-time Bowie home

    Many Bowie owners have lived in their homes for decades. Selling after that long brings its own work: sorting belongings, deciding on repairs, and timing the move with a new place. My downsizing article covers that process, and I’m happy to talk through whether listing or a direct sale fits better.

    Choosing a sale route

    Updated Bowie homes in good neighborhoods usually sell well with an agent. A direct cash sale tends to make more sense when the house needs major updating, is part of an estate, or the owner needs a flexible move date. I’ll give you an honest view either way.

    What is the property tax rate in Bowie, MD?

    For 2026-2027, SDAT lists 0.5800 for the city, 0.8780 for the county, and 0.1120 for the state per $100, for 1.5700 combined.

    What is the transfer tax in Prince George’s County?

    The county transfer tax is 1.4%. The state transfer tax and recordation tax of $2.75 per $500 are added.

    When was the 2026 Prince George’s County tax sale?

    SDAT’s schedule listed May 11, 2026.

    Do Bowie contracts need a military noise notice?

    Yes. Maryland requires most contracts, including in Prince George’s County, to include a notice about possible military installation noise.

    Where do I open an estate for a Bowie house?

    At the Prince George’s County Register of Wills in Upper Marlboro.

    Talk through your situation

    If you’ve owned your Bowie home for years and aren’t sure whether to update it or sell as-is, call or text me at (410) 498-7473. I’ll help you compare the two.

  • Selling a House in Waldorf, MD: Charles County Costs, HOAs, and Timing

    Waldorf is the biggest community in Charles County and one of the fastest-changing parts of Southern Maryland. Along US 301 and MD 228, you’ll find older neighborhoods from the 1970s and 1980s, the planned community of St. Charles, and newer subdivisions with active homeowners associations. A lot of Waldorf owners work at Joint Base Andrews, in D.C., or at federal offices nearby.

    I’m Evan Weissman. I buy houses throughout Maryland, including Waldorf, White Plains, La Plata, Brandywine, and Accokeek. This guide covers what tends to come up when selling a Waldorf home.

    Waldorf and Charles County government

    Waldorf isn’t an incorporated town. Homes here pay Charles County and state property taxes, and county rules apply. That’s different from La Plata or Indian Head, which are incorporated and have town taxes.

    The SDAT 2026-2027 tax rate table lists the Charles County general rate at 1.1410 per $100 and the state rate at 0.1120. The Department of Legislative Services table, which includes special rates for some services, shows Charles at 1.205. Your actual bill may also carry fees beyond the base rate, so use the bill itself when a buyer asks.

    Charles County’s homestead credit cap is 7%. Long-time owners may be paying on a lower taxable assessment than a new buyer will.

    Recordation tax went up

    This is the biggest change for Charles County sellers. The DLS table shows Charles County’s recordation tax at $5.00 per $500 through fiscal 2025 and $7.00 per $500 for fiscal 2026 and 2027. The county transfer tax is 0.5%, and the state transfer tax is 0.5%, or 0.25% for a first-time Maryland homebuyer.

    On a $375,000 Waldorf sale, before any exemptions:

    • State transfer tax: $1,875
    • County transfer tax: $1,875
    • Recordation tax: $5,250
    • Total: $9,000, or about $4,500 each under Maryland’s default equal split

    At the old recordation rate, the same sale would have had $3,750 in recordation tax, so the increase is $1,500 on that price. If your buyer is a first-time Maryland homebuyer who’ll live in the home, state law shifts these taxes toward the seller unless the contract says otherwise on the county portions. My first-time buyer article explains how.

    HOA communities and resale paperwork

    Many Waldorf homes, including those in St. Charles and newer subdivisions, are in homeowners associations. When you sell a home in an HOA, Maryland law requires the seller to give the buyer certain association documents and disclosures. The buyer also gets a short window after receiving them to cancel. Order the resale package from your HOA or its management company early, because it can take time and there’s usually a fee.

    Unpaid HOA dues and fines usually have to be cleared at settlement. If you’re behind, my article on selling while behind on HOA dues explains how that works.

    Military noise notice

    Maryland Real Property Section 14-117 requires most sale contracts to include a statement that the property may be located near a military installation with flight operations, munitions testing, or other operations that may create high noise levels. The statute exempts a handful of counties, and Charles isn’t one of them. With Joint Base Andrews to the north and the Naval Support Facility at Indian Head to the west, Waldorf buyers sometimes ask about it. It’s a standard notice, not a sign that something’s wrong with your house.

    Falling behind on Charles County taxes

    SDAT’s tax sale schedule listed Charles County’s 2026 tax sale for May 12. If you’re behind, contact the county treasurer and the State Tax Sale Ombudsman at (410) 767-4994. A sale can pay the overdue taxes from your proceeds. How Maryland tax sales work explains redemption and timing.

    Probate in Charles County

    The Charles County Register of Wills is in the courthouse at 11 Washington Avenue in La Plata, with mail going to PO Box 3080, according to the Register of Wills site. The personal representative appointed there signs the deed in an estate sale. My page on inherited houses covers how I work with estates.

    PCS moves and relocations

    Waldorf has a lot of military and federal households, so moves on short notice are common. If you’ve got orders, you might be weighing whether to sell, rent, or leave the house vacant. My article on military PCS moves goes through the tradeoffs.

    What Waldorf buyers usually check

    In Waldorf’s 1970s through 1990s homes, inspections often point to:

    • Aging roofs, siding, and windows
    • HVAC systems near the end of their life
    • Polybutylene or older plumbing in some houses from that era
    • Decks and additions without clear permits
    • Drainage and grading on flat lots

    Deciding how to sell

    Updated Waldorf homes in popular neighborhoods often draw quick interest when listed. A cash sale tends to fit homes that need work, rentals with tenants, estates, or sellers with a hard move date. My Charles County guide has more on the county as a whole.

    What is the recordation tax in Charles County?

    The DLS table shows $7.00 per $500 for fiscal 2026 and 2027, up from $5.00 per $500 through fiscal 2025.

    Is Waldorf an incorporated town?

    No. Waldorf is unincorporated, so homes pay Charles County and state property taxes but no town tax.

    Do I need HOA documents to sell my Waldorf house?

    If the home is in an HOA, Maryland law requires the seller to provide certain association documents to the buyer. Order the package early.

    Why does my contract mention military noise?

    Maryland requires most contracts to include a notice that the property may be near a military installation. It’s standard language.

    When was the Charles County tax sale in 2026?

    SDAT’s schedule listed May 12, 2026.

    Talk through your situation

    If you’re selling a Waldorf house and want to compare a cash offer with listing, call or text me at (410) 498-7473. I’ll walk you through the numbers, including the higher recordation tax.

  • Selling a House in Salisbury, MD: Wicomico County Costs and Eastern Shore Details

    Salisbury is the hub of the lower Eastern Shore. It’s the Wicomico County seat, home to Salisbury University and TidalHealth, and the place a lot of Delmarva residents come for work and shopping. Houses range from older homes near downtown and the Wicomico River to newer subdivisions on the edges of town. Selling here comes with a few Eastern Shore details that sellers from the western shore don’t always expect.

    I’m Evan Weissman. I’m based in Carroll County, but I buy houses across Maryland. Here’s a practical guide for Salisbury-area sellers, built on official sources.

    City of Salisbury vs. the rest of Wicomico

    Salisbury is an incorporated city, so homes inside city limits pay a city tax along with Wicomico County and the state. Many homes with a Salisbury mailing address are actually outside the city.

    From the SDAT 2026-2027 tax rate table, per $100 of assessed value:

    LocationCity rateCounty rateState rateCombined
    City of Salisbury1.03320.77990.11201.9251
    Unincorporated WicomicoNone0.77990.11200.8919

    On a $220,000 assessment, that’s about $4,235 a year inside the city and $1,962 outside, before credits. It’s a big difference, and buyers shopping for value notice it.

    The same table lists Wicomico County’s homestead cap at 5% and the City of Salisbury’s at 0%. The cap limits how much an owner-occupant’s taxable assessment can grow each year for that jurisdiction’s tax. When a home sells, the new owner doesn’t keep the old owner’s capped figure, so their bill can be higher.

    Deed taxes: no county transfer tax

    Wicomico is one of the Maryland counties with no county transfer tax in the Department of Legislative Services table. Sellers and buyers still pay:

    • Recordation tax: $3.50 per $500
    • State transfer tax: 0.5%, or 0.25% for a first-time Maryland homebuyer

    On a $250,000 sale, that’s $1,750 in recordation and $1,250 in state transfer tax, for $3,000 before exemptions, or about $1,500 each under Maryland’s default equal split. If the buyer is a first-time Maryland homebuyer, the seller pays the state transfer tax and usually the recordation tax too, unless the contract says otherwise.

    Critical Area and flood questions

    The Wicomico River and its creeks run through and around Salisbury, so water matters here in a way it doesn’t in Western Maryland.

    Critical Area. Maryland Real Property Section 14-117 requires most sale contracts to include a notice that the property may be in the Chesapeake Bay or Atlantic Coastal Bays Critical Area. Wicomico isn’t one of the counties the statute lists as having no Critical Area land. If your lot is near tidal water, rules on clearing, building, and lot coverage may apply. Wicomico County’s planning office keeps the maps.

    Flood zones. The state disclosure form asks whether the property is in a flood zone. If you carry flood insurance, buyers will ask what it costs. FEMA’s flood maps show the zone for your address.

    My Eastern Shore Critical Area article goes into more detail.

    Rentals near the university

    Salisbury has a lot of rental houses, especially near Salisbury University. If you’re selling one, remember that a lease generally stays in place after a sale. Buyers may also ask about city rental registration or inspection status, so check with the city before you list. My landlord guide covers selling with tenants in place.

    Overdue taxes in Wicomico

    SDAT’s tax sale schedule listed Wicomico County’s 2026 tax sale for June 9. If you’re behind, contact the county finance office and the State Tax Sale Ombudsman at (410) 767-4994. How Maryland tax sales work explains what happens next and how redemption works.

    Inherited Salisbury homes

    The Wicomico County Register of Wills is in the courthouse at 101 North Division Street, Room 102, Salisbury, 410-543-6635, according to the Register of Wills site. A personal representative appointed there signs the deed for an estate sale.

    Families who inherit a Salisbury house often live elsewhere, sometimes far away. If that’s you, my page on selling an inherited house explains how I handle sales without anyone needing to make repeated trips.

    What local buyers look for

    Older homes near downtown and the river can have:

    • Moisture in crawlspaces, which are common on the Shore
    • Termite activity, which inspectors and lenders often check for
    • Older roofs worn by coastal storms
    • Original HVAC and plumbing
    • Drainage problems on flat, low lots

    Newer subdivisions tend to raise fewer issues but may have HOA rules and approval requirements for exterior changes.

    Picking a path

    A house in good shape in a desirable part of Salisbury generally sells well listed. A direct sale tends to fit when the house needs significant work, has tenants, or the owners are out of the area. I’ll tell you plainly which I think fits your house.

    Does Wicomico County have a transfer tax?

    No county transfer tax appears for Wicomico in the DLS table. The state transfer tax and recordation tax of $3.50 per $500 still apply.

    What is the property tax rate in Salisbury, MD?

    For 2026-2027, SDAT lists 1.0332 for the city, 0.7799 for the county, and 0.1120 for the state per $100, for 1.9251 combined.

    Is my Salisbury house in the Critical Area?

    It may be if it’s near tidal water. Wicomico County’s planning office has the maps, and most sale contracts must include a Critical Area notice.

    When was the 2026 Wicomico County tax sale?

    SDAT’s schedule listed June 9, 2026. Dates change from year to year.

    Where is the Register of Wills in Salisbury?

    In the Wicomico County courthouse at 101 North Division Street, Room 102.

    Talk through your situation

    If you have a Salisbury-area house and want to know what a direct sale would look like, call or text me at (410) 498-7473. I’ll give you a clear answer, and I’m glad to work by phone and email if you’re out of town.

  • Selling a House in Hagerstown, MD: City vs. County Taxes, Costs, and Local Offices

    Hagerstown is the county seat of Washington County and the largest city in Western Maryland. It has a historic downtown, blocks of older rowhouses and twins, and suburban neighborhoods spreading out toward Halfway, Maugansville, and Robinwood. Prices are more modest than in the Baltimore and Washington suburbs, which means closing costs and repairs take a bigger bite out of a seller’s net.

    I’m Evan Weissman. I buy houses across Maryland, including Hagerstown, Williamsport, Smithsburg, and Boonsboro. Here’s what’s useful to know before selling a house here.

    Inside the city line vs. outside it

    The first question for any Hagerstown address is whether the house is inside the City of Hagerstown or in unincorporated Washington County with a Hagerstown mailing address. The difference shows up on the tax bill.

    Here are the 2026-2027 rates per $100 of assessed value from the SDAT tax rate table:

    LocationCity rateCounty rateState rateCombined
    City of Hagerstown1.05700.80300.11201.9720
    Unincorporated Washington CountyNone0.92800.11201.0400

    The county charges city residents a lower county rate, but the city rate more than makes up the difference. On a home assessed at $200,000, that’s roughly $3,944 a year inside the city and $2,080 outside, before credits.

    Buyers comparing homes will notice. If yours is inside the city, it helps to have the tax bill ready so buyers can see the real number rather than guess.

    Deed taxes on a Washington County sale

    The Department of Legislative Services table lists Washington County’s rates as:

    • County transfer tax: 0.5%
    • Recordation tax: $3.80 per $500
    • State transfer tax: 0.5%, or 0.25% for a first-time Maryland homebuyer

    On a $220,000 Hagerstown sale, that’s $1,100 state transfer tax, $1,100 county transfer tax, and $1,672 recordation tax, for $3,872 before any exemptions. Split equally under Maryland’s default rule, it’s about $1,936 each. A first-time Maryland homebuyer who’ll live there shifts the state tax, and usually the county taxes, to the seller. See selling to a first-time buyer for that rule.

    Hagerstown’s older housing stock

    Downtown and the surrounding neighborhoods have many houses that are a century old or more. In those homes, these items come up often:

    • Lead-based paint, which brings federal disclosure duties for homes built before 1978
    • Old wiring and fuse panels
    • Slate or older roofs and failing gutters on rowhouses
    • Shared walls and party wall issues on twins and rowhomes
    • Stone or brick foundations with moisture
    • Converted multi-unit houses where the permit history is unclear

    If a house was converted into apartments, buyers will want to know whether the units were approved. Check with the city’s planning and code offices before listing so you know what you can and can’t claim.

    Renting vs. selling in Hagerstown

    A lot of Hagerstown houses are rentals, and some landlords are ready to step back. A lease generally survives a sale, so tenants come with the house unless the lease says otherwise or the buyer and tenant agree. If you rent inside the city, check with the city about any rental registration rules that apply. My tired landlord article walks through the choices.

    Overdue Washington County taxes

    SDAT’s tax sale schedule listed Washington County’s 2026 sale for June 2. If you’re behind, call the county treasurer’s office, and consider the State Tax Sale Ombudsman at (410) 767-4994. A sale can pay what’s owed from the proceeds at settlement. How Maryland tax sales work explains the steps.

    Probate for a Hagerstown house

    The Washington County Register of Wills is at 100 W. Washington Street, Suite 3400, in downtown Hagerstown, 301-739-3612, according to the Register of Wills site. The personal representative appointed there is the person who can sign a deed for an estate.

    Inherited houses here are often older, full of belongings, and sometimes vacant through a Western Maryland winter. Protecting a vacant house from frozen pipes matters. My page on selling an inherited house explains how I handle those.

    No Critical Area here

    Maryland requires a Chesapeake Bay Critical Area notice in most sale contracts, but the statute itself lists Washington County as one of the counties with no land in the Critical Area. That’s one less issue for Hagerstown sellers compared with waterfront counties.

    Choosing your route

    A well-kept house in a popular Hagerstown neighborhood usually sells fine on the open market. A cash sale tends to fit older houses that need major work, rentals with tenants, or estates where nobody lives nearby. My Washington County article has more on the wider county.

    What is the property tax rate in Hagerstown, MD?

    For 2026-2027, SDAT lists a city rate of 1.0570, a county rate of 0.8030 for city properties, and a state rate of 0.1120 per $100, for 1.9720 combined.

    What is the transfer tax in Washington County, MD?

    Washington County’s transfer tax is 0.5%. The state transfer tax of 0.5% and recordation tax of $3.80 per $500 are added.

    What date was the 2026 Washington County tax sale?

    SDAT’s schedule listed June 2 for 2026. Confirm each year with the county.

    Where do I open an estate for a Hagerstown home?

    At 100 W. Washington Street, Suite 3400, in Hagerstown.

    Does a tenant’s lease end when I sell?

    Generally no. The buyer usually takes the property subject to the lease unless the lease or an agreement says otherwise.

    Talk through your situation

    If you own a Hagerstown house that needs work or has tenants, call or text me at (410) 498-7473. I’ll tell you what I’d offer and whether listing might net you more.

  • Selling a House in Silver Spring, MD: Older Homes, County Rules, and Costs

    Silver Spring sits right on the D.C. line, and a lot of its houses are older than people expect. Brick colonials, bungalows, and Cape Cods from the first half of the twentieth century are common in many neighborhoods, alongside newer townhomes near downtown. Older houses bring their own questions when it’s time to sell, and Montgomery County adds a few local rules on top.

    I’m Evan Weissman. I buy houses across Maryland, including Silver Spring, Wheaton, Kensington, Aspen Hill, and nearby areas. Here’s what tends to matter most in a Silver Spring sale.

    Which jurisdiction you’re actually in

    Silver Spring isn’t an incorporated city. A Silver Spring mailing address usually means unincorporated Montgomery County. But a few nearby places with their own governments, such as the City of Takoma Park, share or border Silver Spring addresses. If your home is inside one of those municipalities, you may pay a town tax and follow town rules.

    Check your SDAT property record or tax bill. It shows the taxing jurisdiction. You can look it up on the SDAT real property search.

    Older houses and what inspectors find

    In Silver Spring homes built decades ago, these are the items that come up again and again:

    • Lead-based paint. Homes built before 1978 fall under the federal lead disclosure rule. Sellers must share known lead-based paint information before a buyer signs. The EPA explains it on its real estate disclosure page.
    • Old wiring. Knob-and-tube or undersized service in houses that haven’t been rewired.
    • Cast iron and galvanized pipes. Drain and supply lines near the end of their life.
    • Basement water. Common in older foundations, especially on slopes.
    • Asbestos. Pipe wrap, floor tiles, or siding in some mid-century houses.
    • Sewer laterals. Older clay or cast iron lines between the house and the street.

    None of these stop a sale, but they shape the buyer pool. A financed buyer may need certain items fixed. A cash buyer will usually price them in.

    Historic districts and exterior work

    Montgomery County has designated historic districts and individual historic sites, and parts of Silver Spring are included. In those areas, many exterior changes need a Historic Area Work Permit through the county’s historic preservation process. Buyers who want to add on or replace windows will ask about it.

    If your house is in a district, find any past permits before listing, and be ready to tell buyers what’s protected. The state disclosure form also asks whether the property is in a designated historic district.

    Selling a rental in Silver Spring

    Silver Spring has plenty of single-family rentals. Montgomery County requires rental housing to be licensed through its Department of Housing and Community Affairs. If you’re selling a rental, buyers and title companies may ask whether the license is current, and a tenant’s lease doesn’t end just because the house sells. My article on whether a lease survives a sale covers that part.

    Property tax and closing costs

    The SDAT 2026-2027 tax table lists Montgomery County’s general rate at 0.6706 per $100 and the state rate at 0.1120, with special area charges added on actual bills. The county’s homestead credit cap is 10%.

    At closing, Montgomery’s recordation tax is tiered by price, starting at $4.45 per $500 for the first $500,000, and the first $100,000 can be exempt when the buyer will live there and files the affidavit. My Germantown guide shows the full tier table and an example. The state transfer tax is 0.5%, and the county transfer tax is 1% for most home sales, as I explain in my Montgomery County transfer tax article.

    Maryland splits these taxes equally by default. For a first-time Maryland homebuyer, the seller usually pays more, as explained in who pays closing costs.

    Water and sewer bills

    Most of Silver Spring is served by WSSC Water. Water and sewer charges are the owner’s responsibility, and the final bill is typically handled at settlement. If you have a large unpaid balance, ask the title company to request a final reading early so the number is ready.

    If you’re behind on taxes or the mortgage

    SDAT’s tax sale schedule listed Montgomery County’s 2026 tax sale for June 8. If you’re behind on taxes, the State Tax Sale Ombudsman at (410) 767-4994 can explain your options.

    If you’re behind on your mortgage, start with your servicer about loss mitigation, and talk with a HUD-approved housing counselor. Maryland’s HOPE hotline is 1-877-462-7555. An attorney can explain your rights, and selling, whether by listing, short sale, or cash, is one option among several. My foreclosure options article lays them out.

    Inherited Silver Spring houses

    The Montgomery County Register of Wills is at 50 Maryland Avenue in Rockville, 240-777-9600. That’s where a personal representative is appointed and gets authority to sell. My page on inherited houses explains how I work with estates.

    Is Silver Spring, MD its own city?

    No. Silver Spring is unincorporated Montgomery County, though some nearby municipalities, like Takoma Park, share or border Silver Spring addresses.

    Do I need to disclose lead paint when selling an older Silver Spring house?

    For most homes built before 1978, federal law requires sellers to disclose known lead-based paint and hazards before the buyer signs.

    What if my house is in a historic district?

    Many exterior changes in Montgomery County historic districts need a Historic Area Work Permit. Buyers will want to know what’s protected.

    Do I need a rental license to sell a rental in Montgomery County?

    You need one to rent it out. When selling, buyers may ask whether the license is current, and any lease generally continues after the sale.

    Who handles the final WSSC Water bill?

    It’s usually settled at closing. Ask your title company to request a final reading early.

    Talk through your situation

    If you own an older Silver Spring house and you’re not sure whether to fix it up or sell it as-is, call or text me at (410) 498-7473. I’ll give you a straight opinion.