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  • Montgomery County Transfer Tax for Home Sellers: Rates, Recordation Tiers, and Who Pays

    When you sell a house in Montgomery County, three government charges show up on the settlement statement: the county transfer tax, the county recordation tax, and the state transfer tax. Together they can come to well over $10,000 on a typical sale, so it’s worth knowing where the numbers come from before you look at an offer.

    I’m Evan Weissman. I buy houses in Montgomery County and around Maryland. This article goes to the official sources: the county code for the transfer tax, the county Department of Finance for recordation, and state law for the state tax and the default split.

    The rate in the county code

    Montgomery County’s transfer tax is set in Section 52-31 of the County Code. For improved residential property, which means a property with a finished structure on it, the rates are:

    • 0.25% when the full consideration is under $40,000
    • 0.50% from $40,000 up to $70,000
    • 1% at $70,000 or more

    In practice, almost every house sale in the county falls in the 1% tier. The same section sets 1% for unimproved land and higher rates for special cases, like land assessed as farmland and certain rezoned property.

    Recordation tax in tiers

    Recordation tax is separate from the transfer tax. Since Bill 17-23 took effect on October 1, 2023, the county’s Department of Finance has applied tiered rates per $500 of consideration:

    Portion of the priceRate per $500
    Up to $500,000$4.45
    $500,000 to $600,000$6.75
    $600,000 to $750,000$10.20
    $750,000 to $1,000,000$10.78
    Above $1,000,000$11.35

    Each rate applies only to the part of the price in that band. When the buyer files a principal residence affidavit, the first $100,000 is exempt.

    The state’s share

    On top of the county taxes, Maryland charges a 0.5% state transfer tax under Tax-Property section 13-203. For a qualified first-time Maryland homebuyer buying a home to live in, the state rate drops to 0.25% and the seller pays it.

    The math on a $675,000 sale

    Here’s a $675,000 sale where the buyer will live in the home and files the principal residence affidavit. The recordation figures match an example the county itself published:

    • County transfer tax at 1%: $6,750
    • State transfer tax at 0.5%: $3,375
    • Recordation tax: $0 on the first $100,000, $3,560 on the next $400,000, $1,350 on $500,000 to $600,000, and $1,530 on the last $75,000, for $6,440
    • Total: $16,565

    Without the affidavit, recordation on the same price would be $7,330, so the total rises to $17,455.

    Who pays which part

    Maryland Real Property section 14-104 says that unless the contract says otherwise, buyer and seller split transfer and recordation taxes equally. In the example above, that’s about $8,283 each.

    The first-time buyer rule changes the default. When the buyer qualifies, the seller pays the reduced state transfer tax, and unless the contract says otherwise, the seller also pays the county transfer and recordation taxes. On a Montgomery County sale, that can move several thousand dollars onto the seller, so check the buyer’s status before you accept an offer. My article on first-time buyer tax rules explains how it works.

    Exemptions and special cases

    State law and the county code each list transfers that are exempt from part or all of these taxes, and the two lists don’t line up perfectly. Most exemptions involve transfers where little or no money changes hands, not ordinary sales. Ask your title company to confirm before settlement if you think one applies. If you inherited the house and are selling as personal representative, the sale to an outside buyer is usually taxed like any other sale.

    Where these taxes fit with other costs

    Deed taxes are only part of the picture. Sellers also pay off the mortgage and any liens, settle up property taxes and WSSC Water charges, and pay any commission. Montgomery homes can also carry deferred water and sewer charges that need to be disclosed or paid. My Germantown guide and Silver Spring guide cover those local items, and my cost of selling article covers the rest.

    A direct sale and the same taxes

    These taxes apply whether you list or sell directly to a buyer like me. In a direct sale, the buyer sometimes agrees to cover more than half, and that’s worth comparing alongside price. My Montgomery County page and the cash offer vs. listing page can help you compare.

    What is the Montgomery County transfer tax rate on a house?

    For improved residential property sold for $70,000 or more, it’s 1% of the consideration under County Code section 52-31.

    Is Montgomery’s recordation tax the same as its transfer tax?

    No. Recordation is a separate, tiered tax per $500 of the price, starting at $4.45 per $500.

    Does the $100,000 recordation exemption help the seller?

    Yes, when the taxes are split. The buyer’s principal residence affidavit lowers the total recordation tax, so each side’s half is smaller.

    Who pays the transfer tax in Montgomery County?

    By default, buyer and seller split it equally. Your contract can change that, and a first-time buyer purchase can shift it to the seller.

    Talk through your situation

    If you’re selling in Montgomery County and want to see what these taxes mean for your net, call or text me at (410) 498-7473. I’ll go through the numbers with you.

  • Selling a House in Germantown, MD: Montgomery County Costs and Local Details

    Germantown is one of the largest communities in Montgomery County, stretched along I-270 and MD 118 with a MARC station on the Brunswick Line. Much of it was built from the 1970s on, so sellers here deal with a mix of townhomes, single-family subdivisions, and a few older houses on the edges. Montgomery County also has some of the more complicated closing-cost rules in Maryland.

    I’m Evan Weissman. I buy houses around Maryland, including Germantown, Gaithersburg, Clarksburg, Boyds, and Damascus. Here’s what Germantown sellers ask me most, with official sources.

    Germantown is part of Montgomery County, not its own town

    Germantown is unincorporated. There’s no Germantown city government or town tax. Property taxes, permits, and most local rules come from Montgomery County.

    The SDAT 2026-2027 tax rate table lists Montgomery County’s general rate at 0.6706 per $100 and the state rate at 0.1120. Montgomery bills also include special area charges, so the real total is higher. The Department of Legislative Services table, which counts those special rates, shows the county portion at about 1.04 per $100.

    Montgomery’s homestead credit cap is 10%, so the gap between what you pay and what a new buyer will pay is often smaller than in counties with lower caps.

    Montgomery’s tiered recordation tax

    This is the cost that surprises sellers most. Montgomery County changed its recordation tax effective October 1, 2023, under Bill 17-23. According to the county’s Department of Finance, the rate has a base portion of $2.08 per $500 plus a school increment of $2.37 per $500 on all amounts, for $4.45 per $500. Higher portions of the price pay a premium on top:

    Portion of the priceRate per $500
    Up to $500,000$4.45
    $500,000 to $600,000$6.75
    $600,000 to $750,000$10.20
    $750,000 to $1,000,000$10.78
    Over $1,000,000$11.35

    The county’s own examples show two more details. Each tier applies only to the part of the price within it. And when the buyer files a principal residence affidavit, the first $100,000 of consideration is exempt from recordation tax.

    Here’s a $550,000 example. With the principal residence exemption, recordation is $3,560 on the $400,000 from $100,000 to $500,000, plus $675 on the last $50,000, for $4,235. Without it, it’s $4,450 plus $675, or $5,125.

    Transfer taxes

    The state transfer tax is 0.5%, or 0.25% for a first-time Maryland homebuyer. On $550,000, the regular state amount is $2,750. Montgomery’s county transfer tax is 1% for most home sales under County Code section 52-31, or $5,500 on the same price. My Montgomery County transfer tax article has a full worked example.

    Lower county rates apply only to sales under $70,000, and some transfers qualify for exemptions, so your title company will confirm the exact figure for your price and buyer.

    By default, Maryland law splits recordation and transfer taxes equally between buyer and seller. For a qualifying first-time Maryland homebuyer, the seller pays the state transfer tax and, unless the contract says otherwise, the county taxes too. My first-time buyer article explains that rule.

    Deferred water and sewer charges

    In some Montgomery County subdivisions, the developer installed the water and sewer lines, and homes there can carry a deferred water and sewer charge recorded in a covenant. It’s usually an annual fee that shows up on the tax bill or a separate bill.

    Real Property Section 14-117 requires a resale contract for a home with these recorded charges to include a specific notice with the amount and remaining payments, unless the county has its own similar rule. If the notice is missing, the buyer may be able to rescind before settlement or recover the fees afterward. Check your tax bill for the charge and tell your agent or title company before you sign a contract.

    If taxes are behind

    SDAT’s tax sale schedule listed Montgomery County’s 2026 sale for June 8. If you’re behind, call the county’s tax office and the State Tax Sale Ombudsman at (410) 767-4994 to learn your options. A sale can also pay the overdue amount from your proceeds. How Maryland tax sales work has more.

    Estates

    The Montgomery County Register of Wills is at 50 Maryland Avenue, North Tower 3220, in Rockville, 240-777-9600, according to the Register of Wills site. Estates are opened there, and the personal representative appointed there signs the deed. See selling an inherited house for how I work with estates.

    What Germantown buyers usually check

    In the 1980s and 1990s homes and townhomes I see in Germantown, inspections tend to focus on:

    • Original roofs, siding, and windows reaching the end of their life
    • HVAC systems and water heaters
    • Decks built before current codes
    • Basement water in homes on slopes
    • HOA approval for exterior changes, in communities that have one

    Listing vs. a direct sale

    Germantown homes in good shape near transit and schools tend to draw buyers on the open market. A direct cash sale can make more sense if the house needs a lot of work, has tenants, or is part of an estate. My Montgomery County page and Montgomery County guide cover the broader area.

    How much is recordation tax in Montgomery County?

    $4.45 per $500 on the first $500,000, with higher rates on portions above that. The first $100,000 can be exempt when the buyer files a principal residence affidavit.

    Does Germantown have a city tax?

    No. Germantown is unincorporated, so homes pay Montgomery County and state property taxes only, plus any special area charges.

    What is a deferred water and sewer charge?

    A recorded annual fee that repays the cost of water and sewer lines a developer installed. Maryland law requires a notice in the resale contract.

    When is the Montgomery County tax sale?

    SDAT listed June 8 for 2026. Confirm each year with the county.

    Who calculates Montgomery’s transfer tax?

    Your title or settlement company. The rate depends on the property and any exemptions.

    Talk through your situation

    If you’re selling in Germantown and want to see a cash number next to your listing estimate, call or text me at (410) 498-7473. I’ll go through the closing costs with you too.

  • Selling a House in Glen Burnie, MD: Taxes, Timelines, and Local Details

    Glen Burnie is one of the busiest residential areas in northern Anne Arundel County. It sits between Baltimore and Annapolis, close to BWI, Route 2, I-97, and the light rail stop at Cromwell Station. That location keeps buyers coming, but every house is different, and the costs of selling here follow Anne Arundel County’s rules.

    I’m Evan Weissman. I buy houses around Maryland, including Glen Burnie, Pasadena, Linthicum, Severn, and Brooklyn Park. Here’s what Glen Burnie sellers usually want to know, with the official numbers.

    Glen Burnie isn’t its own town

    A lot of people don’t realize this: Glen Burnie isn’t an incorporated city. There’s no Glen Burnie town government and no town property tax. Your property tax bill comes from Anne Arundel County and the State of Maryland, and county rules apply to your sale.

    For 2026-2027, the SDAT tax rate table lists Anne Arundel County’s real property rate at 0.9680 per $100 of assessed value and the state rate at 0.1120, for 1.0800 combined. On a home assessed at $300,000, that’s about $3,240 a year before credits.

    The same table shows Anne Arundel’s homestead credit cap at 2%, one of the lowest in the state. If you’ve owned your home for years, your taxable assessment may be well below the full assessment. A buyer won’t inherit that, so their tax bill may be noticeably higher than yours. It’s worth knowing when a buyer asks about taxes.

    Deed taxes on an Anne Arundel sale

    The Department of Legislative Services table lists Anne Arundel’s rates as:

    • County transfer tax: 1.0%, plus a 0.5% surcharge on transactions of $1 million or more
    • Recordation tax: $3.50 per $500 of price
    • State transfer tax: 0.5%, or 0.25% for a first-time Maryland homebuyer

    Here’s the math on a $325,000 Glen Burnie sale, before any exemptions: $1,625 state transfer tax, $3,250 county transfer tax, and $2,275 recordation tax, for $7,150 total. By default, Maryland law splits that equally, so about $3,575 each. If the buyer is a first-time Maryland homebuyer who’ll live there, state law shifts the taxes to the seller unless the contract says otherwise for the county portions. My first-time buyer tax article explains that rule.

    Other county charges that can follow the house

    Anne Arundel’s tax sale information, posted on SDAT’s site, notes that county utility charges, front foot assessments, and special benefit charges are liens collected the same way as property taxes. So if a water and sewer bill or a front foot charge is unpaid, it can show up at settlement just like a tax bill.

    Ask your title company to check for these early. They’re usually small, but they can surprise people who never saw a separate bill.

    If property taxes are behind

    Anne Arundel taxes are due July 1 and overdue October 1, and the county’s tax sale document says interest and penalties accrue at 1% per month from October 1. SDAT’s tax sale schedule listed Anne Arundel’s 2026 sale for June 3.

    If you’re behind, start with the county finance office and the State Tax Sale Ombudsman at (410) 767-4994. They can explain payment options and programs. If selling makes more sense, overdue taxes are paid from your proceeds at closing. How Maryland tax sales work covers the process.

    Estates and inherited houses

    Inherited houses are common in Glen Burnie, since many families have owned their homes for decades. 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. That’s where estates are opened and personal representatives get the letters that let them sell.

    My page on selling an inherited house explains how I work with estates, and selling before probate closes covers timing.

    What Glen Burnie buyers tend to look at

    Much of Glen Burnie’s housing was built in the decades after World War II, along with newer subdivisions and townhome communities. In the older houses I see, the inspection items that come up most are:

    • Aging roofs and gutters
    • Older electrical panels or wiring
    • Basement or crawlspace moisture
    • Original windows and HVAC systems
    • Sewer lines from the house to the street

    Homes near tidal creeks may also be in the Chesapeake Bay Critical Area or a flood zone, which can affect additions, decks, and insurance. The state disclosure form asks about flood zones and the Critical Area.

    Listing vs. selling for cash in Glen Burnie

    A house in good condition in a popular Glen Burnie neighborhood usually does well on the open market, and I’ll tell you that if it’s true. A cash sale tends to fit when the house needs major work, is tenant-occupied, is part of an estate, or has a tight timeline. My Anne Arundel County page and the Anne Arundel County guide cover the wider area.

    Does Glen Burnie have a city property tax?

    No. Glen Burnie isn’t incorporated, so homes pay Anne Arundel County and state property tax only.

    What is the transfer tax in Anne Arundel County?

    The county transfer tax is 1.0%, with a 0.5% surcharge on transactions of $1 million or more. The state transfer tax and recordation tax are added on top.

    When is the Anne Arundel County tax sale?

    SDAT’s schedule listed June 3 for 2026. Dates change each year, so confirm with the county.

    Where do I open an estate for a Glen Burnie house?

    At the Anne Arundel County Register of Wills, 2011 E. Commerce Park Drive in Annapolis.

    Will a buyer’s property tax be the same as mine?

    Often not. Anne Arundel’s 2% homestead cap may have kept your taxable assessment lower, and a new owner starts over.

    Talk through your situation

    If you have a Glen Burnie house and want to compare a cash number with what listing might bring, call or text me at (410) 498-7473. I’ll give you an honest read either way.

  • After a House Fire in Maryland: Rebuild With Insurance or Sell As Is?

    The days after a house fire are a blur of phone calls: the fire marshal, the insurance adjuster, the mortgage company, a board-up crew, family. Somewhere in that blur comes a bigger question. Do you rebuild and move back, or take what insurance pays and sell the house as it is?

    I’m Evan Weissman. I buy houses in Maryland, including fire damaged ones, and I’ve sat with owners at this exact decision point. There’s no answer that fits everyone. What helps is understanding how the insurance money actually flows, what a rebuild really involves, and how a sale changes the picture.

    Get the basics in place first

    Before you make any big decision:

    • Get the fire department’s incident report number. Your insurer will ask for it.
    • Secure the house. Most insurers expect boarding and tarping to prevent further damage, and many cover the cost.
    • Ask your insurer about additional living expenses, sometimes called loss of use coverage, which can pay for temporary housing while the house is uninhabitable.
    • Photograph and list damaged contents room by room before anything is hauled away.
    • Call your mortgage servicer’s insurance claims department so you know how they handle claim checks.

    Write everything down. Fire claims can stretch for months, and notes from the first week are gold later.

    How the insurance money usually works

    Understanding your policy changes the math more than anything else.

    Dwelling coverage pays to repair or rebuild the structure, up to your policy limit. Many policies pay on a replacement cost basis, but there’s a catch that surprises people: the insurer often pays the actual cash value first, which is the replacement cost minus depreciation, and holds back the rest. You can typically recover that held back depreciation only after the repairs are actually completed, and some policies set a deadline for doing so.

    That matters for the sell-or-rebuild decision. If you sell without rebuilding, you may receive only the actual cash value portion of the dwelling claim. If you rebuild, you may be able to collect the full replacement cost. Read your policy, ask your adjuster in writing how depreciation holdback works on your claim, and get the answer in writing.

    Contents and additional living expenses are usually separate from the dwelling decision. Selling the house generally doesn’t affect your contents claim, but confirm with your insurer.

    If the claim is large or you disagree with the insurer’s numbers, you can hire a public adjuster licensed by the Maryland Insurance Administration, who works for you for a percentage fee. The Maryland Insurance Administration also handles consumer complaints about claim handling.

    Your lender is part of this

    If you have a mortgage, the dwelling check is usually made out to you and your lender together. The lender typically deposits it into a restricted account and releases money in stages as work is done, often after inspections. That protects the lender’s collateral, but it means you can’t just cash the check and walk away.

    If you sell instead of rebuilding, the mortgage gets paid off at settlement from the sale proceeds, and the lender may apply or release the held insurance funds as part of that payoff. Ask your servicer exactly how they handle it before you sign a sale contract, so the numbers on settlement day aren’t a surprise.

    What a rebuild really involves

    Rebuilding after a fire is not a renovation. It is closer to building a house inside an old shell.

    • Engineering. A structural engineer may need to evaluate framing, joists, and the foundation for heat damage.
    • Permits. Your county or city will require building permits, and the rebuild will generally have to meet current code where work is done. That can mean electrical, smoke alarm, and other upgrades the old house never had.
    • Smoke and soot. Odor travels through ductwork, insulation, and wall cavities. Proper remediation is its own trade.
    • Water damage. Firefighting puts a lot of water into a house. Mold can follow if drying is slow.
    • Time. Between claim negotiations, plans, permits, and contractor schedules, rebuilds commonly take many months.

    Use licensed contractors. Home improvement contractors in Maryland generally need a Maryland Home Improvement Commission license, which you can verify on the MHIC license lookup. Be wary of anyone who wants a big deposit or asks you to sign over your claim.

    When rebuilding usually makes sense

    • You want to stay in the neighborhood long term.
    • Your policy has strong replacement cost coverage and solid limits.
    • The damage is contained and the rest of the house was in good shape.
    • You have temporary housing covered and the patience for a long project.

    When selling as is usually makes sense

    • The house was older and needed a lot of work before the fire.
    • The insurance limit is too low to cover a full rebuild to current code.
    • You were already planning to move, downsize, or relocate.
    • It was a rental or an inherited house, and nobody wants to run a construction project.
    • The stress of managing contractors on top of everything else is simply too much.

    An as-is buyer prices in the rebuild, the unknowns behind the walls, and their holding time. You collect what your policy pays for the actual cash value, plus the sale proceeds, and you move on without a construction project. Whether that adds up to more or less than rebuilding depends on your policy and your house, so run both scenarios on paper.

    My fire damaged house page explains how I buy these properties, and the as-is selling page covers my general process.

    Disclosure after a fire

    Maryland’s property disclosure and disclaimer form asks whether the property has ever had flooding or a fire. Answer it honestly, along with questions about structural, electrical, and roof issues. Even if you sell as is on the disclaimer statement, Maryland law requires disclosure of latent defects you actually know about that threaten health or safety. Heat damaged framing or wiring hidden in walls can qualify. Share the fire report and your adjuster’s scope with serious buyers. It answers questions before they’re asked. For fire damage around Dundalk, see a cash offer on a Dundalk house.

    A simple way to compare

    On one page, write two columns.

    Rebuild: full replacement cost the insurer will pay, minus your deductible, minus anything over the limit, minus the months of costs not covered, then the eventual value of the rebuilt house if you later sell.

    Sell as is: the actual cash value portion the insurer pays, plus the as-is sale price, minus your mortgage payoff and closing costs.

    The gap between those two numbers, weighed against the time and stress of a rebuild, usually makes the choice clear.

    Can I sell my Maryland house after a fire without repairing it?

    Yes. Many owners sell fire damaged houses as is. Disclose the fire and known damage, and sort out with your insurer and lender how claim funds are handled before closing.

    Will I lose insurance money if I sell instead of rebuilding?

    Possibly. Many replacement cost policies pay actual cash value first and release held back depreciation only after repairs are completed. Ask your insurer in writing how your claim works if you don’t rebuild.

    Why is my mortgage company on the insurance check?

    Lenders are usually named on the policy to protect their collateral. They often hold dwelling funds and release them in stages during repairs, or apply them at payoff if you sell.

    Do I have to rebuild to current building code?

    Work done under a permit generally has to meet current code, which can add costs. Many policies offer ordinance or law coverage for those upgrades, so check your declarations page.

    Talk through your situation

    If you’re deciding between rebuilding and selling after a fire, call or text me at (410) 498-7473. I’ll give you an as-is number so you can compare it against your insurance scope with clear eyes.

  • What Is My Maryland House Worth as a Cash Offer? How to Estimate It Yourself

    The most common question I get on the first call is some version of “what would you pay?” The honest answer is that it depends on the house, but you don’t have to wait for a buyer to tell you. With a little homework you can build a realistic range on your own, which makes it much easier to tell a fair offer from a lowball.

    I’m Evan Weissman, and I make cash offers on houses all over Maryland. In this article I’ll show you the numbers I look at, the ones that tend to mislead sellers, and a simple way to sketch your own estimate before anyone walks through your door.

    Two different values

    There are really two numbers in play.

    The first is what your house would sell for to a typical owner occupant buyer using a mortgage, after it’s in good shape and on the market. Appraisers and agents call this market value. Investors often call the post-renovation version the after repair value. For the as-is value of a house in Parkville or Carney, see how I buy houses in Parkville.

    The second is what a cash buyer will pay for the house as it is today, with no repairs, no showings, and a settlement date you choose. That number is lower, because the buyer takes on the repairs, the risk, the holding costs, and the cost of selling again.

    Your goal is to estimate both, because the gap between them tells you whether a cash sale makes sense for you.

    Numbers that tend to mislead

    Before building your estimate, set aside a few figures that confuse a lot of sellers.

    Your SDAT assessment. The State Department of Assessments and Taxation reassesses Maryland properties on a three year cycle, and the assessment is meant for tax purposes. It can lag the market, and it’s based on limited information about the inside of your house. It’s not a sale price.

    Automated online estimates. They work off public records and recent sales, but they can’t see your 1970s kitchen, your leaking roof, or the new HVAC you put in last year. They’re often off in both directions, especially for older houses and unusual properties.

    What a neighbor’s house sold for. Useful, but only if it’s truly similar: same style, similar size, similar condition, and recent. A fully renovated house down the street tells you what yours might be worth after a renovation, not today.

    Step one: estimate the repaired value

    Start with the closest comparable sales you can find. If you know a local agent, ask them for recent closed sales nearby. Look for:

    • Sales within the last several months.
    • Houses of similar size, age, style, bedroom and bathroom count.
    • The same neighborhood or a close match, ideally without crossing a major road or school boundary.
    • Houses that were updated or in good condition when they sold.

    The middle of those sale prices is a reasonable estimate of what your house might bring after it’s fixed up and marketed.

    Step two: estimate repair costs honestly

    Walk through your house as if you were buying it. List what a buyer using a typical mortgage would expect fixed, and what an investor would replace to reach the condition of those comparable sales. Common big items in Maryland houses:

    • Roof replacement.
    • Furnace, heat pump, or central air.
    • Electrical panel or wiring updates.
    • Kitchen and bathroom updates.
    • Windows, flooring, and paint throughout.
    • Foundation or basement water issues.
    • Septic or well problems outside public water and sewer.

    Get real quotes for the big items if you can. Sellers tend to underestimate repair costs, and buyers tend to estimate on the high side to protect themselves. The truth is usually somewhere in between.

    Step three: account for what it costs to buy, hold, and resell

    A cash buyer pays costs you may not think about. They pay their share of transfer and recordation taxes going in, carry the house during the renovation with taxes, insurance, utilities, and financing costs, then pay commission and closing costs again when they resell. Those costs add up to a meaningful share of the resale price. My Maryland transfer and recordation tax article covers the tax piece.

    Step four: leave room for risk and profit

    Any investor needs a margin. Renovations go over budget, hidden problems turn up behind walls, and markets shift during a project. Some investors use rough rules of thumb to set an offer, but in my experience the real number depends on the size and type of the project. A light cosmetic job carries less risk than a full gut, and the offer should reflect that.

    Putting it together

    Here’s the rough math, written out:

    1. Start with your estimated repaired value.
    2. Subtract the realistic repair cost.
    3. Subtract buying, holding, and resale costs.
    4. Subtract a reasonable margin for risk and profit.

    What’s left is roughly the range a fair cash offer should land in. If an offer comes in far below that, ask the buyer how they got there. A serious buyer should be able to walk you through their repair estimate and their view of the repaired value. My article on why cash offers are lower than list price explains the gap in more detail.

    Then compare it to listing

    The cash number only means something next to the alternative. Estimate what a listing would net you:

    • Expected sale price in current condition, or after the repairs you’d actually make.
    • Minus commission and your closing costs.
    • Minus the cost of any repairs or credits.
    • Minus months of mortgage, taxes, insurance, and utilities while it’s on the market.

    If the listing net is well above the cash number and you have the time and money to see it through, listing is probably the better path. If the gap is small, or the repairs are big, or time matters, cash may come out ahead. My net sheet guide shows how to lay both columns out, and when a listing beats a cash offer walks through the situations where I’d tell you to list.

    What can raise or lower a cash offer

    A few things move offers more than people expect:

    • Title problems, like unreleased mortgages or estate issues, add time and risk.
    • Tenants in place can raise or lower the number depending on the lease and the buyer.
    • Unpermitted additions may need permits or removal.
    • A flexible settlement date can help, since buyers plan projects around timing.
    • Clear information about known problems usually helps, because uncertainty costs money.

    How accurate is my SDAT assessment for selling?

    It’s a tax figure on a three year cycle and doesn’t reflect your interior condition or current market. Use it as background, not as your price.

    Why is a cash offer lower than what my house could sell for?

    The buyer pays for repairs, holding costs, resale costs, and takes on the risk of surprises. In exchange you skip repairs, showings, and the uncertainty of a financed buyer.

    Should I get more than one cash offer?

    It’s reasonable to compare. Look at the terms as well as the price: who the buyer is, the deposit, inspection periods, and whether the contract can be assigned.

    Can a cash offer be close to market value?

    When a house needs little work and is in a strong area, the gap can be smaller. In those cases a listing often nets more, and a good buyer should say so.

    Talk through your situation

    If you’d like a second set of eyes on your own estimate, call or text me at (410) 498-7473. I’ll show you my math line by line so you can compare it against yours.

  • What a Subject-To Sale Means for a Maryland Seller

    Every so often a Maryland homeowner tells me someone offered to “take over the payments” on their house. Sometimes it shows up in a letter, sometimes from a person who knocked on the door. The deal usually goes by the name “subject to”: the buyer takes the deed, but your mortgage stays in place, in your name, and the buyer promises to make the payments.

    I’m Evan Weissman. I buy houses in Maryland, and I want sellers to understand this structure before they sign anything. It can work in narrow situations, but it leaves the seller carrying risk long after they’ve handed over the keys. I’m not a lawyer, and this is general information, not legal advice.

    How the structure works

    In a normal sale, your mortgage gets paid off at settlement from the buyer’s money. In a subject-to deal:

    1. You sign a deed transferring the house to the buyer.
    2. The buyer doesn’t get a new loan to pay off yours.
    3. Your mortgage stays on the property and stays your legal obligation.
    4. The buyer agrees, in a side contract, to make your monthly payments.

    The buyer may pay you some cash at closing for your equity, or very little if you don’t have much equity. Either way, your name is still on the loan.

    The due-on-sale clause

    Most residential mortgages include a due-on-sale clause. It lets the lender demand full payment if the property is transferred without the lender’s consent. Federal law, the Garn-St Germain Act at 12 U.S.C. 1701j-3, generally allows lenders to enforce these clauses, with listed exceptions for certain transfers, such as to a spouse or children, or into some living trusts. A sale to an unrelated investor usually isn’t one of the exceptions.

    Lenders don’t always act on a transfer, but they can. If they call the loan due and the buyer can’t refinance or pay it off, the house can head toward foreclosure, and it’s your loan in default.

    What happens to your credit and liability

    Because the loan stays in your name:

    • Every late payment by the buyer reports on your credit.
    • If the buyer stops paying, the lender pursues the borrower: you.
    • Your debt-to-income ratio still counts that payment when you apply for a new mortgage, which can affect your ability to buy your next home.
    • You have limited control over the house, since you no longer own it.

    Some contracts try to protect sellers with servicing companies, payment tracking, or the right to take the house back if payments stop. Those protections are only as good as the contract and the buyer behind it.

    Insurance and escrow complications

    Your homeowners insurance policy is tied to you as owner. After the deed transfers, the buyer needs their own policy, and the lender expects to be named on it. Escrow accounts for taxes and insurance can get messy, and a lapse in coverage can trigger lender-placed insurance at a much higher cost. Ask exactly how these will be handled before closing.

    Extra caution if you’re behind on payments

    If you’re already behind on your mortgage or facing foreclosure, Maryland’s Protection of Homeowners in Foreclosure Act (Real Property section 7-301 and following) applies to certain transactions with homeowners in default and sets strict rules for them. Before signing anything, talk with:

    • Your servicer about loss mitigation options like a repayment plan or modification.
    • A HUD-approved housing counselor or Maryland HOPE at 1-877-462-7555.
    • An attorney who represents you, not the buyer.

    My article on options when you’re behind on your mortgage goes through the alternatives, including listing, a short sale, and a cash sale that pays the loan off.

    When sellers consider it

    Subject-to offers tend to show up when:

    • The seller has little or no equity, so a regular sale wouldn’t cover commission and closing costs.
    • The seller has a low interest rate the buyer wants to keep.
    • The seller needs to move quickly and can’t wait for a traditional sale.

    Even then, compare it against selling outright. If a traditional sale or cash sale would pay off the loan, your name comes off the debt at settlement.

    Questions to ask before signing

    • Will my loan be paid off at settlement, or stay in my name?
    • Who will make the payments, and how will I confirm they’re made each month?
    • What happens if the lender calls the loan due?
    • How will insurance, taxes, and escrow be handled?
    • What rights do I have if payments stop?
    • Can I have my own attorney review everything first?

    A legitimate buyer won’t object to that last question.

    How this compares to a payoff sale

    Subject-toTraditional or cash payoff sale
    Your mortgage at closingStays in your namePaid off
    Due-on-sale riskYesNo
    Credit exposure after saleContinuesEnds
    Seller’s attorney reviewStrongly recommendedRecommended for unusual terms

    My article on selling a house with a mortgage still owed explains how a normal payoff works at a Maryland settlement.

    Is a subject-to sale legal in Maryland?

    Transferring a house subject to an existing mortgage isn’t automatically illegal, but it can trigger the lender’s due-on-sale clause, and special Maryland rules apply when the homeowner is in default. Talk to an attorney.

    Will my lender find out?

    Lenders can learn of a transfer through recorded deeds, insurance changes, or tax records. They may or may not act, but the right to call the loan due generally stays with them.

    Can I get my house back if the buyer stops paying?

    Only if your contract gives you that right, and enforcing it may require court action. Meanwhile, the missed payments are on your loan and credit.

    Is there a safer way to sell with little equity?

    Options include a traditional listing, a short sale approved by your lender, or a cash sale that pays off the loan. A housing counselor or attorney can help you compare them.

    Talk through your situation

    If someone has offered to take over your payments and you want a second opinion, call or text me at (410) 498-7473. I’ll walk through how a payoff sale would compare.

  • What to Do If Your Home Buyer Falls Through in Maryland

    You signed a contract, maybe started packing, maybe even put a deposit on your next place. Then the call comes: the buyer’s loan was denied, the inspection scared them off, or they simply backed out. It is a lousy feeling, and it happens more often than most sellers expect. Here is how to sort out where you stand, what happens to the deposit, and how to get back on track without losing more time.

    First, find out exactly why

    The reason the deal died decides almost everything that comes next. Ask your agent, or the buyer’s agent if you sold on your own, for the reason in writing. The usual culprits:

    • Financing. The lender denied the loan, the buyer’s job or credit changed, or the rate went up and they no longer qualify.
    • Appraisal. The house appraised below the contract price and nobody agreed on how to close the gap.
    • Inspection. The inspector found something the buyer would not accept, and you could not agree on repairs or a credit.
    • Home sale contingency. The buyer needed to sell their own house first, and it did not sell.
    • Title or HOA issues. A lien, an old deed problem, or HOA documents that spooked the buyer.
    • Cold feet. The buyer just changed their mind.

    Check whether the buyer had the right to walk away

    Most Maryland residential contracts include contingencies: financing, appraisal, inspection, and sometimes the sale of the buyer’s home. If the buyer canceled within the contract’s deadlines and followed the notice rules, they probably had a right to cancel and get the deposit back.

    If they missed a deadline, waived a contingency, or simply refused to settle, they may be in default. That can matter for the earnest money and, in some cases, for damages. Read the contract with your agent, and talk to a real estate attorney if real money is at stake.

    What happens to the earnest money deposit

    In Maryland, a deposit held by a real estate broker cannot just be handed to one side. Under the State’s broker law, the broker generally needs a written release signed by both buyer and seller, a court order, or a formal notice process.

    If the parties do not agree, the broker can send both sides a written notice that it intends to release the deposit to one of them. Either party then has 30 days to protest in writing. If nobody protests, the broker can release it as stated. If someone does protest, the money stays put until the parties agree or a court decides.

    Deposits held by a title company or attorney follow the escrow terms in the contract. Either way, do not expect the deposit to land in your account quickly when the buyer disputes it.

    Reset the listing the smart way

    When a house comes back on the market, buyers and agents notice. Some will assume something is wrong with it. You can reduce that worry:

    1. Fix or address what killed the deal. If the inspection found a bad roof, get a written estimate or fix it. If the appraisal came in low, look hard at the price.
    2. Be upfront. Have your agent tell new buyers why the last deal ended. “Buyer’s financing fell through” sounds very different from silence.
    3. Use what you learned. The inspection report and appraisal are free information about how buyers and lenders see your house.
    4. Call the backup. If other buyers made offers the first time, your agent should reach out to them right away.
    5. Screen the next buyer harder. Ask for a full lender approval, not just a quick prequalification, and look closely at contingencies and the size of the deposit.

    Watch your own deadlines

    A failed sale can set off a chain reaction. Check right away:

    • Your next purchase. If your new home contract depends on selling this one, talk to that seller and your lender about extensions.
    • Your lease or move date. Tell your landlord or movers what happened.
    • Your mortgage and taxes. Keep paying. If you stopped paying because you expected to close, catch up now.
    • Insurance. If you moved out, confirm the policy still covers a vacant house.

    If the sale was meant to stop a foreclosure, time is now the biggest risk. Call your servicer, then call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor. Counseling is free. Also read /stop-foreclosure/ and /blog/maryland-foreclosure-options-for-homeowners/.

    When a cash sale makes sense after a failed deal

    Some sellers decide one failed contract is enough. A direct cash buyer does not need a loan, an appraisal, or a home sale of their own, which removes the three most common reasons deals fail. If the last buyer walked over inspection items, a cash buyer who takes the house as is removes that one too.

    The trade-off is price. Compare the cash offer with what a second listing round realistically nets after the time on market, carrying costs, and repairs the next buyer will probably ask for. See /cash-offer-vs-listing-maryland/.

    If you do go with a cash buyer, ask for proof of funds, a real Maryland title company, a short inspection period, and a deposit that means something.

    Can I keep the deposit if the buyer backs out?

    It depends on whether the buyer had a contract right to cancel. If they did, the deposit usually goes back to them. If they defaulted, you may be entitled to it, but the broker still needs a release, the 30-day notice process, or a court order.

    Can I sue a buyer who backed out?

    Possibly, if they breached the contract. Many Maryland contracts limit the seller’s remedy to the deposit. An attorney can tell you what yours says.

    Should I lower my price after a deal falls through?

    Only if the reason was price-related, like a low appraisal. If the buyer’s loan failed for personal reasons, your price may be fine.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 if your deal just fell apart and you need a reliable backup plan. You can also send the details through /contact-us/.

  • What the Title Company Does in a Maryland Cash Sale, Step by Step

    When there’s no bank involved, sellers sometimes wonder why a cash sale needs a title company at all. Couldn’t the buyer just hand over a check and you sign a deed? In theory, maybe. In practice, the title company is what makes sure the buyer gets clean ownership, your mortgage and liens actually get paid off, the deed gets recorded correctly, and you get the right amount of money. It protects both sides.

    I’m Evan Weissman. Every house I buy closes through a title company. Here’s what happens behind the scenes from the day a contract is signed to the day the money lands in your account.

    Day one: the contract arrives

    Once you and the buyer sign, the contract goes to the title company, usually chosen by the buyer. The title company opens a file and often reaches out to you for basic information:

    • Your full legal name and the names of anyone else on the deed.
    • Your mortgage lender and loan number, plus any home equity line.
    • Your forwarding address and how you want to receive your proceeds.
    • HOA information, if there is one.

    If an earnest money deposit was part of the deal, the title company typically holds it in an escrow account.

    The title search

    Next, the title company searches the land records in the county where the house sits. They’re looking at:

    • The chain of ownership, to confirm you can convey the house.
    • Recorded mortgages and deeds of trust.
    • Judgments and liens against the owners.
    • Easements, rights of way, and covenants.
    • Unpaid property taxes and, in some places, water or other municipal charges.

    The result is a title commitment that lists what must be cleared before closing. Older houses sometimes turn up surprises, like an old mortgage that was paid off but never released, or a judgment against someone with a similar name. The title company helps sort those out.

    Payoffs and lien certificates

    The title company requests a written payoff statement from each lender with a lien on the house. Under federal rules (12 CFR 1026.36), servicers generally must provide an accurate payoff statement within seven business days of a written request.

    They’ll also order a lien certificate or tax certificate from the county or city showing property taxes and certain other charges that need to be paid at settlement. In Baltimore City, for example, the lien certificate is a standard part of every sale; my Baltimore City lien certificate article explains what’s on it.

    Clearing problems before closing

    If the search finds something that needs attention, the title company works with you to fix it. Common examples:

    • An unreleased mortgage. They contact the old lender for a release.
    • A judgment. They’ll get a payoff, or confirm it doesn’t belong to you. My judgment lien article covers this.
    • An estate. They’ll need letters of administration showing who can sign for the estate.
    • A missing owner. Everyone on the deed needs to sign, or there needs to be legal authority, like a power of attorney the title company accepts.

    Preparing the deed and the numbers

    The title company prepares or reviews the deed transferring the house to the buyer. It also prepares the settlement statement, which lists:

    • The sale price.
    • Payoffs of your mortgage and liens.
    • Transfer and recordation taxes and who pays them. My article on who pays closing costs in Maryland explains the default split.
    • Property tax prorations.
    • Any other agreed costs or credits.
    • Your net proceeds.

    Ask for a draft a few days before closing so you can review it.

    What to have ready to keep things moving

    Delays usually come from missing paperwork, not from the title search itself. It helps to gather these early:

    • A recent mortgage statement for each loan.
    • Your HOA contact and any management company details.
    • A copy of your deed, if you have it.
    • A government-issued photo ID for each person signing.
    • Death certificates, letters of administration, a power of attorney, or divorce papers if any apply.

    Closing day

    At closing, you sign the deed and the closing documents. In a cash sale, closing can sometimes be done by mail or with a mobile notary if you can’t come in person. Ask the title company what they allow.

    After signing, the title company:

    1. Confirms the buyer’s funds have arrived.
    2. Pays off your mortgage and liens.
    3. Pays transfer and recordation taxes.
    4. Sends the deed for recording with the county.
    5. Sends your proceeds by wire or check.

    Protect yourself from wire fraud

    Real estate wire fraud is a real risk. Criminals send fake emails that look like they’re from the title company with “updated” wiring instructions. Before sending or receiving any wire, call the title company at a phone number you’ve confirmed independently, not one from an email, and verify the instructions. A legitimate title company won’t mind.

    How a title company differs from your attorney

    The title company handles the closing for the transaction. It’s not your personal legal advisor. If you have a legal question about your rights, an estate, a divorce, or a lien dispute, talk with your own attorney. My article on whether you need a lawyer to sell in Maryland explains when that’s worth it.

    Who picks the title company in a cash sale?

    It’s set by the contract. Often the buyer chooses, but you can negotiate. Make sure it’s an established, licensed company.

    How long does the title work take?

    For a clean title, the search and payoffs can move quickly. Estates, liens, or old recording problems take longer.

    Do I need title insurance as the seller?

    Title insurance protects the buyer and any lender. As the seller, you generally don’t buy it, but you do need to deliver clean title.

    Can I close without going to the title office?

    Often, yes. Many title companies can arrange a mobile notary or mail-away closing. Ask early so they can plan.

    Talk through your situation

    If you’d like to know which title company I’d use for your house and how long it might take, call or text me at (410) 498-7473.

  • How a Cash Home Sale Works in Maryland, Step by Step

    People who have sold a house the traditional way know the rhythm: agent, photos, showings, offers, inspections, appraisal, loan approval, settlement. A cash sale skips several of those steps, which is why it can feel almost too simple. It isn’t magic, though. There’s still a contract, a title company, a title search, and a recorded deed. Knowing each step helps you spot when something is off. For the steps of a cash sale in Parkville or Carney, see selling a house in Parkville.

    I’m Evan Weissman, and I buy houses for cash around Maryland. Here’s the process the way it actually runs on my deals, plus the places where sellers should slow down and ask questions.

    Step 1: The first conversation

    It usually starts with a phone call or a form. I ask about the address, the condition, who owns it, whether anyone lives there, and what’s going on in your life that has you thinking about selling. I also ask about the mortgage balance if you know it, any liens or back taxes, and when you’d ideally like to move.

    None of that commits you to anything. It’s how a buyer figures out whether a sale is even workable before anyone spends time on a visit. If the numbers clearly won’t work, say because the payoff is higher than any as-is buyer would pay, a straight answer at this stage saves you weeks.

    Step 2: Seeing the house

    Next comes a walkthrough. I look at the roof, the mechanicals, the basement, the electrical panel, plumbing, windows, and the overall layout. On some houses I bring a contractor for a second opinion on bigger items like a foundation or a full kitchen.

    You don’t need to clean or repair anything for this. It actually helps to see the house as it is. If there are problems you know about, point them out. A buyer is going to find them anyway, and being upfront builds trust on both sides.

    Step 3: The offer

    After the walkthrough, a cash buyer gives you a number. A serious buyer should be able to explain how they got there: the likely value after repairs, the estimated repair cost, the costs of buying, holding, and reselling, and the margin they need. My article on how cash buyers calculate offers breaks that formula down.

    Take your time. Compare the offer against what a listing might net you after commission, repairs, and months of carrying costs. My cash offer versus listing page shows a side by side. If the offer doesn’t make sense for you, saying no is completely fine.

    Step 4: Signing a contract

    If you agree on price, you sign a written purchase agreement. Read it carefully. Things worth checking:

    • The buyer’s name. Is it the company you’ve been talking to, or does the contract let them assign it to someone else?
    • The settlement date, and whether you can pick it.
    • The deposit amount and who holds it, usually the title company.
    • Inspection or due diligence periods, and whether the buyer can cancel during them.
    • Who pays which closing costs, including Maryland transfer and recordation taxes.
    • What happens to personal property left in the house.
    • Any post-settlement occupancy if you need a few extra days to move.

    If any clause is unclear, ask, or have a Maryland real estate attorney review it before you sign. A legitimate buyer won’t mind. My questions to ask a cash home buyer list is a good checklist.

    Step 5: The title company goes to work

    Once there’s a contract, a title company or settlement attorney opens a file. This neutral third party handles the money and makes sure ownership can transfer cleanly. They will:

    • Search the land records for the chain of title, mortgages, liens, and judgments.
    • Order payoff statements from your mortgage servicer and any other lienholders.
    • Check for unpaid property taxes, water bills, and HOA dues.
    • Confirm who needs to sign: co-owners, a spouse, or a personal representative with Letters of Administration for an estate.
    • Prepare the deed and the settlement statement.

    This is where most delays come from, not the buyer’s money. Old mortgages that were paid but never released, judgments against someone with a similar name, or heirs who need to sign can all take time to sort out. My article on the title company’s role in a cash sale explains each piece.

    Step 6: Reviewing the settlement statement

    Before closing, you should receive a settlement statement showing the sale price, every payoff, every tax and fee, and the amount you’ll receive. Go line by line. Make sure the mortgage payoff matches what you expected and that you understand every charge. If something looks wrong, ask the settlement agent before settlement day, not at the table.

    Two Maryland items that sometimes surprise people: if you’re a nonresident of Maryland selling property here, state law generally requires tax withholding at settlement unless an exemption applies, and some sellers need specific forms for that. And the state and county transfer and recordation taxes show up as their own lines. My Maryland transfer and recordation tax article covers those.

    Step 7: Settlement

    At settlement you sign the deed and related documents, either at the title company’s office, with a mobile notary at your home, or by mail if you live out of state. The buyer’s funds are already with the title company. After signing, the title company pays off your mortgage and other liens and sends your proceeds, usually by wire or check.

    A word of caution about wires: settlement is a common target for fraud. Never trust emailed wiring instructions or last minute changes without calling the title company at a number you looked up yourself.

    Step 8: Recording and handing over keys

    The title company records the deed in the land records of the county where the house is, which makes the transfer public. You hand over keys, garage openers, and any codes. If you agreed to stay a few extra days, you leave on the agreed date in the agreed condition.

    After that, cancel utilities and insurance once the deed records, and watch for your escrow refund from your old mortgage servicer, which comes separately.

    Where cash sales go wrong

    Most problems trace back to a few patterns:

    • A “buyer” who is really a middleman and needs to find an end buyer before closing.
    • No earnest money, or a deposit so small it signals the buyer isn’t committed.
    • Pressure to sign the same day, or a refusal to use a real title company.
    • Requests to sign over your deed before settlement.

    My article on how to spot a real cash home buyer goes deeper on red flags.

    Can a cash sale close quickly?

    Often, yes, because there’s no loan approval or appraisal. The real limit is title work. A clean file with a single mortgage can move quickly, while an estate or a lien problem can take longer. A good buyer will tell you which kind of file you have early on.

    Do I pay a commission on a cash sale?

    Not when you sell directly to a buyer without an agent. You still pay your share of closing costs under the contract, such as taxes and any liens, which appear on the settlement statement.

    Do I need to clean out the house before a cash sale?

    Usually not. Many cash buyers, including me, agree to take the house with belongings left behind. Make sure the contract says so in writing.

    What documents should I gather?

    Your ID, mortgage statement, any HOA information, recent tax bill, and anything about repairs or permits. For an estate, the Letters of Administration and a death certificate. For a divorce, the relevant court order.

    Talk through your situation

    If you want to walk through these steps with your own house in mind, call or text me at (410) 498-7473. I’ll explain exactly how my process would work for you.

  • Smoke and Carbon Monoxide Alarm Rules to Check Before Selling a Maryland Home

    Smoke alarms are one of the cheapest items on any pre-sale checklist, and one of the easiest for a buyer’s inspector to flag. Maryland has specific rules about the type and age of alarms, and the state’s property disclosure form asks about them directly. A few inexpensive replacements can take an item off the inspection report and, more importantly, make the house safer for whoever lives there next.

    I’m Evan Weissman. I buy houses across Maryland and see a lot of yellowed, 20-year-old alarms hanging from ceilings, or missing entirely. Here’s a plain summary of the rules from official sources and how they connect to selling.

    The smoke alarm basics

    Maryland’s smoke alarm requirements are in Title 9 of the Public Safety Article. The State Fire Marshal summarizes the key points for homes (Office of the State Fire Marshal):

    • Alarms must be on every level of the home and in every sleeping area.
    • Any alarm, hard-wired or battery-only, must be replaced 10 years after its manufacture date.
    • Battery-only alarms must be replaced with units that have 10-year, sealed, non-removable batteries.

    Baltimore County’s fire marshal page adds that the law took effect January 1, 2018, that a hard-wired alarm must be replaced with another hard-wired alarm, and that if you can’t find a manufacture date on the back of an alarm, it needs to be replaced (Baltimore County smoke alarm law). If the house is in 21222 or 21219 and you’re dealing with smoke and CO alarm rules, see how I buy houses in Dundalk.

    How the age of the house matters

    Under Public Safety section 9-104, the type of alarm required depends partly on when the house was built. Homes constructed before July 1, 1975 may use battery-operated alarms. Newer homes generally need alarms powered by household current with battery backup. Where battery-only alarms are allowed, they must be sealed, tamper-resistant units with a hush button and long-life batteries.

    If you’re not sure what your house needs, call your local fire marshal’s office. Many will explain the rules over the phone.

    Carbon monoxide alarms

    Carbon monoxide rules are in Title 12, Subtitle 11 of the Public Safety Article. Under section 12-1102, the state requirement applies to:

    • Newly constructed dwellings that burn fossil fuel for heat, ventilation, hot water, or a clothes dryer, where the building permit was issued on or after January 1, 2008.
    • Hotels, rooming houses, and rental dwelling units.

    For covered homes, section 12-1104 requires a carbon monoxide alarm in a central location outside each sleeping area. Rental units need one outside each sleeping area and on every level, including the basement.

    Even if your older owner-occupied house isn’t covered by the state requirement, a CO alarm near bedrooms is cheap protection if you have gas heat, a gas water heater, a fireplace, or an attached garage. Some counties have their own rules, so check locally.

    Where alarms show up on the disclosure form

    Maryland’s property disclosure and disclaimer form asks about alarms in two places. One question asks whether the smoke alarms comply with Title 9 of the Public Safety Article, whether they’ll sound during a power outage, whether any are more than 10 years old, and whether battery-operated units are the sealed, tamper-resistant, long-life type with a hush button. Another asks whether a carbon monoxide alarm is installed if the property relies on fossil fuel for heat, ventilation, hot water, a clothes dryer, or other purposes.

    Answer from what you know. If you’ve just replaced the alarms, say so and keep the receipt.

    Selling a rental

    Landlords have additional obligations. Under section 9-104, alarm placement may need to be upgraded when there’s a change of tenant and the unit hasn’t been equipped with qualifying sealed long-life battery alarms within the previous 10 years. Rental units also fall under the CO alarm requirement. If you’re selling a rental, my landlord guide to selling with tenants covers other compliance items buyers will ask about.

    A simple pre-sale alarm check

    1. Walk every level, including the basement, and every bedroom.
    2. Look at the back of each alarm for the manufacture date.
    3. Replace anything older than 10 years or without a date.
    4. Replace battery-only alarms with sealed 10-year units.
    5. Replace hard-wired alarms only with hard-wired units.
    6. Add CO alarms outside sleeping areas if you have fuel-burning appliances or an attached garage.
    7. Test everything.

    Most homeowners can do this in an afternoon. If the wiring is old or alarms are interconnected, an electrician can help.

    Help for those who need it

    The State Fire Marshal’s Get Alarmed Maryland program offers one free smoke alarm and one free CO alarm to qualifying homes that don’t already have them. Details and the request form are on the fire marshal’s site.

    When you’re selling as is

    If you’re selling to a cash buyer, outdated alarms usually won’t change the offer much, but disclose them honestly. Many buyers replace all alarms as part of their work anyway. My as-is selling page explains how I handle repairs like these.

    Do I have to replace smoke alarms before selling my Maryland house?

    Maryland’s law requires replacing alarms at 10 years and using sealed long-life batteries for battery-only units. Bringing alarms up to date before a sale is inexpensive and avoids an inspection item.

    Are carbon monoxide alarms required in every Maryland home?

    The state requirement covers newer fossil-fuel homes permitted on or after January 1, 2008, plus rentals and lodging. Local rules may add more. A CO alarm is sensible in any home with fuel-burning appliances.

    Does the disclosure form ask about smoke alarms?

    Yes. It asks whether the smoke alarms comply with state law, whether any are over 10 years old, and whether battery-only units are the sealed long-life type. A separate question asks about carbon monoxide alarms in homes that burn fossil fuel.

    Can I replace a hard-wired smoke alarm with a battery one?

    No. Under the 2018 rules, hard-wired alarms must be replaced with hard-wired alarms.

    Talk through your situation

    If you’re preparing a house for sale and want to know which small fixes are worth doing, call or text me at (410) 498-7473. I’m happy to share what I see buyers care about.

  • Signs It Might Be Time to Sell Your Maryland House

    Nobody wakes up one morning and decides to sell a house they have lived in for twenty years. It usually builds slowly: one more repair you put off, one more month the stairs feel harder, one more letter from the county you do not want to open. Here are the signals I hear most from Maryland homeowners before they make the call, and some honest questions to ask yourself about each one.

    The house costs more than it gives back

    Add up what the house actually takes from you each year: mortgage, property tax, insurance, utilities, and the repairs you keep paying for. Then ask whether that money buys the life you want.

    Insurance has been a real pressure point. Many Maryland owners have seen premiums jump at renewal, and older roofs can make coverage harder to find. Property taxes rise with reassessments too. Owner-occupants who have applied for the State Homestead Tax Credit have the taxable assessment increase capped at 10% a year, and many counties set a lower cap, but the bill still goes up.

    If you are using savings or credit cards to keep up with a house, that is worth a hard look now, not after the savings run out.

    The repair list keeps getting longer

    Every house needs work. The warning sign is when the big items start lining up at once: a roof near the end of its life, a furnace or heat pump on borrowed time, a basement that takes water every spring, an electrical panel an insurer asked about.

    Get real numbers before you decide anything. A roofer and an HVAC contractor can give you written estimates for free in most cases. Sometimes the total is manageable and you stay. Sometimes it is more than a decade of comfortable retirement income, and selling as is to someone who does that work every day makes more sense. See /sell-house-as-is-maryland/.

    The house no longer fits your body

    Stairs to every bedroom. A laundry in the basement. A tub you have to climb into. Long driveways that need shoveling. These things are fine at forty and can be dangerous at seventy-five.

    Some of it can be fixed with a stair lift, a first-floor bedroom, or a walk-in shower. If the fixes cost more than the house can return, or the layout just will not cooperate, moving to a single-level home or closer to family may be the safer choice. Talk it over with the people who would help you if you fell.

    The house no longer fits your life

    Kids grew up and moved out. You work remotely now and do not need to be near the Beltway. A new job is in another state. A divorce means one income instead of two. A spouse has died and the house holds too much and too little at the same time.

    None of those changes force a sale. They are good reasons to ask whether this house still matches the next five years, not the last twenty.

    Letters you have been avoiding

    Some signs come in envelopes. These ones need attention fast:

    • Past-due property tax notices. Every Maryland county runs an annual tax sale, and unpaid taxes can be sold as a lien to an investor. The date differs by county. Read /behind-on-property-taxes-maryland/.
    • Late mortgage notices or a Notice of Intent to Foreclose. Call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor today. Counseling is free, and there may be options short of selling. Read /stop-foreclosure/.
    • Code enforcement or condemnation letters. These can carry fines and deadlines.
    • Insurance non-renewal notices. A house without coverage puts any mortgage at risk and leaves you exposed.

    Opening the mail is the first step. Calling the number on the letter is the second.

    You are managing a house you do not live in

    Many sellers I talk to are not living in the house at all. They inherited it, moved out to care for a parent, or kept it as a rental that turned into a headache. Vacant houses get broken into, freeze, and leak. Rentals bring late rent, turnover, and licensing rules.

    If the house is mostly a source of stress and the money it makes or saves is small, selling may free up both cash and peace of mind.

    Questions to ask before you decide

    Sit down with a pen and answer these honestly:

    1. If I had the cash instead of the house today, would I buy this house again?
    2. What repairs will the house need in the next three years, and can I afford them?
    3. Can I physically keep up with the house for five more years?
    4. Where would I live instead, and what would it cost?
    5. Who else needs a say: a spouse, co-owners, children, a lender?

    If most of your answers point the same way, you probably already know.

    Selling on your own timeline

    Deciding to sell does not mean selling tomorrow. You can list with an agent and hold out for top dollar, sell directly for cash with no repairs, or look at Option 3, Renovate and Sell Together, where my team handles the renovation and the finished house goes to market under a written agreement. Getting numbers on all three costs nothing and does not commit you. If the house is in 21234 and you’re dealing with the decision to sell, see selling a house fast in Parkville.

    Is it a bad time to sell in Maryland right now?

    The right time depends more on your situation than on headlines. A well-priced house sells in most markets. A house you cannot afford to keep is costing you every month you wait.

    Should I fix things before I sell?

    Only if the repair returns more than it costs and you have the time and money to do it well. Get estimates first.

    What if my family does not want me to sell?

    Listen to them, then make the choice that keeps you safe and solvent. If they are co-owners, their signatures may be needed.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 if you are on the fence and want a straight answer with no pressure. You can also write to me through /contact-us/.

  • Sell a House Without a Realtor in Maryland

    You do not need a real estate agent to sell a house in Maryland. Plenty of owners sell to a relative, a neighbor, a tenant, or a cash buyer and never sign a listing agreement. What you do need is the paperwork an agent would normally line up, a settlement company to close the deal, and a realistic idea of what the work involves. I am a licensed agent myself, so I will tell you plainly when going it alone makes sense and when it does not.

    The three ways people skip the listing

    Selling to someone you already know. A tenant, a family member, or a neighbor who has always wanted the place. You agree on price, sign a contract, and hand it to a title company.

    For sale by owner on the open market. You set the price, put up a sign and an online listing, show the house, and negotiate with strangers and their agents.

    Selling directly to a cash buyer. A buyer makes an offer on the house as it stands, and you close at a title company without showings.

    Each path saves the listing commission, but they ask very different amounts of time and risk from you.

    Paperwork Maryland expects from you

    Skipping an agent does not skip the forms. Here is what a typical owner sale involves.

    • A written contract. Maryland requires real estate contracts to be in writing. Many owners use a standard residential contract reviewed by a real estate attorney rather than a template from the internet.
    • Disclosure or disclaimer. Under Real Property Article 10-702, most residential sellers give the buyer either the Maryland Residential Property Disclosure Statement or the Disclaimer Statement. Even with the disclaimer, you must tell the buyer about latent defects you actually know about.
    • Lead paint disclosure. For homes built before 1978, federal law requires the lead disclosure form and the EPA pamphlet, and the buyer gets a chance to test.
    • HOA documents. If the house is in a homeowners association, Maryland law requires you to provide the association’s resale disclosures, and the buyer gets a short window to cancel after receiving them.
    • Local items. Baltimore City sales need a municipal lien certificate. Some counties have their own forms, and private wells and septic systems often bring testing requests.

    Who closes the deal

    In Maryland, most residential sales close at a title company or with a settlement attorney. They search the land records, order your mortgage payoff, prepare the deed, collect transfer and recordation taxes, and record everything at the Circuit Court. Pick one yourself early, and check that they are licensed and insured. When a buyer insists on a title company you have never heard of, look it up.

    Settlement will also handle a tax issue many sellers do not know about. If you do not live in Maryland, the State requires income tax withholding before the deed can be recorded. For sales after June 30, 2025, the rate is 8.75% of the payment to a nonresident individual and 8.25% for a nonresident entity, unless you qualify for an exemption, such as a sale of your principal residence. The Comptroller’s forms are MW506NRS and MW506AE.

    What the commission really pays for

    Before you decide, it helps to know what you are taking on. On a normal listing, the agent prices the house, markets it, screens buyers, handles showings, negotiates repair requests, and keeps the lender, appraiser, and title company moving.

    Selling by owner means you do all of that. The hardest parts are usually:

    1. Pricing. Owners tend to price on what they need, not on what nearby houses actually sold for. An appraisal before you list costs a few hundred dollars and can save a lot of grief.
    2. Screening buyers. Ask for a lender preapproval or proof of funds before you take the house off the market.
    3. Inspection negotiations. A buyer’s inspector will find something. Decide in advance which repairs you will make, which you will credit, and which are a no.
    4. Buyer agent commission. Many buyers have their own agent. Since the 2024 changes to how buyer agents get paid, compensation is something you negotiate in writing, not something automatic. Decide what you will offer before someone asks.

    When going without an agent works well

    • You already have a buyer you trust.
    • The house is in good shape in a neighborhood where houses move.
    • You have time, patience, and a lawyer or title company you trust.
    • You are comfortable negotiating face to face.

    When it tends to go badly

    • The house has a major repair problem that a lender will flag.
    • You are on a deadline, like a job start, a tax sale, or a foreclosure date.
    • Title is messy: an estate, a divorce, or co-owners who disagree.
    • You are out of state and cannot be there for showings and inspections.

    If a foreclosure date is part of the picture, call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor before you choose a sale path, and read /stop-foreclosure/.

    Selling direct to a cash buyer

    A direct cash sale is a kind of no-agent sale with a narrower job for you: get an offer, read the contract, pick a title company, and sign. No showings, no repairs, no buyer financing. The trade-off is price, since a cash buyer is pricing in the repairs and the risk.

    Ask any cash buyer to show proof of funds, to use a real Maryland title company, and to put in writing who pays closing costs. If the contract lets them assign it to someone else, ask why. More on comparing the two paths at /cash-offer-vs-listing-maryland/.

    Do I need a lawyer to sell my own house in Maryland?

    Maryland does not require one, but a real estate attorney reviewing your contract is cheap insurance, especially if you write your own.

    Can I use the disclaimer form if I sell by owner?

    Yes. Owners selling without an agent can choose the disclaimer statement, but you must still disclose latent defects you know about.

    Who pays transfer taxes in an owner sale?

    Whatever your contract says. Maryland custom is to split them, but you can negotiate otherwise. First-time Maryland buyers buying a primary home may get a reduced state transfer tax, and the seller usually picks up that share.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 if you want a cash number to measure your own sale against, with no listing agreement required. You can also reach me at /contact-us/.

  • Sell a House With Multiple Owners in Maryland

    When more than one name is on a deed, every one of those names usually has to sign to sell the whole house. That sounds simple until one owner lives in Texas, one is going through a divorce, one has died, and one just does not want to sell. This piece walks through how Maryland treats co-owned houses and what your real options are when the owners do not agree.

    Start with the deed, not the family story

    Who owns the house and how they own it are both on the recorded deed, and that matters more than who paid the mortgage or who lives there. Pull a copy from the county land records, or ask a title company to run a quick search. Look at the words right after the owners’ names.

    Tenants by the entirety. Only married couples can hold title this way. Neither spouse can sell or borrow against the house alone, and when one spouse dies the other owns it outright. Creditors of just one spouse generally cannot reach it.

    Joint tenants. In Maryland, survivorship has to be stated in the deed, usually with language like “as joint tenants with right of survivorship.” When one joint tenant dies, the survivors own the house without probate. While everyone is alive, each joint tenant can sell their own share, which turns that share into a tenancy in common. Handling several owners on one deed on a Towson house? See selling a house in Towson.

    Tenants in common. This is the default when a deed names unmarried co-owners and says nothing else. Each owner has a share, and the shares do not need to be equal. When a tenant in common dies, their share passes through their will or estate, not to the other owners.

    That last point is where most messy co-ownership starts. A house bought by two siblings as tenants in common can end up, two generations later, owned by a dozen cousins.

    When every owner agrees

    If all owners want to sell, the process looks like any other sale, with a little extra coordination.

    1. Agree on a price range and a sale method in writing, even by email.
    2. Pick one person to be the main contact with the buyer and title company.
    3. Decide how proceeds get split. The default is by ownership share, but owners can agree to credit someone who paid taxes, insurance, or repairs.
    4. Plan for signing. Out-of-state owners can sign in front of a notary where they live, or appoint someone with a power of attorney that a Maryland title company will accept.
    5. Have title check for liens against any single owner. A judgment against one co-owner can attach to that owner’s share and must be paid from their part of the proceeds.

    When one owner will not sign

    You cannot force a sale by majority vote. A 75% owner still needs the 25% owner’s signature to sell the whole house. What you can do depends on why that person is saying no.

    Sometimes the holdout wants more money, more time, or to be heard. A written buyout offer, a fair appraisal, or an agreed move-out date solves more of these than lawyers do.

    Sometimes the holdout lives in the house and does not want to leave. Sometimes they cannot be found at all. Those situations usually need a lawyer.

    You can also sell just your own share. A tenant in common can deed away their interest without the others signing. Very few buyers want a partial interest in a house they cannot control, so expect a steep discount if you go this way.

    Partition: the court-ordered exit

    When co-owners cannot agree, any one of them can ask the circuit court to partition the property. In 2022 Maryland rewrote its partition rules in Real Property Article 14-701 through 14-713, which took effect October 1, 2022.

    Under that law, the court generally has the property’s fair market value determined, then gives the other co-owners a chance to buy out the owner who asked for the sale. If no buyout happens, the court decides whether the property can be split physically, which is rare for a single house, or must be sold. A court-ordered sale is usually an open-market sale through a licensed Maryland broker at a price the court approves, rather than a quick courthouse auction.

    Partition takes months, costs legal fees that usually come out of the sale proceeds, and puts family relationships under strain. The threat of it, though, often brings people back to the table.

    Special situations

    One owner has died. If the deed was joint with survivorship or by the entirety, the survivors usually record the death certificate and move on. If it was a tenancy in common, the dead owner’s share goes through probate, and the personal representative signs for that share once they have Letters from the Register of Wills. See /blog/how-long-does-probate-take-in-maryland/.

    Owners are divorcing. The court in the divorce case can order a sale of a jointly owned family home, and a court-appointed trustee may handle it. Read /sell-house-during-divorce-maryland/.

    The mortgage is behind. Co-owners who disagree about selling can lose the house to foreclosure while they argue. If notices are arriving, call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor now, and read /stop-foreclosure/.

    How a cash sale can help co-owners

    When owners agree to sell but disagree about repairs, showings, or who manages the work, a direct cash sale can cut those arguments down. One offer, one price, one settlement date, and the title company splits the proceeds by the shares on the deed or by a written agreement among the owners. I can send each owner the same written offer so nobody feels left out of the conversation.

    Do all owners have to be at settlement?

    No. Owners can sign ahead of time before a notary, or use a valid power of attorney. The title company will tell you what format they need.

    Can one co-owner live in the house rent free?

    Each co-owner generally has a right to use the whole property. Arguments over rent, taxes, and repairs are usually settled when the house is sold or in a partition case.

    What if we cannot find one of the owners?

    A title company or attorney can run a search. If the owner still cannot be found, a court process is usually required before the whole house can sell.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 with the names on the deed and where each owner stands. You can also send the details through /contact-us/.

  • Sell a House Fast in a Slow Maryland Market

    A slow market does not mean nothing sells. It means buyers have more choices, take longer to decide, and walk away from houses that feel overpriced or need work. If you need to sell sooner rather than later, the goal is to make your house the easy choice for the buyers who are out there, or to pick a sale method that does not depend on them at all.

    Know what “slow” means on your street

    Statewide headlines rarely match your block. A market can be cool in one Baltimore County neighborhood and still competitive in a Howard County school district fifteen minutes away. Before you change anything, ask a local agent for three numbers from the last 90 days within about a mile of your house:

    1. How many similar houses sold.
    2. How many similar houses are listed right now.
    3. How long the sold ones took to go under contract, and how many had price cuts first.

    If there are many more listings than recent sales, buyers have leverage. If the sold houses all had price cuts, the original prices were too high. That is the market telling you what it will pay.

    Price for the market you have

    The single biggest reason houses sit is price. In a slow market, buyers compare your house with every similar one online, and they skip the ones that look expensive for what they get.

    Price from recent sales, not from active listings or what your neighbor asked last spring. If you want early interest, price slightly below the closest competitors rather than slightly above. A house that gets attention in its first two weeks usually sells for more than one that sits and takes three small cuts.

    If you are already listed and showings have dried up, one meaningful reduction tends to work better than several tiny ones.

    Make the house easy to say yes to

    Buyers in a slow market are nervous. Anything that looks like a future headache pushes them toward a different house. A few things help more than staging:

    • Fix the scary items. Active leaks, a broken furnace, missing handrails, and exposed wiring scare buyers and their lenders. Fix them or get written estimates you can hand over.
    • Get a pre-listing inspection. It costs a few hundred dollars and lets you fix or disclose problems before a buyer’s inspector finds them in the middle of a contract.
    • Clean and clear. Empty closets, a clean basement, and a cut lawn change how a house photographs and shows.
    • Have records ready. Roof age, HVAC service, water heater date, and any permits.

    Skip big remodels. A new kitchen rarely pays back in a slow market, and it delays your sale by months.

    Offer concessions instead of cutting price

    Many buyers today are short on cash for closing, not on monthly income. Offering a closing cost credit, or money toward an interest rate buydown, can attract more buyers than a price cut of the same size. Ask your agent and the buyer’s lender what the loan program allows, since most loans cap seller contributions.

    Other terms help too: a flexible settlement date, leaving appliances, or paying for a one-year home warranty.

    Widen the buyer pool

    Make sure your listing reaches every type of buyer who could want the house:

    • Buyers using FHA or VA loans, if the house can pass their appraisal standards.
    • Buyers using renovation loans, for houses that need work.
    • Investors and landlords, for houses in rental-friendly areas.

    If the house will not pass an FHA or VA appraisal as it stands, you have lost a big share of first-time buyers. Either fix the items that would fail, or price and market the house to cash and renovation-loan buyers.

    When to stop waiting on the market

    Some sellers cannot afford to let the market decide. A job starts in another state. The house is vacant and costing hundreds a month. An estate needs to wrap up. Taxes are going to tax sale. A mortgage is behind.

    In those cases, a direct cash sale can make sense. A cash buyer does not need a lender appraisal, does not care about the number of competing listings, and can usually close once title is clear. You give up some price for speed and certainty. The right comparison is not the cash offer against your dream listing price. It is the cash offer against the realistic listed price minus the months of carrying costs, repairs, and price cuts it may take to get there. See /cash-offer-vs-listing-maryland/.

    If the deadline is a foreclosure, call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor before you pick a sale path. Counseling is free, and they may find time you did not know you had. Read /stop-foreclosure/.

    A middle option

    If the house has real upside but needs work you cannot fund, Option 3, Renovate and Sell Together, may fit. My team does the agreed renovation and the finished house is listed on the open market under a written agreement, so a slow market sees a move-in-ready house instead of a project. It takes longer than a cash sale, so it fits sellers who can wait a few months.

    What to track every week

    Ask your agent for a short weekly update: number of showings, online views, feedback, and any new competing listings or sales nearby. If showings are low, the problem is usually price or photos. If showings are steady but no offers come, the problem is usually condition or something buyers see in person.

    Should I wait for spring to sell?

    If you can afford to wait and the house shows well, spring often brings more buyers. If carrying costs are high or a deadline is coming, waiting may cost more than it gains.

    Is it better to cut the price or offer a credit?

    In many slow markets, a credit toward closing costs or a rate buydown attracts more buyers than an equal price cut. Ask your agent which local buyers are asking for.

    Do cash buyers pay less in a slow market?

    Cash offers are based on the price a renovated house will sell for and the cost to get it there. In a slow market, buyers of all types pay closer attention to price.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 and I will put a cash number next to your listing plan so you can see the real difference. You can also send the details through /contact-us/.

  • Sell a Condemned or Uninhabitable House in Baltimore

    Baltimore has thousands of rowhouses that nobody can live in right now: roofs open to the sky, back walls bowing, no plumbing, boards over the windows. Some belong to owners who inherited them years ago. Some were rentals that went bad. If you own one, you can still sell it, but Baltimore City has specific rules about vacant and condemned properties that every seller needs to understand first. If the house is in 21222 or 21219 and you’re dealing with a house that is not livable, see my Dundalk, MD page.

    What the City’s notices mean

    Vacant Building Notice (VBN). The Department of Housing and Community Development places a VBN on a property that is vacant and unfit for habitation. It is a violation notice, and the City can fine the owner for not fixing it. A VBN stays on the property until the house is rehabbed with permits and a Use and Occupancy permit is issued. Selling the house does not remove it.

    Condemnation. A house can be declared unsafe or unfit and ordered vacated. In serious cases, the City may order emergency repairs or demolition and bill the owner, and those costs can become liens.

    Other violation notices. Open notices for things like trash, high grass, or exterior repairs can carry fines and show up on the lien certificate.

    You can look up notices on the City’s CoDeMap tool, and the title company will see them on the municipal lien certificate it orders before settlement.

    The disclosure rule Baltimore sellers must follow

    Since 2021, under Council Bill 21-0078, Baltimore City sellers must tell buyers in writing, as part of the contract, whether the property has a Vacant Building Notice. Failing to disclose can bring fines, and a buyer who was not told can walk away from the contract. The Maryland REALTORS Baltimore City addendum includes this disclosure.

    Beyond the VBN, Maryland law still requires you to disclose known latent defects, even if you sell as is with the disclaimer statement.

    Who buys these houses

    Rehabbers and investors. The main buyers for vacant Baltimore rowhouses. They price from what the house will be worth after a full rehab, subtract construction, permits, holding costs, and profit, and offer what is left.

    Neighbors. An adjoining owner sometimes wants the house for parking, a yard, or to stop the damage spreading to their own wall.

    Community development groups. In some neighborhoods, nonprofits buy vacant houses as part of larger revitalization plans.

    Owner-occupants with standard loans generally cannot buy these houses, because lenders will not finance a property with no working systems or a VBN.

    What affects the price

    Two vacant houses on the same block can sell for very different amounts. The things buyers look at:

    • Block and neighborhood. Nearby rehabbed sales and how many other vacants are on the block.
    • Structural condition. A sound shell with a good roof is worth far more than a house with a collapsed roof or failing party wall.
    • Liens. Water bills, unpaid property taxes, code fines, and City repair or demolition bills all come out of the price at settlement.
    • Ground rent. Some Baltimore houses still carry ground rent. Check the State’s ground rent registry.
    • Title problems. Estates that were never opened and heirs who cannot be found slow every sale.

    The liens problem

    Many vacant Baltimore houses carry years of water bills, taxes, and fines. At settlement, the title company pays recorded liens out of the sale price. Sometimes the liens exceed what the house is worth.

    If that is your situation, ask the title company for a full lien report before you sign anything. Some City charges may be negotiable or eligible for relief programs, so call DHCD or the Department of Finance with the account numbers in hand. If unpaid taxes or water bills are headed to tax sale, act quickly. See /blog/what-happens-at-a-maryland-tax-sale-auction/ and /behind-on-property-taxes-maryland/.

    Receivership

    Baltimore can ask a court to appoint a receiver for vacant properties with unresolved VBNs. The receiver can sell the property at auction to a buyer who agrees to rehab it, and the owner may get little or nothing after liens and costs. If you have received receivership papers, talk to a lawyer right away. Selling before the court process finishes is sometimes possible, but timing matters.

    Steps to sell a vacant or condemned Baltimore house

    1. Confirm ownership. Make sure your name is on the deed. If the owner died, an estate usually has to be opened with the Register of Wills before anyone can sign.
    2. Pull the notices. Check CoDeMap and ask for copies of any open notices.
    3. Get a lien estimate. A title company can order the lien certificate and payoffs.
    4. Secure the house. Keep it boarded and locked to reduce new fines, squatters, and liability.
    5. Get offers in writing. Ask every buyer about their proof of funds, title company, and whether they plan to assign the contract.
    6. Disclose the VBN and known defects in the contract.
    7. Close with a licensed title company.

    Utilities and access for buyers

    Most vacant houses have no water, gas, or power, and BGE or the City may require repairs before service comes back. That is fine for a cash buyer. Just make sure buyers can get inside safely for a walkthrough, with a working lock or a lockbox, and tell them about any floors or stairs that are not safe to stand on.

    Insurance and liability

    A vacant house is still your responsibility. If a wall collapses onto a neighbor’s house or someone is hurt inside, you can be liable. Standard homeowner policies often do not cover vacant houses, so ask about a vacant property policy until you sell.

    Can I sell a house with a Vacant Building Notice?

    Yes. You must disclose the VBN in the contract, and the notice stays with the property until the buyer rehabs it and gets a Use and Occupancy permit.

    Do I have to pay off City liens before selling?

    They are usually paid from the sale proceeds at settlement. If the liens are larger than the price, you will need to negotiate or bring money to closing.

    Will you buy a Baltimore house with a collapsed roof?

    Yes. I price the condition into the offer, and you disclose what you know.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 with the address and any notices you have received. You can also send them through /contact-us/.