Real Estate Wanted

(410) 498-7473

Blog

  • Selling a Maryland House With a Reverse Mortgage: Payoff Rules for Owners and Heirs

    Reverse mortgages confuse a lot of families, especially when a parent passes away and the servicer’s letters start arriving. Who owes what? Do the kids have to pay the whole balance? How much time is there? The good news is that the most common type, the FHA-insured Home Equity Conversion Mortgage (HECM), has clear federal rules that protect heirs in important ways. For a reverse mortgage payoff in the Hampstead, Manchester or Upperco area, see selling a house in Hampstead.

    I’m Evan Weissman. I buy houses across Maryland, including some with reverse mortgages. Here’s how the payoff works for a living owner who wants to sell and for heirs after a death, based on HUD and CFPB guidance. Your loan documents control, so confirm details with your servicer and a HUD-approved counselor.

    If you’re the owner and you want to sell

    You can sell a house with a reverse mortgage at any time. At settlement, the title company gets a payoff statement from the servicer, and the loan balance (what you’ve received plus accrued interest and fees) is paid from the sale proceeds. Anything left over belongs to you.

    Reasons owners sell include moving closer to family, moving into assisted living, or needing a home without stairs. If you’re moving out permanently, talk with your servicer early, because the loan generally becomes due when the home is no longer your principal residence.

    When the last borrower dies

    According to the CFPB, a HECM becomes due and payable after the death of the last borrower and any eligible non-borrowing spouse (CFPB on heirs and reverse mortgages). Heirs then have choices:

    • Keep the house by paying off the loan, often with their own financing. HUD guidance states heirs can satisfy it with the lesser of the loan balance or 95% of the appraised value.
    • Sell the house and use the proceeds to pay off the loan.
    • Turn the house over to the lender through a deed in lieu of foreclosure.

    The 95% rule and why it matters

    Reverse mortgage balances grow over time. Sometimes, by the time a borrower dies, the balance is higher than the house is worth. HUD’s guidance for heirs explains that if the loan balance exceeds the home’s value, the estate or heirs may sell the home for at least 95% of the current appraised value, and the lender will accept the net proceeds as satisfaction of the loan (HUD guide to inheriting a HECM home). FHA mortgage insurance covers the rest. For a reverse mortgage payoff in Parkville or Carney, see my Parkville, MD page.

    HECMs are non-recourse loans, so heirs generally don’t owe the difference out of their own pockets. That’s an important protection, but it comes with a process: the servicer will order an appraisal, and the sale price needs to meet the 95% threshold.

    If the house is worth more than the loan balance, the heirs keep the difference after the loan is paid.

    How much time heirs have

    The timeline is tighter than many families expect:

    • The CFPB says that once heirs receive a due and payable notice, they have 30 days to buy, sell, or turn the home over, though the timeline may be extended up to six months so heirs can sell or get financing.
    • HUD’s Mortgagee Letter 2015-10 allows servicers to request up to two 90-day extensions from HUD, when owners show they’re actively marketing the property or trying to satisfy the loan.

    In practice, this means heirs should contact the servicer right away, state their intentions in writing, and keep records of every step they take to sell or refinance. A listing agreement, a signed contract, or a lender’s pre-approval letter can all help support an extension request.

    Paperwork the estate will need

    To sell, someone has to have authority to sign. If the house was in the parent’s name alone, the estate usually needs to be opened and a personal representative appointed. My guide to the Register of Wills for heirs explains the steps. Start this immediately, since estate paperwork takes time and the servicer’s clock is running.

    Meanwhile, keep property taxes and insurance paid. HUD’s guidance notes these remain the estate’s responsibility until title transfers.

    A non-borrowing spouse

    If the surviving spouse wasn’t on the loan, special HUD rules may let them stay in the home, but they generally must meet requirements and provide certification to the servicer within a set time after the borrower’s death. If this applies to your family, contact the servicer and a HUD-approved counselor right away.

    Selling quickly to meet the deadline

    Because of the timeline, many families look for a sale that can close quickly. Options include:

    • Listing with an agent who can move fast, especially if the house is in good shape.
    • A cash sale, which can work well when the house needs repairs or still holds belongings, as long as the price meets the 95% requirement if the loan is underwater.

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

    Where to get free help

    A HUD-approved housing counselor can explain reverse mortgage options at no cost. In Maryland, you can also call Maryland HOPE at 1-877-462-7555. If you’re worried about foreclosure, talk with an attorney as well.

    Do heirs have to pay off a reverse mortgage out of pocket?

    No. HECMs are non-recourse. Heirs can sell the house to pay off the loan, and if the balance exceeds the value, a sale for at least 95% of the appraised value satisfies the loan.

    How long do heirs have to sell a house with a reverse mortgage?

    The CFPB says heirs have 30 days after a due and payable notice, possibly extended up to six months. HUD allows servicers to request up to two 90-day extensions when heirs are actively selling or refinancing.

    Can I sell my house while I still have a reverse mortgage?

    Yes. The loan is paid off from the sale proceeds at settlement, and you keep any remaining equity.

    What if the reverse mortgage balance is more than the house is worth?

    Heirs can sell for at least 95% of the appraised value, and the lender accepts the net proceeds as full satisfaction. FHA insurance covers the shortfall.

    Talk through your situation

    If your family is facing a reverse mortgage deadline, call or text me at (410) 498-7473. I can explain how a quick sale would work with the servicer’s requirements.

  • Selling a House in Montgomery County: What Local Sellers Should Know

    Montgomery County house sales clear through a Transfer Office culture that treats recordation as a tiered premium stack, not a single flat county rate like Frederick. Sellers in Silver Spring, Takoma Park-adjacent neighborhoods, Rockville, Gaithersburg, Germantown, and the Agricultural Reserve edge still follow Maryland statewide disclosure rules, but Bill 17-23 recordation tiers and a June tax-sale calendar change the net sheet. This guide is County-specific orientation, not a closing-cost quote.

    I buy Montgomery County houses when title is clear, including ones that need work (/sell-house-as-is-maryland/) and ones that came through an estate (/sell-inherited-house-maryland/).

    June tax sale on the County calendar

    SDAT’s statewide schedule lists Montgomery for June 8 in the 2026 table. Use the notice you received from County Finance rather than a friend’s May City date or August Baltimore County date. A tax-sale certificate is not a deed. Redeem with collector figures before you promise a buyer a casual summer close. If the mortgage is also late, open HUD-approved counseling and Maryland HOPE at 1-877-462-7555 on a parallel track.

    County transfer tax plus tiered recordation

    Montgomery County transfer tax is commonly stated at 1.0 percent of consideration. Recordation is not one flat number: after Bill 17-23 (effective October 1, 2023), premiums escalate by price band on top of base and school-increment components. Finance materials describe stacked rates that rise as consideration moves through bands above $500,000, with higher premiums into the $600,000-$750,000, $750,000-$1,000,000, and over-$1,000,000 slices. An owner-occupied exemption amount (often cited around $890 on 311 guidance historically) may apply when affidavits fit. State transfer tax still stacks. Ask title for a live quote; Bethesda and Chevy Chase price points feel the upper tiers harder than a Germantown starter house.

    Finance transfer questions and courthouse recording contacts are published through County 311 and Finance pages (transfer rate questions have been routed to 240-777-8995 on County 311 solutions; state recording questions to the courthouse recording office). Confirm before you wire.

    Inside the Beltway versus upcounty stock

    Silver Spring and Takoma-edge houses often face retail buyers who compare DC-adjacent comps and still demand HVAC and roof credits. Rockville and North Bethesda mix renovated and original systems. Germantown and Clarksburg can look newer but still produce inspection lists. Upcounty and Agricultural Reserve edges bring well, septic, and longer vacant winters. Association payoffs appear on many paths even when you sell as-is.

    Estates, POAs, and bilingual family files

    Montgomery domiciliaries open probate with the Montgomery Register of Wills under statewide small-estate and regular-estate gates for the year of death. Letters gate most solely owned decedent sales. Out-of-state children holding a statutory POA still need Real Property section 4-107 recording discipline; see power of attorney to sell.

    Desks to bookmark

    • County Finance / Transfer Office for transfer and recordation processing.
    • Courthouse recording office for state transfer and recording fees.
    • Tax sale / collector channels on the Finance site for the year you are in.
    • Register of Wills for estate authority.
    • Planning and permitting when unpermitted additions are part of the story.
    • SDAT for assessment and mailing-address accuracy.

    Local mistakes

    • Budgeting a flat “about one percent recordation” on a $1.2 million Bethesda sale without running Bill 17-23 tiers.
    • Ignoring June collector mail because a relative sold in Frederick in May.
    • Listing an estate before Letters.
    • Skipping HOPE when the shared loan is late during a retail fantasy.
    • Wiring from an emailed change without calling title on a published number.

    Example: Silver Spring roof versus list credits

    A Silver Spring owner faced a full roof quote and a job start in five weeks. Retail credits matched replacement. As-is cash funded on a clear title calendar with County taxes and recordation on the ALTA.

    Example: Germantown inherited vacant

    Heirs opened Montgomery probate, paid down collector arrears, and sold as-is after Letters rather than carrying another humid summer vacant.

    Permits and addition stories that stall Rockville closings

    Unpermitted decks, basement finishes, and converted garages show up often inside the Beltway. Retail lenders want paper; cash buyers price the risk. Pull whatever permit history you can find in County permitting records before the walkthrough so the surprise gets priced once instead of twice.

    Silver Spring showings versus a Clarksburg vacant

    A Silver Spring seller who can still host weeknight showings has a different calendar than a Clarksburg owner who already moved and is paying to heat an empty house on a well. Match the sale style to access, utilities, and who can actually let buyers in, not to a generic spring advice column written for another county.

    Association estoppels on detached houses

    Many Montgomery detached houses still sit inside planned communities with association dues. Order the estoppel or payoff letter early. Cash does not erase unpaid assessments, and a late estoppel can push a closing date as surely as a missing payoff.

    A quick tier sanity check before you price

    Take your hoped-for price and ask title which recordation band it lands in. A price that crosses from one Bill 17-23 band into the next changes the tax on that slice. When two offers are close, the after-tax net can flip the decision, so ask for both nets in writing.

    What is Montgomery County transfer tax?

    County guidance commonly states 1.0 percent of selling price for the county transfer tax, plus state transfer tax. Confirm exemptions with Finance and title.

    Why does recordation feel higher on expensive houses?

    Bill 17-23 created escalating premium tiers above $500,000. Upper Bethesda and Chevy Chase bands pay more per slice than a sale that stays under the first premium band.

    When is the Montgomery tax sale?

    Use County Finance notices for your year. SDAT’s 2026 table lists June 8 for Montgomery.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 about a Montgomery County house sale when tiered recordation or timing is shaping the net. /contact-us/.

  • Selling a House in Anne Arundel County: What Local Sellers Should Know

    Anne Arundel County closings run through Annapolis-area finance and land-records desks that do not mirror Baltimore City lien-certificate habits or a March Southern Maryland tax sale. Sellers in Annapolis, Glen Burnie, Pasadena, Severna Park, Crofton, and Edgewater still follow Maryland statewide disclosure and payoff rules, but county transfer brackets, a June tax-lien auction, and Chesapeake Critical Area questions change the net sheet. This guide is practical orientation, not a tax opinion.

    I buy Anne Arundel houses when ownership is clear. Condition-heavy sales: /sell-house-as-is-maryland/. Inherited files: /sell-inherited-house-maryland/.

    June tax lien sale, not a mystery auction of the house itself

    Anne Arundel County Finance sells a first-lien tax certificate each year for unpaid taxes and certain related charges (utilities, front-foot, and special benefit items can ride under county code). The Controller sets a June sale date; county materials for the 2026 cycle point to early June. Only the lien certificate is sold. You keep title until a circuit-court foreclosure of the right of redemption finishes.

    Redemption math on the county site uses the tax-sale price plus interest (county pages describe 1.5% per month / 18% per year in the redemption summary) plus later taxes and charges. Owner-occupied residential timelines for lienholder fee reimbursement and foreclosure filing differ from non-owner-occupied property (commonly described as seven and nine months versus four and six months). Call Tax Sale at (410) 222-1735 or taxsale@aacounty.org for a live redemption figure. The county also points stressed owners to Maryland HOPE at 1-877-462-7555, the State Tax Sale Ombudsman, and Homeowner Protection Program materials on dat.maryland.gov.

    Do not use last year’s auction date or a neighbor’s City May sale calendar. Write the notice dates from your own Finance letter.

    Transfer and recordation numbers Anne Arundel actually publishes

    County Finance states recordation tax at $7.00 per thousand, rounded up to the nearest $500, on transfers and many security instruments. County transfer tax is 1.0% on transactions under $1,000,000 and 1.5% at $1,000,000 or more. State transfer tax and clerk recording fees stack on top; Land Records can be reached at (410) 222-1425 per the county page. Contract allocation still controls who pays which share. Have title quote the file before you argue about a blog average.

    Waterfront, Critical Area, and everyday stock

    Severna Park, Pasadena, Edgewater, and Annapolis waterfront can trigger Critical Area buffer, variance, and permit questions that a Glen Burnie inland rancher never sees. Before you market a pier, bulkhead, or shed as finished legal work, ask planning staff or your surveyor. Retail buyers in Crofton and newer west-county builds negotiate differently than investors pricing vacant Pasadena cottages with deferred roofs.

    Oil heat, older electric, and wet basements still show up on ordinary inland inventory. Failed FHA appraisals push some owners toward as-is cash once credit requests erase the listing dream.

    Estates, PCS, and Annapolis desks

    Domiciliary estates often open with the Anne Arundel Register of Wills in the Annapolis area under statewide small-estate and regular-estate gates (commonly discussed around $50,000 / $100,000 spouse-sole for many recent deaths; verify year of death on registers.maryland.gov). Letters usually gate a solely owned decedent house. Military and contractor moves tied to Fort Meade or Annapolis-area work create hard report dates; compare cash certainty to listing weeks while you still have local access.

    If the mortgage is late while taxes are also unpaid, keep counseling on the loan track (HUD-approved help and Maryland HOPE at 1-877-462-7555) separate from the Finance tax-sale track. Deed-rescue flyers fix neither.

    County contacts worth bookmarking

    • Office of Finance / Tax Sale: Arundel Center area contacts and (410) 222-1735.
    • Recordation and Transfer Tax Division for endorsement before land-records recording.
    • Land Records / clerk channels for e-recording questions.
    • Register of Wills for probate authority.
    • Planning and zoning / Critical Area staff for shoreline improvements.
    • SDAT real-property records to confirm the mailing address Finance uses for notices.

    Local mistakes that waste months

    • Paying with a personal check when Finance requires certified funds for a redemption.
    • Pricing a Critical Area cottage like a turnkey Crofton resale.
    • Listing an estate before Letters exist.
    • Ignoring utility liens that county code collects with taxes.
    • Wiring to an emailed “new” title account without calling a published number.

    Snapshot: Glen Burnie HVAC versus list credits

    A Glen Burnie owner faced a dead HVAC and a June tax notice. Retail credits matched replacement. After a Finance payoff and an as-is walkthrough, cash closed with taxes on the ALTA and the listing fantasy retired.

    Snapshot: inherited Pasadena vacant

    Heirs opened Anne Arundel probate, then found Finance mail. They redeemed before auction week, finished Letters, and sold as-is rather than carrying another humid summer vacant.

    Building a county-specific net sheet

    Put four columns on one page: as-is cash, list after modest repairs, months of carry until a hopeful spring, and tax-lien interest if a certificate already sold. Add Anne Arundel transfer and recordation estimates from the Finance formulas above, plus state transfer tax. If showings require you to stay in-county for PCS reasons, write that constraint next to the list column. Numbers beat slogans when Critical Area unknowns and June auction mail arrive in the same month. Keep the deed, the latest mortgage statement, and the Finance notice in the same folder so every call starts from the same facts.

    Is the Anne Arundel tax sale the same as mortgage foreclosure?

    No. It sells a tax lien certificate under Tax-Property rules. Mortgage default is a separate servicer and court path.

    Where do I confirm county transfer brackets?

    Anne Arundel County Finance recordation and transfer tax pages at aacounty.org state the 1.0% / 1.5% brackets and $7 per thousand recordation formula.

    Can I sell after a lien certificate already sold?

    Often yes if you redeem or otherwise clear title requirements before a final foreclosure judgment. Get numbers from Tax Sale and counsel.

    Do cash buyers ignore Critical Area issues?

    They price them. Disclose known unpermitted work; do not assume an investor will “fix it quietly” without paperwork.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 about an Anne Arundel County house sale and a cash net beside your listing plan. /contact-us/.

  • Owner Financing vs Cash Sale in Maryland

    Owner financing sounds like a win-win: the buyer gets a house without a bank, and you get a higher price plus monthly interest. Sometimes it works out exactly that way. Other times the seller ends up as a landlord, a lender, and a debt collector all at once, with a house they no longer control. Here is how the two paths compare for a Maryland seller, with the parts nobody mentions in the online ads.

    What owner financing actually means

    With owner financing, you act as the bank for part or all of the price. The buyer pays you a down payment and then monthly payments with interest. In Maryland this usually takes one of two forms.

    Deed now, with a mortgage or deed of trust back to you. The buyer gets the deed at settlement, and you record a deed of trust securing their promissory note. If they stop paying, you foreclose, just as a bank would.

    Land installment contract. You keep the deed, and the buyer makes payments under a contract. Maryland regulates these closely under Real Property Article Title 10. Among other things, once a residential buyer has paid 40% of the original cash price, they can demand the deed in exchange for giving you a purchase money mortgage. The statute also has detailed disclosure and recording requirements. These contracts are easy to get wrong without a lawyer.

    The case for owner financing

    • A bigger buyer pool. Self-employed buyers, people rebuilding credit, and investors who cannot get a loan on a rough house may pay more for flexible terms.
    • A higher price. Buyers often accept a higher price in exchange for financing.
    • Interest income. You collect interest, which can beat a savings account.
    • Spreading out gains. An installment sale may let you report capital gains over several years. Ask a tax professional how that applies to you.

    The risks sellers underestimate

    The buyer stops paying. This is the big one. If the buyer defaults, you go through a Maryland foreclosure to get the house back. That means legal fees, notices, months of delay, and possibly a house returned to you in worse condition. If the buyer is a homeowner, Maryland’s foreclosure protections, including mediation, can apply to you as the lender.

    Your own mortgage. If you still owe on the house, your loan almost certainly has a due-on-sale clause. Selling with owner financing on top of an existing mortgage, sometimes called a wraparound, can let your lender call the whole loan due. If that happens and you cannot pay, both you and your buyer are in trouble.

    Lending rules. Federal rules under Dodd-Frank put conditions on seller financing, such as limits on balloon payments and how many properties you finance in a year, unless you meet an exemption. Maryland has its own licensing rules for mortgage lenders and loan originators. A one-time sale of your own house is often exempt, but confirm it with an attorney before you sign.

    Collecting and tracking. You need to track payments, escrow or verify taxes and insurance, send year-end interest statements, and handle late payments. A loan servicing company can do it for a fee.

    Waiting for your money. If you need cash for your next home, assisted living, or paying off other debt, a stream of monthly payments may not fit.

    The case for a cash sale

    A cash sale gives you one number and one settlement date. The title company pays off your mortgage and any liens, and you walk away with the rest. No collection, no foreclosure risk, no wondering whether the buyer kept up the insurance.

    The trade-off is price. A cash buyer purchasing as is will usually offer less than a financed retail buyer would pay, and less than the headline price in an owner-financed deal. The question is whether the extra dollars from owner financing are worth the years of risk.

    Running the comparison honestly

    Here is a simple way to compare. Take the owner-financed deal and ask:

    1. How much is the down payment? A small one means the buyer has little to lose by walking away.
    2. What is the interest rate and term, and is there a balloon payment? Can the buyer realistically refinance by then?
    3. What happens if they stop paying in year two? Estimate the legal costs and lost months.
    4. What is the house likely to be worth, and in what condition, if you get it back?

    Then compare that with a cash offer in hand. Many sellers find that a lower but certain number wins once they price in the risk. Others, especially those with a paid-off house, no need for the cash, and a buyer they know well, find owner financing a good fit.

    Ways to reduce owner-financing risk

    • Require a meaningful down payment.
    • Check the buyer’s credit, income, and references, just as a bank would.
    • Use a Maryland real estate attorney to draft the note, deed of trust, and disclosures.
    • Record the deed of trust promptly through a title company.
    • Require proof of insurance naming you, and keep track of property taxes.
    • Hire a loan servicer to collect payments and keep records.

    A note if you are behind on your mortgage

    If you are thinking about owner financing because you cannot keep up with your own loan, stop and get advice first. Call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor; the help is free. See /stop-foreclosure/. Owner financing a house that already has a late mortgage on it is one of the riskiest moves a seller can make.

    Is owner financing legal in Maryland?

    Yes, with conditions. Land installment contracts must follow Real Property Article Title 10, and federal and state lending rules may apply. Use an attorney.

    Do you buy houses with owner financing?

    My standard offer is cash at settlement. If a seller wants terms, we can talk about it, but I will show you the cash number first so you can compare.

    Can I sell with owner financing if I still have a mortgage?

    It is risky because of the due-on-sale clause in most loans. Talk to your lender and an attorney before you try it.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 and I will put a cash number next to whatever terms you are considering. You can also send me the details at /contact-us/.

  • Oil Heat and Tanks When Selling a Maryland House

    Plenty of older Maryland houses still heat with oil, especially farmhouses and rural ranchers in Carroll, Frederick, Harford, and Baltimore Counties, and a lot of pre-1970 houses closer in have an old buried tank from before they switched to gas. Oil heat by itself does not scare most buyers. What scares them is a tank they cannot see, a tank nobody can explain, or a stain on the basement floor. Here is how to handle oil when you sell. If your house is in or around Hampstead and you’re dealing with an old oil tank, see selling a house fast in Hampstead.

    Figure out what you have

    Start by answering three questions.

    Is the house heated with oil right now? Look for an oil burner on the furnace or boiler and a fill pipe outside.

    Where is the tank? Indoor tanks usually sit in the basement or garage and are easy to see. Outdoor aboveground tanks sit against the house. Underground tanks show up as a fill pipe and a vent pipe sticking out of the yard with no tank in sight.

    Are there old tanks nobody uses? A house that converted to gas or a heat pump decades ago may still have a buried tank that was never removed. Clues include a capped pipe near the foundation, copper lines coming through the basement wall to nowhere, or an old receipt in a drawer. A tank sweep, done with a metal detector, can locate buried tanks for a modest fee.

    What Maryland rules say about home heating oil tanks

    Maryland regulates residential heating oil tanks under COMAR 26.10.01.13. A few points matter most to sellers:

    • Closing a tank. When an owner decides to stop using heating oil, or removes a tank, the regulation requires permanent closure within 30 days of that decision, following an industry closure standard. Aboveground and indoor tanks must be emptied, removed, and disconnected, with fill and vent pipes removed or filled with cement. Underground tanks must be closed under Maryland’s UST closure rules, which generally means removal by a certified technician unless the State approves closing it in place.
    • Leaks. If you discover a suspected or confirmed leak from a residential heating oil tank, Maryland’s Department of the Environment expects you to report it promptly. MDE’s emergency number is 1-866-633-4686. The homeowner is generally responsible for cleanup.
    • Deliveries. Oil companies are not supposed to fill a tank that is leaking or unstable.

    Rules and procedures change, so check MDE’s Oil Control Program pages or call them before you start a removal.

    Disclosure: say what you know

    Maryland sellers usually give buyers either the disclosure statement or the disclaimer statement. Even with the disclaimer, you must disclose latent defects you actually know about. A buried tank you know is there, a past leak, or a cleanup that was never finished are the kinds of things you should put in writing.

    If you had a tank removed, find the paperwork: the removal contractor’s report, soil sample results, and any letter from MDE closing out a leak case. That folder is worth real money at negotiation time.

    How buyers and lenders react

    Indoor or aboveground tank in good shape. Most buyers accept it. Some lenders and insurers ask about tank age and condition. A newer tank, a clean service record, and no rust or drips make this easy.

    Active underground tank. Many buyers’ inspectors recommend testing it, and some insurance companies will not cover a house with an active buried oil tank. Expect requests to test, remove, or replace it with an aboveground tank.

    Abandoned underground tank. This is where deals stall. Buyers want to know whether it leaked, and the only way to know for sure is to test the soil or pull the tank.

    Known leak or contamination. Cleanup costs vary widely, from a few thousand dollars for a small area of soil to much more if oil reached groundwater or a basement. Retail buyers usually want the problem solved before settlement.

    Your options as a seller

    1. Remove or close the tank before listing. Hire a certified contractor, get soil samples, and keep every report. You spend money up front, but you take the biggest unknown off the table.
    2. Test and disclose. Have the tank and soil tested, share the results, and price or credit accordingly.
    3. Convert the heat. If you are replacing an old oil furnace anyway, switching to a heat pump or gas can make the house easier to sell and lets you close the tank at the same time.
    4. Sell as is. A cash buyer can take the house with the tank and its unknowns, pricing the removal and testing into the offer. You disclose what you know, and the buyer handles the work after settlement. See /sell-house-as-is-maryland/.

    Costs to get quotes for

    Get at least two written quotes for any tank work. Ask each contractor to break out tank removal, soil sampling, disposal, any contaminated soil removal, and the paperwork they will hand you at the end. A cheap quote that leaves out sampling or a closure report can cost you at negotiation time.

    Estates and vacant houses with oil

    Inherited houses often have an oil furnace that has been off for months. If the house is vacant in winter, an empty oil tank can mean frozen pipes. Keep enough oil to run the heat, or winterize the plumbing. If the estate cannot keep up with taxes or a mortgage on the house, call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor; heirs and personal representatives can ask for help too. See /stop-foreclosure/.

    Do I have to remove an oil tank before I sell?

    Maryland does not require removal simply because you are selling. If you are permanently stopping oil use, closure rules apply, and buyers and insurers may ask for removal anyway.

    How do I know if an old tank leaked?

    Soil testing around the tank, or testing during removal, is the only reliable way. A tank that looks fine above ground can still have leaked.

    Will you buy a house with an underground oil tank?

    Yes. I factor the tank into the offer, and you disclose what you know.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 if a tank is holding up your sale or scaring buyers away. You can also send me the details at /contact-us/.

  • Selling a Maryland House As Is: What Buyers Still Expect From You

    “As is” is one of the most misunderstood phrases in real estate. A lot of sellers hear it and picture handing over the keys with no questions asked and no responsibilities left. That is not quite how it works in Maryland, whether you are listing with an agent or selling to someone like me.

    I’m Evan Weissman, and most of the houses I buy are as is. In practice, as is means you are not agreeing to make repairs. It doesn’t mean you can hide problems, block inspections, or skip the paperwork that every sale needs. Here is what buyers, their lenders, and title companies still expect.

    What as is actually changes

    When you sell as is, you are telling the buyer the price reflects the house in its current condition and you won’t be fixing anything. The buyer can still ask questions and inspect, but if they find a leaking roof, you aren’t obligated to replace it or give a credit. They can accept the house, negotiate, or, if their contract allows, walk away.

    That is a meaningful shift. It removes the repair negotiation that drags out so many Maryland closings. What it doesn’t change is everything else on the list below.

    Honest disclosure is still required

    Maryland’s Real Property section 10-702 requires most sellers of one to four unit homes to give the buyer either a disclosure statement or a disclaimer statement on the state form (MREC form). Selling as is usually means choosing the disclaimer.

    Here’s the part people miss. Even on the disclaimer, the law requires you to disclose latent defects you actually know about, meaning material defects a buyer couldn’t reasonably find with a careful visual inspection that pose a direct threat to the health or safety of the buyer or an occupant (section 10-702). Think of a known gas leak behind a wall, a cracked heat exchanger you were told about, or electrical work you know is dangerous.

    The statute also lists exemptions from the form requirement. Among them are certain transfers by a fiduciary during the administration of an estate, guardianship, conservatorship, or trust, plus foreclosure and tax sales. If you are a personal representative selling a parent’s house, ask your attorney whether the exemption applies to your sale. Handling an as-is sale on a Dundalk house? See a cash offer on a Dundalk house.

    Buyers will still want to look

    Most as-is buyers still inspect. Retail buyers often keep an inspection contingency even on an as-is contract, sometimes labeled “for information only” or with the right to cancel but not to demand repairs. Investors and cash buyers walk through, check the roof, mechanicals, and basement, and sometimes bring a contractor.

    What buyers expect from you:

    • Reasonable access for showings, inspections, and contractor walkthroughs.
    • Utilities on, so the inspector can test the furnace, water heater, and electrical. A house with the water shut off will raise more questions than one with it on.
    • Keys to every door and outbuilding, and access to the attic and crawl space.

    A seller who makes access hard sends a message that something is being hidden, and the price usually reflects that.

    Title still has to be clean

    As is applies to condition. It doesn’t apply to ownership. Every buyer, cash or financed, expects to receive clear title, and the title company won’t close without it. That means:

    • Mortgages and home equity lines paid off at settlement.
    • Judgments and liens resolved, either paid or negotiated.
    • Unpaid property taxes, water bills, and HOA dues settled.
    • Everyone who must sign actually able to sign, including a spouse with marital rights, co-owners, or the personal representative of an estate with Letters of Administration.

    If there are title problems, an as-is buyer may be patient while they get worked out, but they won’t close over them. My article on paying off judgment liens covers one of the most common snags.

    Some items follow the house no matter what

    A few things come up even on as-is deals:

    • Smoke alarms. The state form asks whether smoke alarms meet the requirements of Title 9 of the Public Safety Article, including whether battery units are sealed long life alarms. Buyers and some local jurisdictions pay attention to this.
    • Rentals with tenants. Leases generally continue after a sale, and buyers will want copies, rent rolls, and security deposit records. For older rentals, Maryland’s lead law registration and certificates matter to a landlord buyer.
    • Open permits and code violations. As is doesn’t erase a violation notice. The buyer will want to know about it, and some jurisdictions restrict transfers or require notice when violations are open. My article on code violations before selling covers the details.
    • Personal property. Spell out in writing what stays and what goes. “As is” doesn’t automatically mean the buyer agreed to haul away a basement full of belongings unless the contract says so.

    Why as is often makes sense anyway

    With all those expectations, why do so many owners choose it? Because the alternative usually means managing contractors, paying for repairs upfront, and then negotiating again after the buyer’s inspector writes their own list. For an inherited house, a rental with a long repair list, or an owner who simply doesn’t have the money or energy for a renovation, skipping that cycle can be worth a lower price.

    The key is to compare honestly. If the house needs only paint and carpet, a traditional listing may net you more. If it needs a roof, HVAC, and a kitchen, the math often shifts. My as-is selling page explains how I price houses in rough shape, and the cash offer versus listing page shows a side by side.

    A short checklist before you sign

    • Decide between the disclosure and disclaimer side of the state form, and write down any latent defects you know about.
    • Gather repair receipts, permits, and warranties you have, even old ones.
    • Get a mortgage payoff and check for liens, taxes, and HOA balances.
    • Make sure every owner who needs to sign is available and has authority.
    • List what personal property stays.
    • Read the inspection and cancellation terms in the contract, so you know what the buyer can and can’t do.

    Does selling as is mean I don’t have to disclose anything in Maryland?

    No. On the disclaimer statement you still have to disclose latent defects you actually know about that pose a direct threat to health or safety and that a buyer couldn’t spot on a careful visual inspection.

    Can a buyer still inspect an as-is house?

    Yes. Most buyers inspect, and many contracts let them cancel within an inspection period. As is means you aren’t required to make repairs, not that the buyer can’t look.

    Do I need clear title to sell as is?

    Yes. As is covers the physical condition. Mortgages, liens, and taxes still have to be paid or resolved at settlement, and everyone with an ownership interest must sign.

    Is an estate sale of a house exempt from Maryland’s disclosure form?

    Section 10-702 exempts certain transfers by a fiduciary in the administration of a decedent’s estate. Ask the estate’s attorney whether your sale qualifies.

    Talk through your situation

    If you want to sell as is and would like a clear picture of what you’ll still need to handle, call or text me at (410) 498-7473. I’ll walk you through it before you commit to anything.

  • Behind on Your Mortgage in Maryland: Options by How Far Behind You Are

    Missing a mortgage payment feels like the floor dropped out. I hear it in people’s voices when they call. What I try to tell them first is that Maryland has a fairly long, rule-heavy process before a foreclosure sale can happen, and there are real options at every stage. The earlier you use them, the more of them you have.

    I’m Evan Weissman. I buy houses in Maryland, and selling is one of the possible paths when a mortgage gets behind. It is not the only one, and it is not always the right one. I can’t stop a foreclosure and I won’t promise to save anyone’s home. What I can do is lay out the choices in the order people usually face them, so you can make a calm decision with the right people helping you.

    Where to get free help, whatever stage you are in

    Before anything else, three resources:

    • A HUD-approved housing counselor. Counseling is free, and counselors help you understand your loan, put together a budget, and apply for help with your servicer. You can search for one through HUD or the CFPB.
    • Maryland HOPE at 1-877-462-7555. This is the state’s homeowner hotline, run through the Maryland Department of Housing and Community Development, and it connects you with counseling and programs.
    • A Maryland attorney. Maryland’s Protection of Homeowners in Foreclosure Act regulates people who offer to “rescue” homes in default, because some of those deals cost owners their equity. Having an attorney look at any agreement before you sign protects you, and legal aid groups may help at low or no cost if you qualify.

    One payment behind

    At this stage you mostly have a cash flow problem, not a foreclosure problem. Late fees may apply after your grace period, and the servicer will start calling.

    What helps here:

    1. Call the servicer and ask what it would take to catch up. Some will set up a short repayment plan.
    2. If the hardship is temporary, like a job gap or medical leave, ask whether you can apply for loss mitigation now. Loss mitigation is the servicer’s term for the options that help a borrower stay current or exit gracefully.
    3. Write down every call: date, name, what was said.

    If catching up is realistic, focus on that. If you already know the payment isn’t sustainable long term, this is the moment to start thinking about what comes next, because you have time and equity working for you.

    Two to four payments behind

    Now the servicer is required by federal rules to reach out about loss mitigation, and you will usually receive letters about options. Federal mortgage servicing rules generally don’t allow a servicer to make the first foreclosure filing until a loan is more than 120 days delinquent (12 CFR 1024.41). Submitting a complete loss mitigation application in that window gives you important protections.

    The common options a servicer may review include:

    • A repayment plan that spreads the missed amount over several months.
    • Forbearance, a temporary pause or reduction in payments.
    • A loan modification that changes the rate, term, or both.
    • A partial claim or deferral on certain government backed loans, which moves past due amounts to the end of the loan.
    • Exit options like a short sale or a deed in lieu of foreclosure.

    A counselor is especially useful here. Applications get lost, documents expire, and deadlines matter. The counselor knows what a complete package looks like.

    The Notice of Intent to Foreclose arrives

    In Maryland, the lender has to send a Notice of Intent to Foreclose at least 45 days before filing a foreclosure case (Real Property section 7-105.1). It comes with information about loss mitigation and, for owner-occupied homes, a chance to request prefile mediation through the Office of Administrative Hearings if you apply within the time listed in the notice.

    Getting an NOI is serious, but it is not a sale date. My article on the notice of intent to foreclose explains each part of the form. This is a good time to have the counselor and an attorney involved if they aren’t already.

    After the case is filed

    Once the foreclosure is filed in circuit court, owner-occupants can usually request foreclosure mediation within a set number of days after the servicer files its final loss mitigation affidavit. A mediator at the Office of Administrative Hearings sits down with you and the servicer to look at options. My article on how Maryland foreclosure mediation works covers that process.

    Even with a case pending, you can still pursue a modification, still list the house, and still sell. What changes is the pace. Court deadlines keep moving, and you want help reading every paper you receive.

    When selling is one of the options

    Selling makes sense for some households and not for others. It tends to fit when:

    • The payment was a stretch even before the hardship, and a modification would only delay the problem.
    • There is equity left after the payoff, past due amounts, fees, and selling costs.
    • The house needs repairs you can’t afford, which makes keeping it harder.
    • You would rather move on your own terms than wait for the process to decide for you.

    Here are the ways to sell when behind:

    • Listing with an agent. If the house shows well and the timing works, this often brings the highest price. Be upfront with your agent about the timeline.
    • Short sale. If you owe more than the house can sell for, your servicer may approve a payoff below the balance. These take time and need lender approval, so start early.
    • As-is cash sale. A cash buyer can close on a set date without loan approval or repairs. The price is usually lower than a repaired listing would bring, and the sale only works if the payoff can be covered.

    Whatever route you pick, the sale proceeds pay the servicer at settlement and any remaining equity goes to you. A legitimate buyer never asks you to sign over your deed before settlement or to send mortgage payments to them instead of your servicer. My foreclosure options page has more on comparing routes, and the Maryland foreclosure options guide goes deeper on each one.

    How many payments can I miss before foreclosure starts in Maryland?

    Federal servicing rules generally prevent the first foreclosure filing until the loan is more than 120 days delinquent, and Maryland requires a Notice of Intent to Foreclose at least 45 days before filing. Exact timing varies by loan and servicer.

    Who can I call for free help with a Maryland mortgage?

    A HUD-approved housing counselor and Maryland HOPE at 1-877-462-7555 are both free. Legal aid organizations may also help with legal questions if you qualify.

    Can I sell my house if foreclosure has already been filed?

    Yes. Owners can usually sell until a foreclosure sale happens, though the timeline gets tighter. Talk with an attorney about court deadlines while you sell.

    Will selling to a cash buyer stop my foreclosure?

    A completed sale pays off the loan, which ends the foreclosure case for that loan. Nobody can promise a sale will close in time, so keep working with your servicer and counselor while you explore it.

    What if I owe more than my house is worth?

    Ask your servicer about a short sale or a deed in lieu of foreclosure, and talk to a counselor about whether a modification is realistic. An attorney can explain whether any remaining balance could still be owed.

    Talk through your situation

    If you are behind and want to understand what a sale might leave you with, call or text me at (410) 498-7473. I’ll go over the numbers honestly and point you to free counseling if keeping the house looks possible.

  • What “As Is” Really Means in a Maryland Cash Sale Contract

    “We’ll buy it as is” is the phrase every cash buyer uses, including me. To most sellers, it means no repairs, no cleaning, no fixing the roof before closing. That’s mostly right. But “as is” is also a contract term with specific limits, and sellers who understand those limits avoid unpleasant surprises between signing and settlement.

    I’m Evan Weissman. I buy houses across Maryland, and I want sellers to know exactly what they’re agreeing to. I’m not a lawyer, so have an attorney review any contract you’re unsure about. Here’s how I’d read an as-is cash contract if I were the seller.

    What as is usually covers

    In a typical as-is sale, you agree to sell the house in its current condition, and the buyer agrees to accept it that way. That generally means:

    • You don’t make repairs, even ones an inspection might reveal.
    • You don’t give repair credits after the fact, unless you choose to negotiate.
    • The buyer is responsible for figuring out the condition before they’re committed.
    • You may be able to leave belongings, if the contract says so.

    What as is doesn’t cover

    An as-is clause doesn’t erase every obligation. Three limits matter in Maryland:

    Latent defects. Under Real Property section 10-702, sellers of most one to four unit homes give buyers either a disclosure statement or a disclaimer statement. Even on the disclaimer, where you sell as is without representations, you must disclose latent defects you actually know about, meaning material defects a buyer wouldn’t reasonably find with a careful visual inspection that would pose a direct threat to the health or safety of the buyer or an occupant. My article on latent defects Maryland sellers must disclose goes deeper.

    Honesty. As is doesn’t protect a seller who lies about or hides a known problem. If a buyer asks a direct question, answer it truthfully.

    Federal lead disclosure. For homes built before 1978, federal rules require lead-based paint disclosures regardless of how the sale is structured (EPA real estate disclosure).

    The inspection or due diligence period

    Many as-is contracts still give the buyer a period to inspect. This surprises some sellers: if the house is sold as is, why does the buyer get to inspect?

    The answer is that the inspection period lets the buyer confirm what they’re buying, not demand repairs. Read what the contract says happens during that period:

    • Can the buyer cancel for any reason, or only for specific findings?
    • Does the deposit come back to the buyer if they cancel?
    • How long is the period?

    A short, clearly defined period protects you. An open-ended one can tie up your house while the buyer keeps options open.

    Watch for re-trading

    Re-trading is when a buyer signs at one price, then uses the inspection period to push for a lower price. Some renegotiation is legitimate if the buyer finds something truly unexpected. Repeated or vague price cuts after signing are a warning sign. Ways to protect yourself:

    • Give the buyer full access before they make an offer.
    • Share what you know up front, including old inspection reports.
    • Ask the buyer directly whether their offer is firm after they’ve seen the house.
    • Prefer a contract with a short inspection window.

    My guide on how to spot a real cash home buyer covers other red flags.

    Condition at settlement

    As is generally means as is on the contract date. Contracts often require the house to be in substantially the same condition at settlement, apart from normal wear. If a pipe bursts or a storm damages the roof after signing, check what the contract says about casualty loss. Keep insurance in force until closing.

    Belongings and cleanliness

    Many cash contracts let you leave belongings. Make sure the contract says so specifically, and note anything you want to take, like fixtures or appliances. If the contract says broom clean or vacant, plan accordingly.

    Disclosure form choice in an as-is sale

    In most as-is sales, sellers use the disclaimer side of Maryland’s form. You can still choose the disclosure side if you prefer to share what you know in detail. Either way, the latent defect rule applies. My article on Maryland’s disclosure versus disclaimer statement explains the choice.

    Terms worth reading twice

    • Price and deposit amount.
    • Who holds the deposit and when it becomes nonrefundable.
    • Inspection period length and cancellation rights.
    • Settlement date and whether it can move.
    • Who pays which closing costs.
    • Whether the buyer can assign the contract to someone else. My article on assignment contingencies explains why that matters.
    • What happens if the house is damaged before closing.
    • What you can leave behind.

    As is versus fixing up

    As is trades price for simplicity. My article on as-is home sales and what buyers still expect covers how listing buyers treat as-is homes, and my as-is page explains how I approach them. If the house is in 21222 or 21219 and you’re dealing with an as-is sale question, see selling a house fast in Dundalk.

    Does as is mean I don’t have to disclose anything?

    No. In Maryland, even when you use the disclaimer and sell as is, you must disclose known latent defects that pose a direct threat to health or safety. Federal lead disclosures also apply to pre-1978 homes.

    Can a cash buyer back out of an as-is contract?

    It depends on the contract. Many give the buyer an inspection period with the right to cancel. Read the cancellation terms and deposit rules carefully.

    Can the buyer ask for a lower price after inspection?

    They can ask, and you can say no. Giving full access up front and choosing a buyer whose offer is firm after a walkthrough reduces that risk.

    Do I need to clean the house in an as-is sale?

    Only if the contract requires it. Many cash contracts let you leave belongings and skip cleaning.

    Talk through your situation

    If you’ve received an as-is offer and want help reading the terms, call or text me at (410) 498-7473. I’ll explain what each part means, even if you don’t sell to me.

  • Cash, Listing, or Renovate First: Matching Your Maryland House to the Right Way to Sell

    Most sellers I talk with already sense which way they’re leaning, but they want someone to check their thinking. Because I make cash offers, list houses as a licensed agent (MD License #664574, eXp Realty, LLC), and offer Renovate and Sell Together, I don’t need to push anyone toward one path. The right choice depends on the house, the timeline, and how much risk and effort you’re willing to take on.

    I’m Evan Weissman. Instead of repeating a general comparison, here are six kinds of situations I see often in Maryland and which path usually fits each one. The examples below are illustrations, not specific clients.

    The three paths in one paragraph each

    As-is cash sale. A buyer purchases the house in its current condition. No repairs, no showings, and you pick the closing date. The price reflects the buyer’s repair costs, holding costs, and risk.

    Traditional listing. An agent markets the house to the full pool of buyers. You’ll usually prepare the house, host showings, and negotiate after inspections, and the price is set by the market.

    Renovate and Sell Together. Agreed updates are paid for up front under a written agreement, you keep ownership, the house is listed after the work, and the cost is repaid at settlement. My Renovate and Sell Together explainer covers the details and risks.

    Situation 1: A well kept house and no deadline

    A couple in their sixties has kept up their Howard County colonial, replaced the roof and HVAC in recent years, and wants to move closer to grandchildren sometime next year.

    Usually fits: listing. The house is ready for retail buyers, and they have time. A cash buyer has little to add. My article on when a listing beats a cash offer goes through these signs. Dealing with the choice between cash, a listing and renovating on a North Carroll property? See a cash offer on a Hampstead house.

    Situation 2: An inherited house full of belongings

    Three siblings inherit their father’s house in Dundalk. It’s packed with decades of belongings, the kitchen dates to the 1970s, and two of the siblings live out of state.

    Usually fits: cash sale, or listing after cleanout if the numbers justify it. The cleanout, repairs, and long-distance management are a lot to take on. If the house would sell for much more after modest work, Renovate and Sell Together might be worth comparing, but the estate needs a personal representative with authority first. See my guide to the Register of Wills for heirs.

    Situation 3: A dated but solid house with equity

    A homeowner in Westminster has a sound 1980s split-level with original carpet, oak cabinets, and builder-grade baths. Neighbors’ updated homes sell noticeably higher. She has equity but not the cash or patience to remodel.

    Usually fits: Renovate and Sell Together. The structure is sound, the updates are cosmetic, and the market rewards them. She keeps ownership, doesn’t pay contractors up front, and the cost comes out at settlement. She should still compare it against an as-is cash offer and a straight listing.

    Situation 4: Major repairs and a tight budget

    A house in Baltimore City needs a roof, a new furnace, electrical updates, and has water in the basement. The owner can’t afford repairs, and financed buyers’ lenders keep balking.

    Usually fits: cash sale. When repairs are extensive, the cost and risk of updates can eat most of the potential gain, and financed buyers struggle to close. My as-is page explains how I price houses like this.

    Situation 5: A job transfer in eight weeks

    A family in Bel Air has a move date fixed by a new job out of state. The house is in decent shape but needs some touch-ups.

    Usually fits: listing if the timeline works, otherwise cash. If the house can be listed right away and the market is active, a listing may close in time. If not, a cash sale on a set date removes the risk of carrying two homes. My relocation article covers timing and nonresident withholding.

    Situation 6: A rental with a long-term tenant

    A landlord in Catonsville owns a rental with a tenant who’s paid on time for years. The house is dated, and the landlord wants out.

    Usually fits: cash sale to an investor with the tenant in place, or listing to investors. The lease generally continues with the new owner, so an owner-occupant buyer isn’t a natural fit until it ends. See my landlord checklist.

    Questions that point you to a path

    Ask yourself:

    1. How much time do I have? Short deadlines favor a cash sale.
    2. What condition is the house in? Ready-to-show favors listing; heavy repairs favor cash; cosmetic updates may favor Renovate and Sell Together.
    3. How much effort can I put in? Showings, contractors, and cleanouts take time and energy.
    4. How much uncertainty can I tolerate? Listings and renovations depend on the market; a cash offer is a known number.
    5. What do the numbers say? Use a seller net sheet to compare.

    When I’m one of your options

    When I make a cash offer, I’m buying for my own account, not representing you as your agent. If you list with me, I represent you under a written listing agreement. I’ll always tell you which role I’m in. You’re welcome to get other cash offers and talk with other agents. See also cash buyer vs iBuyer vs listing.

    Can I get a cash offer and a listing estimate at the same time?

    Yes. Comparing both, along with the cost of updates, gives you a clear view of your choices.

    Which option usually takes the longest?

    Renovate and Sell Together, because it includes the work plus a listing period. A cash sale is usually the shortest.

    Which option usually brings the highest price?

    A listing or a sale after updates often brings a higher price, but costs, time, and risk differ. Compare net proceeds rather than headline prices.

    Can I change my mind after choosing one path?

    Often, yes, depending on what you’ve signed. Read listing agreements and any renovation agreement for cancellation terms.

    Talk through your situation

    If you’d like help figuring out which of the three paths fits your house, call or text me at (410) 498-7473. I’ll lay out all three honestly.

  • Maryland’s State Tax Sale Ombudsman: What the Office Does and How to Reach It

    When someone tells me their house is on a county tax sale list, the first thing I suggest isn’t selling. It’s calling the State Tax Sale Ombudsman. The office is run by the Maryland Department of Assessments and Taxation (SDAT), it’s free, and it exists specifically to help homeowners understand the tax sale system and find ways to keep the problem from getting worse.

    I’m Evan Weissman, and I buy houses in Maryland. This is a plain summary of what the office describes on its own site, plus a few dates every homeowner with overdue taxes should know.

    How to contact the office

    According to SDAT’s Tax Sale Help Center page, you can reach the Office of the State Tax Sale Ombudsman by:

    • Phone: (410) 767-4994 (office) or (833) 732-8411 (toll free).
    • Mail: 700 E. Pratt St., Suite 2700, Baltimore, MD 21202-6377.
    • In person by appointment only at 123 Market Place, Baltimore, MD 21202, per the office’s current announcement.

    The page also has links to county finance offices, local counseling services, legal services, and the annual Maryland tax sale reports.

    What the ombudsman can help with

    The office’s stated goal is to help Maryland homeowners navigate the tax sale system. In practice that means:

    • Explaining where you are in the process and what comes next.
    • Pointing you to your county’s collector of taxes, which actually holds your tax account.
    • Connecting you with counseling and legal services.
    • Telling you about the Homeowner Protection Program.

    The ombudsman doesn’t hold your tax account and doesn’t set your county’s rules. Your county treasury or finance office still decides payoff amounts, payment plans, and which properties go into its sale.

    The Homeowner Protection Program

    SDAT describes the Homeowner Protection Program (HPP) as assistance for limited income, elderly, and disabled homeowners going through the tax sale process, through short-term loans and individualized assistance. If you fall into one of those groups and you’re facing a tax sale, ask the ombudsman’s office about HPP early. Eligibility rules and funding are set by the program, so get the details directly from SDAT.

    Dates that matter on your tax bill

    SDAT’s page lays out the basic calendar:

    • Property taxes are due without interest as of July 1.
    • They become overdue on October 1, and interest starts accruing after that.
    • Owners of a principal residence can pay in two installments: the first due by September 30 and the second, with a service charge, by December 31.

    If you didn’t get a bill in July, SDAT says to contact your county’s collector of taxes, usually the treasury or finance office. If your taxes are supposed to be paid from your mortgage escrow and you got a bill anyway, contact your mortgage company and check your escrow statement.

    The warning signs before a sale

    SDAT describes the notice process this way:

    1. At least 30 days before the property is first advertised, the collector mails a notice to the owner on the tax rolls, listing the taxes due and that the property must be sold if they aren’t paid.
    2. The collector then publishes the list in a local newspaper once a week for four successive weeks, with the sale date, time, and place.

    If you get that mailed notice, it’s the moment to call both your county and the ombudsman. Each county’s sale date is on SDAT’s 2026 tax sale schedule.

    What happens after a tax sale

    SDAT stresses that a tax sale sells the debt, not the house. You still own it and can stay in it during the redemption period. But costs climb with time:

    • The buyer receives a certificate of sale within about six months.
    • Expenses the buyer incurs in the first four months after the sale aren’t reimbursable, but after four months they can be added to the redemption amount.
    • The buyer can file in circuit court to foreclose your right of redemption six months after the sale, or nine months for an owner-occupied home, once notice rules are met.
    • If the buyer doesn’t file within two years, the certificate becomes void.

    You can redeem any time until a court finally forecloses the right of redemption. My article on redeeming after a Maryland tax sale covers how the payoff is calculated.

    Other places to turn

    • Your county’s treasury or finance office for payoff figures and payment plans.
    • SDAT’s tax sale resources page.
    • Maryland’s Homeowners’ Property Tax Credit through SDAT, which may lower future bills for eligible owner-occupants.
    • In Baltimore City, the city’s prevention resources and clinics, described in my Baltimore City tax sale guide.
    • If you’re also behind on your mortgage, a HUD-approved housing counselor or Maryland HOPE at 1-877-462-7555.

    If keeping the house isn’t realistic

    Sometimes the taxes are just one of several problems, especially with an inherited or vacant house. Selling before or after a tax sale lets the overdue taxes and redemption costs be paid at settlement. My options article on delinquent property taxes compares paying, redeeming, and selling.

    Is the Maryland Tax Sale Ombudsman free?

    Yes. It’s a state office within SDAT, and there’s no charge to call for help.

    Can the ombudsman stop my county’s tax sale?

    The ombudsman doesn’t control county tax sales. The office can explain your options, connect you to programs and services, and point you to your county’s collector, which handles your account.

    What is the Homeowner Protection Program?

    It’s an SDAT program that assists limited income, elderly, and disabled homeowners in the tax sale process through short-term loans and individualized help. Contact the ombudsman’s office for eligibility.

    When are Maryland property taxes overdue?

    Taxes are due July 1 and overdue October 1, with interest after that. Principal residence owners can pay in two installments due September 30 and December 31.

    Talk through your situation

    If you’ve already talked with the ombudsman and selling is one of the options you’re weighing, call or text me at (410) 498-7473. I’ll explain how the taxes would be handled at settlement.

  • Renovate and Sell Together: How Pre-Sale Updates Work Without Paying Up Front

    A lot of Maryland homeowners are stuck in the same spot. The house would sell for noticeably more with new flooring, paint, a kitchen refresh, or a roof, but they don’t have the cash to pay for the work, the energy to manage contractors, or both. A cash sale is simpler, but it means leaving that potential value on the table. Renovate and Sell Together is the option I offer for that middle ground.

    I’m Evan Weissman. I buy houses for cash, I’m a licensed Maryland agent (MD License #664574, eXp Realty, LLC), and I also run this third option. Here’s exactly how it works, where it fits, and the risks you should weigh before agreeing to anything.

    The basic structure

    Under a written agreement:

    1. We agree on a scope of updates for your house and a budget.
    2. I handle the work and pay for it up front, so you don’t write checks to contractors.
    3. You keep ownership the whole time.
    4. When the work is done, the house is listed and sold on the open market.
    5. At settlement, the cost of the agreed work is repaid from the sale proceeds, as the written agreement spells out.

    There’s no promise of a particular sale price or profit. The outcome depends on the market and on the terms you agree to. I always suggest having your own attorney review the agreement before you sign.

    Where it tends to fit

    This approach can make sense when:

    • The house is structurally sound but dated, and updates would appeal to retail buyers.
    • You have some equity, and the market in your area rewards updated homes.
    • You don’t want to fund the work yourself or deal with contractors.
    • Your timeline allows for the work plus a normal listing period.

    Where it doesn’t

    It’s usually not a good fit when:

    • You need to sell quickly. The work and the listing both take time.
    • The house needs so much that the cost of updates would eat most of the gain.
    • You’re behind on the mortgage and facing a short deadline. In that case, talk with your servicer, a HUD-approved counselor, Maryland HOPE at 1-877-462-7555, and an attorney about all your options first. My article on options when you’re behind on your mortgage covers them.
    • Title, estate, or ownership questions haven’t been resolved.

    How the scope gets decided

    Scope matters more than anything. The goal isn’t to make the house perfect; it’s to do the work that buyers in your neighborhood will pay for. Typical items include:

    • Paint, flooring, and lighting.
    • Kitchen and bath refreshes rather than full remodels, unless the market supports it.
    • Repairs that would trip up a buyer’s inspection or lender, like a failing roof or furnace.
    • Curb appeal: landscaping, exterior paint, front door.

    We’d look at recent sales of updated and unupdated homes nearby to decide which items are worth it. Permits are pulled where required. If an item doesn’t clearly add value for buyers in your area, it usually stays off the list, even if it would be nice to have.

    What you’re still responsible for

    Because you own the house until it sells, you’re still the owner on paper and in practice. That generally means:

    • Mortgage payments, property taxes, insurance, and utilities continue during the work and listing.
    • You make the final decisions on accepting an offer.
    • Disclosures to buyers come from you as the seller. Maryland’s disclosure and disclaimer rules apply; see my article on the disclosure versus disclaimer statement.

    Ask your insurer whether renovation work affects your policy, especially if the house is vacant.

    Risks to weigh honestly

    • Market risk. Prices can soften while work is underway.
    • Timeline risk. Work can take longer than planned, and a listing may take longer to sell than expected.
    • Carrying costs. Every month adds mortgage interest, taxes, insurance, and utilities.
    • Agreement terms. Read what happens if the house doesn’t sell, if you want to cancel, or if costs change.

    These aren’t reasons to avoid it, but they’re reasons to understand the agreement fully and compare it with your other options.

    Comparing it to the other two paths

    As-is cash saleTraditional listingRenovate and Sell Together
    Who pays for updatesNo updates neededYou, if you do themPaid up front under the agreement, repaid at settlement
    Ownership until saleUntil cash closingUntil listing saleUntil listing sale
    TimelineUsually shortestModerateLongest
    Price exposureKnown offerMarket-dependentMarket-dependent

    My page comparing cash, listing, and Renovate and Sell Together lays out the tradeoffs, and my article on three ways to sell a Maryland house walks through which situations point to each one.

    Points to settle in the written agreement

    • Exactly what work will be done, and what’s the budget?
    • What’s repaid at settlement, and is anything else owed?
    • What happens if the house doesn’t sell within a certain time?
    • Can I cancel, and on what terms?
    • Who chooses the list price and accepts offers?
    • Can my attorney review the agreement?

    Do I have to pay for the renovations up front?

    No. Under the written agreement, the updates are paid up front, and the cost of the agreed work is repaid from the sale proceeds at settlement.

    Do I keep ownership of my house during the renovation?

    Yes. You remain the owner until the house sells on the open market.

    Is a higher sale price assured with Renovate and Sell Together?

    No. The result depends on the market and the agreement’s terms. Updates often help, but there’s no promised price or profit.

    How long does Renovate and Sell Together take?

    Longer than a cash sale, because it includes the work plus a listing period. The exact timeline depends on the scope and the market.

    Talk through your situation

    If you think your house could sell for more with updates you can’t fund yourself, call or text me at (410) 498-7473. I’ll tell you honestly whether this option makes sense or whether a simpler path fits better.

  • Small Estate or Regular Estate in Maryland: How a House Affects the Choice

    One of the first questions a Register of Wills clerk will ask a grieving family is how much the estate is worth. The answer decides which process you follow. Maryland has a streamlined small estate procedure and a fuller regular estate process, and the family house is very often the asset that determines which one applies. If the house is in 21234 and you’re dealing with a small estate, see how I buy houses in Parkville. If the house is in 21222 or 21219 and you’re dealing with a small estate, see a cash offer on a Dundalk house.

    I’m Evan Weissman. I buy inherited houses around Maryland and talk with a lot of personal representatives at the start of this process. I’m not an attorney, and this is a summary of the statutes, not advice for your estate. An estate attorney or the Register of Wills staff can help you apply it to your situation.

    The dollar limits

    Under Estates and Trusts section 5-601, an estate can use the small estate procedure if the property subject to administration in Maryland is worth $50,000 or less as of the date of death. If the surviving spouse is the sole legatee or heir, the limit is $100,000. Value is based on fair market value.

    The key phrase is “subject to administration.” Not everything a person owned counts.

    What counts and what doesn’t

    Assets that generally pass outside the estate, and so don’t count toward the limit, include:

    • Property owned jointly with a right of survivorship, such as a house titled to a married couple as tenants by the entirety.
    • Accounts with a named beneficiary or payable-on-death designation.
    • Life insurance and retirement accounts with a living beneficiary.
    • Property held in a living trust.

    Assets that usually do count:

    • A house titled in the deceased person’s name alone.
    • Bank accounts in their name alone with no beneficiary.
    • Vehicles and personal property in their name.

    So the first thing to check is the deed. If the house was in your parent’s name alone, its value usually goes into the calculation, and in most parts of Maryland a house alone exceeds $50,000.

    How a small estate works

    If the estate qualifies, the process is simpler and often faster. Under the small estate sections of the statute:

    • The Register of Wills reviews the petition and can appoint the petitioner as personal representative.
    • Where property will remain after expenses and allowances, notice is published, and after 60 days the personal representative files proof of publication and a list of claims (section 5-604).
    • A bond is generally required if the estate’s gross value is $10,000 or more after expenses and allowances, unless the will or all interested persons excuse it.
    • The personal representative isn’t entitled to commissions in a small estate.

    The personal representative of a small estate still has authority to sell property as needed under the process the Register directs.

    How a regular estate works

    When the estate is above the limit, it goes through regular administration, often administrative probate handled by the Register of Wills. Key deadlines under the statute include:

    • An inventory of the decedent’s property, with fair market values, within 3 months after the personal representative is appointed (section 7-201).
    • A first account within 9 months after appointment, and further accounts every 6 months until the final one (section 7-305).
    • Creditor claims are generally barred unless presented within the earlier of 6 months after death or 2 months after the personal representative sends the creditor written notice (section 8-103).

    Some regular estates qualify for modified administration, which can reduce paperwork when certain conditions are met. My article on modified administration covers it.

    What this means for selling the house

    In either type of estate, the house can be sold once someone has been appointed and has letters of administration. Practical differences:

    • Timing. A small estate may get to the point of selling sooner, simply because there’s less process.
    • Creditor period. In a regular estate, many families wait until the creditor period passes before distributing sale proceeds, even if the house sells sooner.
    • Accounting. In a regular estate, the sale shows up in the inventory and accounts, so keep the settlement statement and records of any expenses paid.

    My article on selling before probate closes explains how families handle that timing.

    A quick worked comparison

    Imagine two families. In the first, Mom owned her house jointly with Dad, who survives her. The house passes to Dad by survivorship, and her remaining assets are a small bank account. That estate may qualify as small, or may not need much administration at all.

    In the second, a widowed father owned his house alone. Even a modest house puts the estate above $50,000, so the family opens a regular estate, files an inventory within 3 months, and plans around the 9-month account and the creditor period.

    These are hypothetical illustrations. Your estate’s facts decide which path applies.

    Where to start

    Visit or call the Register of Wills in the county where the person lived. The statewide site, registers.maryland.gov, has forms and contact information. My guide to the Register of Wills for heirs explains what to bring, and my inherited house page covers selling.

    What is the small estate limit in Maryland?

    $50,000 of property subject to administration in Maryland, or $100,000 if the surviving spouse is the sole legatee or heir.

    Does the house count toward the small estate limit?

    If it was titled in the deceased person’s name alone, generally yes. A house held jointly with survivorship rights or in a living trust usually passes outside the estate.

    Can a small estate sell a house?

    Yes. A personal representative appointed in a small estate can sell property as directed in the process. Talk with the Register of Wills about the steps.

    How long do creditors have to file claims in a regular Maryland estate?

    Generally the earlier of 6 months after the date of death or 2 months after the personal representative mails written notice to the creditor.

    Talk through your situation

    If you’re sorting out an estate and wondering how a sale of the house would fit, call or text me at (410) 498-7473. I’m glad to explain how I work with personal representatives.

  • Behind on Maryland Property Taxes? Your Options Before and After a Tax Sale

    Falling behind on property taxes usually happens quietly. A mortgage gets paid off and the escrow account goes with it, a parent’s bills stop getting opened, or money gets tight and the tax bill goes to the bottom of the pile. In Maryland, unpaid property taxes don’t just accumulate interest. They can eventually be sold as a lien at a county tax sale, and that adds real costs. Handling overdue property taxes on a Westminster house? See how I buy houses in Westminster.

    I’m Evan Weissman. I buy houses across Maryland, some of them with tax problems. Here’s how the process generally works and what you can do at each stage. Rules vary by county, so always check with your county’s tax office.

    How the timeline usually runs

    Maryland’s tax year runs July 1 through June 30, and county bills typically go out in July. If they aren’t paid, the county adds interest and penalties and eventually sends notices that the property may be included in the next tax sale.

    Each county runs its own sale on its own date. The State Department of Assessments and Taxation tax sale schedule lists the 2026 dates. For example, it shows Frederick and Prince George’s on May 11, Anne Arundel, Howard, and Harford on June 3, Montgomery on June 8, and Baltimore County on August 27.

    At a tax sale, the county sells a tax sale certificate, which is a lien on the property, not the house itself. You still own the house. But the certificate holder can eventually file to foreclose your right to redeem if you don’t pay.

    Before the sale: options worth trying first

    Call the county treasurer or finance office. Ask exactly what you owe, the date the property would go into the sale, and the last day to pay before it’s included. Some counties offer payment plans or can tell you about programs for homeowners.

    Check for tax credits. Maryland’s Homeowners’ Property Tax Credit can reduce bills for eligible owner-occupants based on income. The application is through SDAT. Some counties also have local credits for seniors or veterans.

    Look at your escrow situation. If your mortgage servicer was supposed to pay the taxes from escrow and didn’t, call them right away.

    Get free help. The State Tax Sale Ombudsman’s tax sale information page explains the process and how to reach the ombudsman’s office. SDAT’s tax sale resources page lists additional help. In Baltimore City, the city’s tax sale prevention resources and legal clinics are a good starting point; my Baltimore City tax sale guide has the details.

    Sell before the sale date. If you can’t afford to keep the house, selling it before the tax sale lets the overdue taxes be paid off at settlement, without the added costs a tax sale brings.

    After the sale: redemption

    If the property goes through a tax sale, you generally still have the right to redeem by paying what’s owed plus interest and certain costs. Under Tax-Property section 14-820, the default redemption interest rate is 6% a year unless a county sets its own rate, and for owner-occupied residential property the rate is capped at 10%.

    Costs grow over time. Under Tax-Property section 14-833, the certificate holder can’t file to foreclose the right of redemption on owner-occupied residential property until 9 months after the sale (6 months for other property), and must send notices first. Once they file, attorney fees and other costs add up. My article on redeeming a property after a Maryland tax sale walks through the steps.

    Selling a house with delinquent taxes

    You can sell a house that has unpaid taxes, and even one that’s gone through a tax sale, as long as the right to redeem hasn’t been foreclosed. Here’s how it typically works:

    1. The title company orders a lien certificate or payoff from the county.
    2. If a tax sale certificate exists, they get a redemption figure from the county.
    3. At settlement, the overdue taxes, interest, and costs are paid from your proceeds.
    4. The county releases the lien and the buyer gets clean title.

    This works with a listing or a cash sale. The main question is timing: if a foreclosure of the right to redeem is already in court, talk to an attorney right away.

    When the house is inherited

    Tax problems are common with inherited houses because nobody’s watching the mail. If a parent passed away and the taxes went unpaid, the personal representative can usually use estate funds or the sale proceeds to catch up. Get the estate open quickly so someone has authority to deal with the county. My inherited house page covers more.

    A quick checklist

    • Find out exactly what you owe and the tax sale date.
    • Ask about payment plans and tax credits.
    • Contact the State Tax Sale Ombudsman if you need help understanding your options.
    • If the property has already been sold at tax sale, get a redemption amount from the county.
    • Decide whether to pay, refinance, or sell, and act before costs grow.

    Can I lose my house for unpaid property taxes in Maryland?

    Yes, eventually. A tax sale itself sells a lien, but if you don’t redeem, the certificate holder can go to court to foreclose your right of redemption. Acting early keeps costs down and keeps your options open.

    How much interest do I pay to redeem after a tax sale?

    State law sets a default of 6% a year unless the county sets its own rate, and owner-occupied residential property is capped at 10%. Costs and fees can also be added.

    Can I sell my house if it’s been sold at tax sale?

    Usually, yes, as long as the right of redemption hasn’t been foreclosed. The title company gets a redemption amount and pays it from your sale proceeds.

    Where can I get free help with a Maryland tax sale?

    Start with the State Tax Sale Ombudsman through SDAT and your county’s tax office. Local legal aid organizations and housing counselors may also help.

    Talk through your situation

    If you’re behind on property taxes and want to compare your options, call or text me at (410) 498-7473. I can explain how a sale would pay off the taxes so you can decide what makes sense.

  • Selling an Estate House as a Maryland Personal Representative: Your Duties in Plain English

    Being named personal representative is an honor and a job. Often the biggest asset in the estate is the house, and selling it is where personal representatives feel the most pressure. Siblings have opinions. Buyers call with offers. The bills keep coming. And you’re the one who signs. Handling a personal representative sale on a Westminster house? See selling a house in Westminster. For a personal representative sale in Towson, see selling a house fast in Towson.

    I’m Evan Weissman. I buy inherited houses around Maryland and work with personal representatives regularly. I’m not a lawyer, and this isn’t legal advice. It’s a plain-English walk through what Maryland’s statute says about your role and how that plays out in a house sale.

    What the statute asks of you

    Maryland Estates and Trusts section 7-101 describes the personal representative as a fiduciary. You’re under a general duty to settle and distribute the estate according to the will and Maryland’s estate law “as expeditiously and with as little sacrifice of value as is reasonable under the circumstances.” You must also fairly consider the interests of all interested persons and creditors.

    Two ideas jump out:

    • Reasonable speed. You shouldn’t let the estate drift while the house deteriorates and costs pile up.
    • Reasonable value. You shouldn’t give the house away, but “as little sacrifice of value as is reasonable” doesn’t mean holding out for a perfect price forever.

    Your authority to sell

    Under section 7-401, a personal representative can exercise statutory powers without court approval, unless the will or a court order limits them. That generally includes selling estate real estate. Check the will for any restrictions, like an instruction to give the house to a particular person or to get consent before selling.

    If you exercise your powers improperly, section 7-403 says you can be liable to interested persons for resulting loss, to the same extent as a trustee. That’s why careful process matters.

    Protecting the house before the sale

    Part of your duty is preserving estate property:

    • Keep insurance in force and tell the insurer about the death.
    • Pay property taxes, utilities, and any mortgage from estate funds when appropriate.
    • Secure the house and check on it regularly, especially if it’s vacant.
    • Keep a log of every expense you pay.

    My article on what an empty house costs while it waits to sell helps you estimate the carrying costs you’re weighing against a quicker sale.

    Establishing a fair price

    You don’t need to get the highest possible price, but you should be able to show that the price was reasonable. Ways to support it:

    • A professional appraisal near the time of sale.
    • A broker’s opinion of value from a local agent.
    • Multiple offers, if you seek them.
    • Repair estimates if the house needs work, so heirs understand why an as-is price is lower.

    Keep copies of all of these in the estate file.

    Choosing how to sell

    There’s no single right method. Consider:

    • Listing with an agent. Reaches the most buyers, but may take longer and require repairs or a cleanout.
    • Selling as is to a cash buyer. Faster and simpler, especially for a house needing work, but usually at a lower price.
    • Selling to an heir. Sometimes an heir wants to buy. That can work, but document a fair price and treat other heirs equally.

    Whatever you choose, explain your reasoning to the heirs in writing. A short email summarizing the options you considered and why you chose one can prevent a lot of misunderstanding.

    Keep the heirs informed

    The statute doesn’t require unanimous heir approval for every sale, but communication heads off disputes. Share the valuation, the offers, and the expected net proceeds. If heirs disagree strongly, talk with an estate attorney before signing. My article on siblings who disagree about an inherited house has more.

    Watch for conflicts of interest

    Be careful when you personally benefit from a transaction, like buying the house yourself, selling to a close friend, or living in the house rent-free. These can be proper in some circumstances, but they invite scrutiny. Get legal advice and full disclosure to the heirs before going ahead.

    Paperwork at closing

    The title company will ask for:

    • Your letters of administration, recently certified.
    • A copy of the will, if there is one.
    • Information on any mortgage or liens.
    • Sometimes, confirmation of whether any court approval is needed.

    The deed will be signed by you as personal representative. Proceeds go into the estate account, not your personal account.

    After the sale

    Record the sale in the estate’s accounts. In a regular estate, accounts are due within 9 months of your appointment and every 6 months after that until the final account, under section 7-305. Hold back enough money to pay remaining debts, taxes, and expenses before distributing. Creditor claims are generally barred after the earlier of 6 months from death or 2 months after you send a creditor written notice, under section 8-103, which is why many personal representatives wait before final distribution.

    My guide to the Register of Wills and selling before probate closes cover related timing.

    Do I need court permission to sell the house as a Maryland personal representative?

    Generally not, unless the will or a court order limits your authority. Check the will and ask an estate attorney if you’re unsure.

    Do all the heirs have to agree to the sale?

    Not necessarily, but keeping heirs informed and documenting a fair price reduces the risk of disputes and claims.

    Can I buy the estate house myself?

    It’s possible in some situations, but it’s a conflict of interest that invites scrutiny. Get legal advice and full disclosure to the heirs first.

    Where do the sale proceeds go?

    Into the estate’s bank account. They’re used to pay debts and expenses, then distributed according to the will or Maryland law.

    Talk through your situation

    If you’re a personal representative weighing a sale, call or text me at (410) 498-7473. I can give you a written as-is offer to add to your estate file alongside other options.

  • Should You Auction Your Maryland House? Questions to Ask Before You Sign

    Every so often a homeowner tells me they’re thinking about putting their house up for auction. Usually it’s because they want a firm date, they’ve had a bad experience with a listing that sat, or the house is unusual enough that pricing it feels like guesswork. An auction can work, but the terms vary a lot from one auction company to the next, and the details decide whether it’s a good deal for you.

    I’m Evan Weissman, and I buy houses around Maryland. I’m not an auctioneer, so I’ll stick to the questions I’d want answered before signing an auction agreement and how an auction stacks up against a listing or a direct cash sale.

    Absolute, reserve, and minimum bid auctions

    This is the most important question, and sellers sometimes don’t realize there’s a difference.

    • Absolute auction (no reserve). The property sells to the high bidder, whatever the price. This draws more bidders because they know the house will sell, but you give up control over the final number.
    • Reserve auction. You set a minimum price, usually confidential. If bidding doesn’t reach it, you don’t have to sell. This protects you, but bidders sometimes hold back when they know there’s a reserve.
    • Minimum bid auction. The opening bid is published. Anything at or above it sells.

    Read the agreement to see which one you’re signing. Some contracts let the auctioneer change terms on the day or require your approval of the high bid within a set time.

    Who pays what

    Auction fee structures vary. Ask for every cost in writing before you commit:

    • Buyer’s premium. Many auctions add a percentage on top of the winning bid, paid by the buyer. That sounds free to you, but bidders know they’ll pay it and lower their bids to match.
    • Seller’s commission or fee. Some auction companies also charge the seller a percentage.
    • Marketing fee. Often paid up front, and sometimes due whether or not the house sells.
    • Your normal seller closing costs. Transfer and recordation taxes, payoff of your mortgage and liens, and any prorated property taxes still apply. My closing cost overview walks through those.

    Add the fees together and compare the expected net against your other options.

    What the bidders will expect

    Most auction contracts are written for the auction company’s convenience. Typical terms include:

    • A nonrefundable deposit from the winning bidder on auction day.
    • No financing contingency, or a short one.
    • No inspection contingency after the auction; buyers inspect during preview days.
    • A set settlement window.
    • The property sold as is.

    Because buyers take on more risk, many of them are investors who bid conservatively. Retail buyers who need a mortgage often find auction terms hard to meet.

    When an auction might make sense

    • The house is unusual and hard to price, like a large rural property, a historic home, or land with buildings on it.
    • There’s real competition likely, such as a desirable location where multiple buyers want in.
    • You need a known sale date and can live with the risk of an absolute auction.
    • An estate or several owners want an open, transparent process that no one can say favored one buyer.

    When I’d hesitate

    • The house is a standard home in a normal market. A good agent listing it will usually reach more buyers.
    • The house needs work and the likely bidders are all investors. You may end up with a price similar to a direct cash offer after paying auction fees.
    • You can’t afford to lose an up-front marketing fee if the reserve isn’t met.
    • There’s a mortgage or liens that the likely price won’t cover. Talk to your lender and an attorney first, because an absolute auction can’t be undone if the bids come in short.

    Don’t confuse a seller’s auction with a foreclosure auction

    A voluntary auction you choose is different from a foreclosure sale run by a lender’s substitute trustees, and different from a county tax sale, which sells a lien on the property rather than the house itself. If you’re behind on payments and worried about a foreclosure auction date, my article on options when you’re behind on your mortgage covers talking with your servicer, a HUD-approved counselor, Maryland HOPE at 1-877-462-7555, and an attorney. For tax sale questions, see how Maryland tax sales work.

    Comparing your three main paths

    OptionWho usually buysYour control over priceTypical timing
    AuctionInvestors, some owner-occupantsDepends on reserveSet date, then settlement
    Agent listingMostly financed buyersYou accept or reject offersWeeks to months
    Direct cash saleInvestor or cash buyerYou accept or reject one offerYour chosen date

    There’s no single right answer. It comes down to the house, your timeline, and how much uncertainty you’re comfortable with. My cash offer versus listing page goes deeper on the last two.

    Can I back out of an auction once I sign?

    That depends on the agreement. Some auction contracts let you withdraw before the event for a fee; others don’t. Read the cancellation terms before signing and have an attorney review them if the amount at stake is large.

    Do auctions get higher prices than listings?

    Sometimes, when several motivated bidders show up for a desirable property. For an average house, many sellers net about the same or less once buyer premiums and fees are considered.

    What happens if no one meets my reserve?

    At a reserve auction, you don’t have to sell. You may still owe marketing fees, and the auction company may offer to negotiate with the top bidder afterward.

    Is an online auction different?

    The basic structure is similar, with bidding over several days instead of a live event. Read the terms the same way, including buyer premiums, deposit rules, and settlement deadlines.

    Talk through your situation

    If you’re weighing an auction and want a firm cash number to compare it against, call or text me at (410) 498-7473. I’ll go over the trade-offs with you honestly, whichever way you decide.