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  • How to Spot a Real Cash Home Buyer in Maryland

    Postcards, texts, and yard signs all claim to be cash home buyers. A real buyer can show funds, name a title plan, survive a lien search, and close without surprise re-trades. This page is a field guide for Maryland sellers sorting signal from noise.

    I buy houses with clear process. Related questions list: questions to ask a cash home buyer. As-is: /sell-house-as-is-maryland/.

    Signals that usually mean serious

    Named buyer or disclosed LLC with a human who answers. Recent proof of funds matching the offer scale. Willingness to open with a Maryland title company you can call. Written as-is terms that match the walkthrough conversation. Patience for payoff letters and tax figures. No demand for overnight quitclaims.

    Signals that usually mean trouble

    Upfront fees to “lock” a price. Pressure to skip title. Proof of funds that cannot be verified. Refusal to put assignment rules in writing. Scripts that attack HUD counselors or tell you to ignore Maryland HOPE at 1-877-462-7555 when you are behind. Guarantees to stop foreclosure or tax sale that no private buyer can honestly make.

    Process beats personality

    Charming callers still need a deed you can convey and a settlement statement you can read. Ask for the title company phone number from their website, not from a forwarded email. Confirm wire instructions by calling that number. Real closings survive boring compliance.

    Local Maryland wrinkles scammers skip

    County transfer and recordation differences, Baltimore City lien certificates, ground rent, estate Letters, and POA recording rules under Real Property § 4-107. Anyone who waves those away is not ready to fund your file. Inherited situations should route through /sell-inherited-house-maryland/ realities, not a handshake.

    A one-afternoon verification plan

    1. Request proof of funds today.
    2. Ask which title company opens tomorrow.
    3. Send the deed and any decree or Letters for a preliminary look.
    4. Compare the cash net with a listing net on the same condition list.
    5. Decline anyone who wants money before a ratified contract.

    Mistakes that reward the wrong caller

    • Believing the biggest billboard.
    • Signing a contract you have not read because someone is “in the neighborhood today.”
    • Ignoring counseling when the loan is late.
    • Treating a text thread as a settlement statement.
    • Letting fear of tax sale push you into a quitclaim.

    Example: verified funds, ordinary title

    A Harford seller ignored two flashy texts and chose a buyer who wired proof and opened with a known title firm. The close was uneventful. Uneventful is the goal.

    Example: “stop foreclosure today” pitch

    A caller promised to stop a foreclosure without counseling. The seller called Maryland HOPE instead, then later sold through a titled cash path after authority and payoffs were clear. The promise was the red flag. See also how to vet a cash home buyer in Maryland.

    Can a real cash buyer close without an appraisal?

    Often yes for true cash, because no retail lender is funding. The buyer still underwrites condition.

    Should I meet in person?

    Useful sometimes, but identity and funds matter more than coffee. Title is the real meeting place.

    What if two buyers both look real?

    Compare proof, terms, close dates, and assignment clauses on one page. Pick process, not vibes.

    Paperwork rhythm for how to spot a real cash home buyer maryl

    Keep the deed, latest mortgage statement, inspection PDFs, and contractor quotes in one shared folder. Write monthly carry in dollars. Put collector or servicer notice dates at the top so staging talk cannot bury them. When you call, lead with the hard date and the defect or deadline that actually controls the file.

    What I need on the first call about how to spot a real cash home buyer maryl

    City or ZIP, occupancy, who is on the deed, whether Letters or a POA exist, and the three biggest condition or notice items you already know. I compare an as-is number with a listing net only when those inputs are honest.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Carry math for how to spot a real cash home buyer maryl should include insurance deductibles you already know about and any association dues month.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 if you want a straightforward Maryland cash conversation without fee games. /contact-us/.

  • Maryland Disclosure vs. Disclaimer Statement: Which One Should a Seller Sign?

    Every Maryland seller of a house covered by the law ends up holding the same state form and facing the same choice. One part is a long checklist about the home’s condition. The other is a short page that says you’re selling “as is.” You sign one or the other, not both.

    I’m Evan Weissman. I buy houses in Maryland, and sellers often ask me which page they should sign. I’m not a lawyer and this isn’t legal advice, but here’s how the two options work according to the statute and the form itself.

    The choice in Real Property Section 10-702

    Maryland Real Property Section 10-702 requires the seller of certain residential property to give the buyer one of two statements:

    • A disclosure statement, which reports defects and other information about the property’s condition that the seller actually knows about, or
    • A disclaimer statement, which says the seller makes no representations or warranties about condition, except what’s in the contract and the seller’s list of known latent defects.

    Both are on one state form, the Maryland Residential Property Disclosure and Disclaimer Statement. The current version is posted by the Maryland Department of Labor. Check that you’re using the latest revision.

    How the disclosure side works

    The disclosure statement walks through the house system by system: foundation, basement, roof, plumbing, heating and cooling, electrical, smoke alarms, septic, water supply, drainage, hazardous materials, zoning, flood zones, and more. For most questions you answer Yes, No, or Unknown.

    The form says plainly that you aren’t required to hire inspectors or investigate. You answer based on your personal knowledge at the time you sign. The statute also says a disclosure statement isn’t a warranty about conditions you don’t know about.

    There’s an added protection in subsection (i). A seller isn’t liable for an error in the disclosure if it was based on information the seller didn’t actually know, information from a state or local government unit, or a report from a licensed expert like an engineer, surveyor, or home inspector acting within their field.

    How the disclaimer side works

    The disclaimer statement is shorter, but it’s not a blank check. Subsection (d) of the statute says it must still disclose any latent defects the seller actually knows about. A latent defect, as the form defines it, is a material defect that:

    1. A buyer wouldn’t reasonably be expected to notice by a careful visual inspection, and
    2. Would pose a direct threat to the health or safety of the buyer or an occupant, including a tenant or guest.

    The disclaimer page asks directly whether you have actual knowledge of any latent defects, with a Yes or No box and space to describe them. So “as is” doesn’t mean “say nothing.” It means you’re not making promises about everything else.

    Weighing the two options

    Here’s how I’d think about it.

    Signing the disclosure can make sense if you’ve lived in the house a long time, know it well, and have records. A detailed, honest disclosure tends to reassure buyers. It also puts a lot of answers on paper, so you need to be careful and accurate.

    Signing the disclaimer can make sense if you don’t know much about the house, such as a rental you didn’t live in, or a house you’ve owned only briefly. You still have to list known latent defects. Some buyers will read a disclaimer as a signal to inspect more closely, and that’s fine.

    Either way, honesty matters more than which page you pick. If you know the basement floods every spring, telling the buyer up front is far better than a dispute after settlement. My article on latent defects goes deeper on that category.

    What happens if the buyer never gets the form

    Timing matters here. Under subsection (g), a buyer who gets the statement on or before signing the contract can’t later rescind the contract based on what’s in it.

    Under subsection (h), a buyer who doesn’t get the statement before signing has an unconditional right, with written notice, to rescind before receiving it or within 5 days after receiving it, and to get the deposit back right away. That right can end earlier in some cases tied to a mortgage application, and it ends for good at closing or occupancy, whichever comes first. The buyer can’t waive these rights in the contract.

    For a seller, the lesson is simple. Get the signed statement to the buyer before the contract is signed.

    Sales that don’t need either statement

    The form lists transfers that are excluded from the requirement. They include:

    • The first sale of a never-occupied home, or one with a certificate of occupancy issued within the past year
    • Transfers exempt from transfer tax, with some exceptions
    • Sales by a lender that took the property through foreclosure or a deed in lieu
    • Sheriff’s sales, tax sales, foreclosure sales, partition sales, and sales by a court-appointed trustee
    • Transfers by a fiduciary while administering an estate, guardianship, conservatorship, or trust
    • Homes the buyer will convert to non-residential use or demolish
    • Unimproved land

    So a personal representative selling a parent’s house during probate generally doesn’t have to fill out the form, though sharing what’s known is still smart.

    When you sell to a cash buyer

    Selling directly to a cash buyer doesn’t remove the statute. If your sale is covered, you still give the buyer one of the two statements. Many sellers who come to me choose the disclaimer because they don’t know the house’s history well, and that’s fine as long as they list any latent defects they know about. My as-is page explains the rest of the process.

    Do I have to fill out the Maryland disclosure form if I sell as-is?

    You must give the buyer either the disclosure or the disclaimer statement unless your sale is exempt. Signing the disclaimer still requires listing known latent defects.

    Can I sign both the disclosure and the disclaimer?

    The form is built as a choice. The notices tell sellers to complete the disclosure only if they elect to disclose, and otherwise to sign the disclaimer.

    What if I don’t know the answer to a question on the disclosure?

    The form offers Unknown for most questions, and it says you don’t have to investigate. Answer based on what you actually know.

    Can a buyer back out because of the disclosure form?

    If the buyer received it before signing the contract, they can’t rescind based on its contents. If they got it later, they may have a short window to rescind.

    Does a personal representative need to fill out the form?

    Generally no. Transfers by a fiduciary while administering a decedent’s estate are on the list of exclusions.

    Talk through your situation

    If you’re unsure which statement fits your house, call or text me at (410) 498-7473. I’ll share how I’ve seen other sellers handle it, and you can confirm the details with your attorney.

  • Lead Paint and Selling a Baltimore House: Federal Disclosure, MDE Rules, and Rentals

    Most of Baltimore’s housing was built long before 1978, the year lead-based paint was banned for residential use. Rowhouses in Highlandtown, Pigtown, Waverly, and Sandtown, and older homes all over the county, very often have lead paint somewhere under the newer layers. If you’re selling one, lead doesn’t stop the sale. It does bring specific paperwork, and if the house is a rental, a separate set of state rules.

    I’m Evan Weissman. I buy houses in Baltimore City and around Maryland, many of them old rowhouses and former rentals. This is a plain explanation of what a seller needs to know about lead, in the order it usually comes up.

    The federal rule applies to almost every older home sale

    Under federal law, sellers of most housing built before 1978 have to do a few things before a buyer is obligated under a contract. The EPA’s real estate disclosure page summarizes them:

    • Disclose any known lead-based paint and lead hazards in the house.
    • Provide any available records or reports about lead in the house.
    • Give the buyer the federal pamphlet on protecting your family from lead.
    • Include a lead warning statement in the contract, signed by the parties.
    • Give the buyer an opportunity, usually up to 10 days, to have a lead inspection or risk assessment done, unless the buyer waives it in writing.

    This applies whether you’re selling to a young family, an investor, or someone like me. If you’re working with an agent, the standard Maryland contract package typically includes the lead disclosure addendum. If you’re selling on your own, make sure it’s there. Agents involved in a sale also have duties under the rule.

    “Known” is the key word. You don’t have to test your house before selling. But if you have an old inspection report, a lead certificate from when it was rented, or a letter from the health department, that counts as something you know, and the records should be shared.

    Owner-occupied versus rental: two different worlds

    For a house you live in, the federal disclosure rule is generally the main lead requirement when you sell. Maryland’s tougher rules mostly kick in for rental housing.

    Maryland’s Reduction of Lead Risk in Housing law covers rental homes built before 1978. According to the Maryland Department of the Environment, owners of those rentals must:

    • Register the property with the state and renew registration by December 31 each year, with a per-unit fee.
    • Provide a valid lead inspection certificate at each tenant turnover, unless the property is certified lead-free.
    • Keep accurate records of inspections, registration, and ownership.

    MDE also notes that failing to comply can bring fines and the loss of certain legal protections, and that the records may be needed for rent court or programs like Section 8.

    What changes when a Baltimore rental sells

    Here’s the part sellers often miss. MDE states that a change in ownership requires a new registration and a new tracking number. The buyer doesn’t simply inherit your registration. A landlord buyer will want to know:

    • Is the property currently registered, and is the renewal paid?
    • Was a passing lead certificate issued at the last tenant turnover?
    • Is there a lead-free certificate, which can take a property out of the turnover inspection cycle?
    • Are there any open notices, tenant complaints, or claims involving lead?

    Baltimore City adds its own layer. The City requires rental property registration and a rental license, and its rental licensing program ties licensing to inspection and lead certification information. A buyer who plans to keep renting will want to see your City registration and license status too.

    If your records are complete, that’s a real selling point. If they’re spotty, expect a landlord buyer to discount for the time and cost of getting compliant. For more on selling occupied rentals, see my page on selling a rental with tenants and the article on selling a Section 8 rental in Baltimore.

    Removing lead paint before a sale is usually optional

    No law I know of requires you to abate lead before selling an owner-occupied house. And for many older Baltimore homes, full abatement isn’t practical before a sale anyway.

    What actually happens in most sales:

    • A retail buyer reads the disclosure, may do a lead inspection, and either accepts the condition or asks for a credit. Buyers using FHA financing may run into appraiser requirements to fix chipping or peeling paint on pre-1978 homes, which can mean stabilizing the paint before closing.
    • A landlord buyer budgets for whatever work is needed to pass a lead inspection before renting.
    • A cash renovation buyer plans the lead-safe work into their renovation.

    If you do any painting or repairs before listing on a pre-1978 house, use lead-safe practices. Contractors who disturb paint in pre-1978 homes generally need EPA lead-safe certification under the federal Renovation, Repair and Painting rule. Dry scraping and sanding old paint without containment can create a much bigger hazard than the one you started with.

    The health side, briefly

    Lead is most dangerous to young children and pregnant women, mainly through dust from deteriorating paint and from friction surfaces like windows and doors. If young children live in or visit the house, the Baltimore City Health Department and MDE both offer information on reducing exposure and testing. I mention it because it’s the real reason all these rules exist, and buyers with young kids will ask.

    Putting it together for your sale

    1. Find any lead records you have: old inspections, MDE certificates, lead-free certificates, health department letters.
    2. If it’s a rental, check your MDE registration status and your City registration and license.
    3. Make sure the federal disclosure form and pamphlet are part of the contract package.
    4. Decide whether to stabilize obviously peeling paint before listing, using lead-safe methods.
    5. Price the house with the likely buyer in mind: owner occupant, landlord, or renovator.

    If the house is old, vacant, and needs more than paint, an as-is sale may be the simpler route. My as-is selling page explains how I approach older Baltimore homes, and the Baltimore City local guide covers other City-specific steps.

    Do I have to disclose lead paint when selling a Baltimore house?

    For most housing built before 1978, federal law requires you to disclose known lead paint and hazards, share available reports, provide the EPA pamphlet, and include a lead warning statement in the contract.

    Do I have to test for lead before selling?

    No. The federal rule requires disclosure of what you know, not testing. Buyers generally get an opportunity to test, usually up to 10 days, unless they waive it.

    Does my MDE lead registration transfer to the buyer?

    MDE says a change in ownership requires a new registration and tracking number. The buyer will also want your inspection certificates and records.

    Do owner-occupied homes need MDE lead registration?

    The MDE registration and turnover inspection rules are aimed at rental properties built before 1978. Owner-occupied homes are generally subject to the federal disclosure rule when sold.

    Can I sell a rental that isn’t lead compliant?

    Yes, but expect a landlord buyer to discount for the cost of getting compliant, and be upfront about the status. Talk to an attorney if there are open claims or notices.

    Talk through your situation

    If you’re selling an older Baltimore rowhouse and the lead paperwork has you stuck, call or text me at (410) 498-7473. I’ll tell you what a buyer like me needs and what you can skip.

  • Selling a Maryland House With Water Damage or Mold: Fix, Remediate, or Sell As Is

    Water is the problem behind more stalled Maryland home sales than almost anything else. A slow leak under a bathroom, a basement that takes on water every spring, a burst pipe in a vacant house in January. By the time a seller calls me, there’s often a musty smell, stained drywall, and a buyer’s inspection report that used the word “mold.”

    I’m Evan Weissman. I buy houses across Maryland, including plenty with water and mold issues. Here’s how I’d think through it if it were my house: find the source, decide what to disclose, figure out whether remediation pays off, and compare that against selling as is.

    Start with the water, not the mold

    Mold is almost always a symptom. It grows where moisture sits. If you clean or remove moldy materials without stopping the water, it comes back, and any buyer’s inspector will notice the new staining.

    Common sources in Maryland houses:

    • Basement seepage from poor grading, clogged gutters, short downspouts, or a failed sump pump.
    • Roof leaks, especially around chimneys, vents, and valleys.
    • Plumbing leaks under sinks, behind tubs, and at water heaters.
    • Condensation in crawl spaces and attics with poor ventilation.
    • Frozen and burst pipes in houses left unheated.
    • Flooding from heavy storms in low-lying areas.

    Fixing the source may be as simple as extending a downspout or as involved as a new roof or a basement drainage system. Either way, it’s the first dollar to spend if you’re going to spend any.

    How fast mold becomes a problem

    The EPA’s guidance is that wet materials should be dried within 24 to 48 hours to help prevent mold growth, and that larger moldy areas may call for professional help (EPA mold resources). After a burst pipe or flood, speed is everything. Pull up soaked carpet, run fans and dehumidifiers, and get a water mitigation company in if the area is large. If the house is insured and the damage came from a sudden event, call your insurer right away and photograph everything first. If your house is in or around Hampstead and you’re dealing with water damage or mold, see selling a house fast in Hampstead. Handling water damage or mold on a Dundalk house? See my Dundalk, MD page.

    Long term seepage or a slow leak is a different situation. Insurers often treat gradual damage differently from sudden events, so read your policy before assuming coverage.

    What to disclose

    Maryland’s disclosure and disclaimer form under Real Property section 10-702 asks several questions that cover water issues, including:

    • Basement or crawl space: any water damage, leaks, or evidence of moisture, and is there a working sump pump?
    • Roof: any leaks or evidence of moisture?
    • Plumbing: is the system in operating condition, including the absence of leaks?
    • Exterior drainage: does water stand on the property more than 24 hours after heavy rain?
    • Has the property ever had flooding or a fire?

    On the disclosure side, answer from what you actually know, including past problems that were fixed, and keep the invoices. On the disclaimer side, where you sell as is, Maryland still requires you to disclose known latent defects that a buyer couldn’t find with a careful visual inspection and that pose a direct threat to health or safety (section 10-702). Hidden mold you know about behind a finished wall can fall into that category. When in doubt, disclose. Buyers forgive problems they’re told about far more readily than problems they discover.

    If you’ve had professional remediation done, keep the scope, invoices, and any post-remediation clearance testing. Those documents carry a lot of weight with buyers.

    When remediation pays off before selling

    It depends on the extent of the damage and who your likely buyer is.

    Remediation often makes sense when:

    • The affected area is contained, like one bathroom or a section of basement wall.
    • The source has been fixed and documented.
    • The rest of the house is in good condition and will appeal to retail buyers.
    • You can provide clearance documentation afterward.

    Selling as is often makes sense when:

    • The water problem has spread through walls, floors, or the HVAC system.
    • The source is expensive to fix, like a basement drainage system or a full roof.
    • The house is vacant, inherited, or already needs other major work.
    • You don’t have the cash or time to manage a remediation project and the rebuild that follows.

    Remediation removes the mold, but then you still have to replace drywall, insulation, flooring, and finishes. Sellers sometimes budget for the first part and get surprised by the second.

    What financed buyers and investors each do with a mold report

    Retail buyers using a mortgage get nervous about mold, especially families with young children or anyone with asthma. Their inspector may recommend testing or a specialist, and their lender’s appraiser may note water damage as a condition issue. Expect requests for remediation, credits, or a price reduction, and be prepared for some buyers to walk.

    Investors and cash buyers see water damage all the time. They estimate the fix, add a cushion for what they can’t see, and price the house accordingly. The offer will reflect the unknowns, which is why documentation of the source and extent helps you even on an as-is sale.

    A few inexpensive steps before you list or sell

    • Clean gutters and extend downspouts away from the foundation.
    • Test the sump pump and keep a backup.
    • Run a dehumidifier in the basement.
    • Fix small plumbing drips.
    • Remove soaked cardboard boxes, carpet remnants, and stored items from damp areas.
    • Keep heat on in a vacant house through winter and have someone check it.

    These won’t fix major problems, but they keep things from getting worse and help the house show better.

    Other articles on water problems

    If the water came from a storm, my storm damage article covers insurance and contractor issues. If the house is sitting empty, the vacant house costs article explains carrying risks, and my as-is selling page explains how I price houses with water damage.

    Do I have to fix mold before selling my Maryland house?

    No law requires it before a sale. You do need to answer the disclosure form honestly or, on the disclaimer, disclose known latent defects that threaten health or safety.

    Should I test for mold before listing?

    Testing isn’t required. If you can see mold or smell it, the bigger question is the moisture source. A remediation company can assess the extent, and post-remediation testing can document that the job worked.

    Will homeowners insurance pay for water damage?

    Sudden events like a burst pipe are often covered. Gradual leaks, long-term seepage, and flooding from rising water often are not, or need separate coverage. Check your policy and call your insurer promptly.

    Can I sell a house with mold to a cash buyer?

    Yes. Many cash buyers purchase houses with water damage and mold as is, pricing the remediation and rebuild into the offer. Disclose what you know.

    Talk through your situation

    If water damage or mold has your sale stuck, call or text me at (410) 498-7473. I’ll look at it with you and give you an as-is number to compare against fixing it.

  • Sell a House in Poor Condition When Banks Will Not Lend

    Some houses are not just dated. They are in bad enough shape that a normal buyer’s lender will refuse to finance them until repairs are made. That leaves sellers stuck: the buyers who would pay the most cannot get a loan, and the house sits while taxes and insurance keep coming. Here is why lenders balk, how to tell whether your house is in that category, and what your realistic options are in Maryland. If your house is in or around Hampstead and you’re dealing with a house a lender will not finance, see a cash offer on a Hampstead house.

    Why a lender says no

    A mortgage lender is lending against the house, not just the buyer. If the house is unsafe or falling apart, the lender’s collateral is weak, so loan programs set minimum condition standards.

    FHA loans follow HUD’s minimum property requirements, which focus on safety, security, and soundness. An FHA appraiser can require repairs for things like peeling paint on older homes, a leaking roof, missing handrails, exposed wiring, or a heating system that does not work.

    VA loans have similar minimum property requirements, and the appraiser lists repairs that must be done before closing.

    Conventional loans sold to Fannie Mae or Freddie Mac use condition ratings. A house rated at the bottom of the scale, with damage that affects safety, soundness, or structural integrity, generally cannot be financed until repairs are completed.

    When the appraisal comes back with required repairs, someone has to do them before settlement, or the loan does not close.

    Signs your house may not qualify

    You do not need an appraiser to guess. These are the issues that most often stop a financed sale:

    • A roof that leaks or is missing shingles over large areas.
    • No working heat, or a furnace or boiler red-tagged by a technician.
    • Electrical hazards: exposed wiring, an old fuse panel with damage, or missing outlet covers everywhere.
    • Plumbing that does not work, no hot water, or sewage backups.
    • Structural problems: a sagging roof line, a bowed foundation wall, rotten floor joists, or a collapsed porch.
    • Fire, flood, or mold damage that has not been repaired.
    • Missing kitchen or bathroom fixtures.
    • Chipping or peeling paint on a house built before 1978.
    • Utilities that have been shut off, so the appraiser or inspector cannot test anything.

    A house with several of these items is likely limited to cash buyers and buyers using renovation loans.

    Option 1: Make the required repairs

    If you have the money and time, fixing the specific items that block financing can open the house to the full buyer pool. The key is to fix what lenders require, not to remodel.

    Get a pre-listing inspection or ask an agent who knows FHA and VA appraisals to walk the house. Then get written estimates from licensed Maryland contractors for the safety and soundness items only. Pull permits where your county requires them, because unpermitted work can create a new problem at settlement.

    This route works best when the repair list is short and the neighborhood supports a good finished price.

    Option 2: Sell to a buyer with a renovation loan

    FHA 203(k) and conventional renovation loans let a buyer finance the purchase and the repairs together. The repairs happen after closing, using funds held back by the lender.

    These buyers can pay more than a cash investor, but the process is slower. Expect contractor bids, a consultant for larger FHA jobs, and an appraisal based on the value after repairs. Lenders may still require the house to be safe enough to insure and, sometimes, to have working utilities at closing.

    Option 3: Renovate and Sell Together

    If the house has upside but you cannot fund the work, my team can handle the agreed renovation and list the finished house on the open market under a written agreement. You keep ownership while the work is done and share in the result. This takes longer than a cash sale and fits sellers who can wait a few months.

    Option 4: Sell for cash as is

    A cash buyer does not need a lender’s approval, so lender condition standards do not apply. The buyer prices in the repairs and the risk, and you skip contractors, appraisals, and repair negotiations.

    You still have to disclose known latent defects under Maryland law, even if you use the disclaimer statement. And you still need clear title. If the house is in an estate, the personal representative needs Letters before signing. More on as-is sales at /sell-house-as-is-maryland/.

    Comparing the numbers

    Build a simple side-by-side for each path:

    • Expected sale price.
    • Repair costs you would pay before closing.
    • Months until settlement, multiplied by your monthly carrying costs: mortgage, taxes, insurance, utilities, and lawn or snow care.
    • Commissions and closing costs.
    • Risk that a deal falls apart and you start over.

    A higher price that comes six months later, after $40,000 in repairs and three failed contracts, can net less than a lower cash price in a few weeks. The reverse can be true too. Do the math with real estimates.

    If code enforcement is involved

    Houses with open code violations or a condemnation notice add another layer. Local agencies may set repair deadlines or limit occupancy. Many violations can transfer to a buyer who agrees in writing to fix them, but rules vary by city and county, so check with the agency that issued the notice and with your title company.

    If you are behind on the mortgage too

    Poor condition and money trouble often go together. If notices are arriving, call Maryland HOPE at 1-877-462-7555 and a HUD-approved housing counselor right away. Counseling is free. See /stop-foreclosure/.

    Will an FHA buyer’s lender pay for repairs?

    No. Required repairs are usually done by the seller before closing, or financed through a renovation loan.

    Can I sell a house with no working heat in Maryland?

    Yes, to a cash buyer or a renovation-loan buyer. Most standard financed buyers will not be able to close.

    Does an as-is buyer still do an inspection?

    Many do, mostly to set their repair budget. Ask whether the offer can change after the inspection.

    Talk through your situation

    Call or text Evan Weissman at (410) 498-7473 if lenders keep turning down buyers for your house. You can also send photos and details through /contact-us/.

  • How to Build a Seller Net Sheet to Compare a Cash Offer and a Listing in Maryland

    Comparing a cash offer to a list price is like comparing a paycheck before and after taxes. The headline numbers don’t tell you what you’ll actually keep. A seller net sheet fixes that by subtracting every cost from each option so you can see the money that would land in your account. Handling a cash-versus-listing net sheet on a Parkville or Carney house? See selling a house in Parkville.

    I’m Evan Weissman. I make cash offers on Maryland houses, and I’d rather sellers compare my number honestly than guess. Here’s how to build a net sheet yourself, line by line, using the same categories a title company uses on a settlement statement.

    The lines on a net sheet

    Set up two columns, one for listing and one for the cash offer. Fill in each line for both.

    1. Sale price. For the listing, use a realistic price for the house in the condition you’d actually sell it, based on recent nearby sales. For the cash offer, use the offer amount.

    2. Mortgage and lien payoffs. The same in both columns, except for interest that keeps accruing while you wait. Ask your servicer for a payoff statement.

    3. Commission. Whatever your listing agreement would say. Many cash sales don’t involve a commission, but check whether an agent is involved on either side.

    4. Your share of transfer and recordation taxes. Maryland law presumes these are split equally between buyer and seller unless the contract says otherwise, and the seller pays more when the buyer is a first-time Maryland buyer. My article on who pays closing costs explains the rules.

    5. Repairs before listing. Paint, cleaning, landscaping, and any fixes you’d do to get the house market-ready.

    6. Repair credits after inspection. A realistic allowance for what a financed buyer’s inspection might turn up.

    7. Seller-paid buyer closing help. Some buyers ask for it; include it if that’s common in your price range.

    8. Carrying costs while waiting. Mortgage interest, taxes, insurance, utilities, and HOA dues for each month until settlement.

    9. Other settlement charges. Deed preparation, lien release fees, and any prorated taxes you owe or are credited.

    Subtract lines 2 through 9 from line 1 in each column. The result is your estimated net.

    Looking up your county’s tax rates

    Transfer and recordation taxes vary a lot by county. The Department of Legislative Services publishes the rates each year. From the fiscal 2026 table:

    CountyRecordation per $500Local transfer tax
    Baltimore County$2.501.5%
    Carroll$6.500%
    Frederick$7.000%
    Harford$3.301.0%
    Howard$2.501.25%
    Prince George’s$2.751.4%

    Add the state transfer tax of 0.5% under Tax-Property section 13-203 (0.25% for a qualifying first-time Maryland buyer). Montgomery County’s rates vary, so check with the county. My transfer and recordation tax explainer covers the details.

    Sample tax math on a $300,000 Baltimore County sale

    Here’s a hypothetical Baltimore County house, using only the tax rates above. Every other number is an assumption for illustration, not a quote or a prediction.

    Assume a $300,000 sale price with a standard 50/50 tax split:

    • State transfer tax: 0.5% of $300,000 is $1,500. Seller’s half: $750.
    • Baltimore County transfer tax: 1.5% of $300,000 is $4,500. Seller’s half: $2,250.
    • Recordation tax: $300,000 divided by $500 is 600, times $2.50 is $1,500. Seller’s half: $750.

    That’s $3,750 in taxes for the seller in this example. If the buyer were a qualifying first-time Maryland buyer, the seller’s share would be larger, so ask early.

    Now add your own numbers for commission, repairs, carrying costs, and anything else, and run the same math on the cash offer’s price. Taxes scale with price, so a lower cash price also means a slightly lower tax bill.

    Lines people often leave out

    • Months of carrying costs. Count from today, not from the listing date. Include prep time and time between contract and settlement.
    • A cushion for inspection. Older houses almost always generate repair requests.
    • The chance the deal falls through. If a financed contract collapses, you start over and carry the house longer.
    • Your own time. Days off work, trips to the house, managing contractors.

    Reading the result

    If the listing column is clearly higher after everything, and you’re comfortable with the timeline and uncertainty, listing probably makes sense. If the two columns are close, the speed and certainty of a cash sale may be worth more to you. My article on when a listing beats a cash offer goes through the signs, and my cash offer versus listing page has more context.

    Double-checking with professionals

    A local listing agent can prepare a net sheet with their commission and market data. A title company can estimate settlement charges. Ask any cash buyer to show you how they arrived at their number. My guide on how cash buyers calculate offers explains the math on that side. See also cash buyer vs iBuyer vs listing.

    What is a seller net sheet?

    It’s an estimate of what you’ll actually receive from a sale after paying off loans, commission, taxes, repairs, and other costs.

    Where do I find my county’s transfer and recordation tax rates?

    The Maryland Department of Legislative Services publishes an annual table of county rates, and your county’s land records office or title company can confirm them.

    Is a net sheet the same as a settlement statement?

    No. A net sheet is an estimate you make in advance. The settlement statement is the final document prepared by the title company at closing.

    Should I include carrying costs in a net sheet?

    Yes. Each month you hold the house costs money, so include mortgage interest, taxes, insurance, utilities, and dues until settlement.

    Talk through your situation

    If you’d like to fill in a net sheet with a real cash number in one column, call or text me at (410) 498-7473. I’ll show you exactly how I got to my offer.

  • Carroll County Tax Sale Timing: What Homeowners and Sellers Should Know

    Carroll County runs its tax sale once a year, and for homeowners who’ve fallen behind, the timing matters a great deal. Carroll also stands out in one specific way: state law sets its default redemption interest rate higher than almost anywhere else in Maryland. That makes it more expensive to fix the problem after a sale than before it. If the house is in 21157 or 21158 and you’re dealing with a Carroll County tax bill that slipped, see my Westminster, MD page.

    I’m Evan Weissman, based in Hampstead. I buy houses across Carroll County, and occasionally that includes houses with tax problems. Here’s how the timing works and what your options are, based on state law and official sources. Confirm current details with the county, since dates and procedures can change from year to year.

    Who to contact in Carroll County

    SDAT’s list of local tax collectors shows Carroll County’s tax collection handled by the Department of the Comptroller, Carroll County, at 225 North Center Street in Westminster. The listing gives a main number of (410) 386-2085 and a Collections Office number of (410) 386-2971, extension 5.

    Call them first to find out exactly what’s owed, whether the property is on the list for the next sale, and the last day to pay before it’s included.

    When the sale happens

    Each county sets its own sale date. The State Department of Assessments and Taxation’s 2026 tax sale schedule listed Carroll County’s sale for June 26, 2026, one of the later dates among Maryland’s counties. Many counties hold their sales in May or early June.

    Before any Maryland tax sale, the collector mails a notice to the owner on the tax rolls at least 30 days before the property is first advertised, and then publishes the list in a newspaper once a week for four successive weeks, according to SDAT’s tax sale help page. That mailed notice is your clearest warning sign.

    Why redemption costs more in Carroll

    If the property goes through the tax sale, you can still redeem it by paying what’s owed plus interest and certain costs. Under Maryland Tax-Property section 14-820, the default statewide redemption rate is 6% a year, but in Carroll County the rate is 14% a year or as fixed by the County Commissioners.

    There’s an important limit: the same section caps the redemption rate for owner-occupied residential property at 10% a year. So if you live in the house, the rate can’t exceed 10%. For a rental, a vacant house, or an inherited house nobody lives in, Carroll’s higher rate can apply.

    How costs grow after a sale

    SDAT’s tax sale information explains the general timeline:

    • The certificate holder can file in circuit court to foreclose the right of redemption six months after the sale, or nine months for an owner-occupied home, after meeting notice requirements.
    • Expenses the holder incurs in the first months after the sale aren’t reimbursable, but later expenses, including attorney fees, can be added to what you owe.
    • If the holder doesn’t file within two years, the certificate becomes void.

    You can redeem any time until a court finally forecloses your right of redemption. The longer you wait, the more it costs. My article on redeeming a property after a Maryland tax sale covers the process.

    Options before the sale

    • Pay in full before the deadline the Collections Office gives you.
    • Ask about payment arrangements or programs, if any are available.
    • Apply for tax credits. Maryland’s Homeowners’ Property Tax Credit, administered by SDAT, may lower future bills for eligible owner-occupants.
    • Call the State Tax Sale Ombudsman for free help understanding your options. My ombudsman article has contact details.
    • Sell the house before the sale date, so the overdue taxes are paid from your proceeds at settlement.

    Selling a Carroll County house with overdue taxes

    A sale can resolve overdue taxes cleanly. The title company orders a tax payoff from the county, and the amount owed comes out of your proceeds at settlement. If a tax sale has already happened, the title company gets a redemption figure and pays that instead, as long as the right of redemption hasn’t been foreclosed.

    Timing is the main challenge. A traditional listing may not close before the sale date. A cash sale can often close faster, if that’s what you need. My article on options when you’re behind on property taxes compares paying, redeeming, and selling.

    Carroll’s settlement costs include the state transfer tax and the county’s $6.50 per $500 recordation tax, with no county transfer tax. My Carroll County closing cost article has a sample calculation. Dealing with a Carroll County tax bill that slipped on a North Carroll property? See a cash offer on a Hampstead house.

    Inherited houses and vacant houses

    Tax problems often come up with inherited houses, because bills go unopened after a death. Because the 10% owner-occupied cap generally won’t apply to a vacant inherited house, Carroll’s 14% rate makes acting quickly even more important. Open the estate, contact the Collections Office, and decide on a plan. My article on inheriting a house in Carroll County covers the estate side.

    When is the Carroll County tax sale?

    SDAT’s 2026 schedule listed Carroll County’s sale for June 26. Confirm each year’s date with the county Collections Office.

    What is the redemption interest rate in Carroll County?

    State law sets Carroll’s rate at 14% a year or as fixed by the County Commissioners, but owner-occupied residential property is capped at 10% a year.

    Can I still sell my house after a Carroll County tax sale?

    Usually yes, as long as the right of redemption hasn’t been foreclosed by a court. The redemption amount is paid from your proceeds at settlement.

    Who do I call about Carroll County property taxes?

    SDAT’s tax collector listing shows the Department of the Comptroller, Carroll County, at (410) 386-2085, with the Collections Office at (410) 386-2971, extension 5.

    Talk through your situation

    If your Carroll County house is facing a tax sale and you want to know whether selling first makes sense, call or text me at (410) 498-7473. I’m local and can walk through the timing with you.

  • The Baltimore City Lien Certificate: What It Shows and Why It Matters When You Sell

    Every Baltimore City home sale runs through one document that many sellers never hear about until settlement: the lien certificate. It’s the city’s official statement of what’s owed on a property, and it can include charges that have nothing to do with your property tax bill. An old water bill, an environmental citation from years ago, or a paving assessment can all appear, and they all have to be dealt with before the buyer gets clean title.

    I’m Evan Weissman. I buy houses throughout Baltimore City, and the lien certificate is one of the first things I look at. Here’s what it is, what it can include, and how to avoid surprises.

    What the city charter says it must show

    Baltimore City’s Charter, Article VII, section 13, requires the Department of Finance to keep records of municipal charges and issue lien certificates. Under that section, a lien certificate shows all charges and assessments due the city, including:

    • State and city property taxes and special paving tax.
    • Water and sewer billings.
    • Street benefit assessments.
    • Minor privilege charges.
    • Charges for street, alley, and footway paving.
    • Sewerage connections.
    • Nuisance abatements and other charges.

    The charter also says these charges are liens on the property until paid, and that an existing charge isn’t a lien after a certificate is issued unless it’s shown on that certificate. That’s one reason title companies rely on it so heavily.

    Charges that surprise sellers

    The city’s tax sale office lists the types of bills that can become liens and lead to a property being included in tax sale (Other City Liens):

    • Real property tax bills.
    • Metered water bills and stormwater fees.
    • Environmental Control Board citations.
    • Property registration bills.
    • Minor privilege bills.
    • Miscellaneous bills.
    • Special benefit district charges.
    • Alley and footway paving bills.
    • Multi-family dwelling license fees.

    The page lists a phone number for each issuing agency, which is useful if you think a charge is wrong.

    Environmental citations, like those for trash, tall grass, or exterior conditions, are a common surprise on rowhouses that sat vacant or belonged to an elderly owner. The city’s Environmental Control Board describes a review process for lienable citations that appear on a Final Bill and Legal Notice (ECB review).

    How to request one

    The city moved lien certificate requests fully online. According to the city’s lien certificate announcement:

    • Mail and phone requests ended October 31, 2025.
    • You request online with the block and lot number or the property address, and the certificate is delivered by email.
    • The standard fee is $55.

    Your title company normally orders it, but you can request one yourself before listing to see what’s owed.

    Why ordering early helps

    If you suspect old bills or citations, ordering a certificate before you list gives you time to:

    • Dispute charges you believe are wrong with the issuing agency.
    • Pay off items you agree with, or plan for them at settlement.
    • Avoid a last-minute shock that delays closing.

    This is especially useful for inherited houses, where the family may not know what’s been building up.

    Reading the certificate line by line

    When you get a certificate, go through it slowly. For each charge, note the issuing agency, the bill or citation number, and the amount. Then ask three questions: Do I recognize this? Was it already paid? Is the amount right? Water and environmental charges are the ones most often questioned. Keep any receipts or confirmation numbers you find, because the issuing agency will want them if you dispute a charge.

    How charges are handled at settlement

    At settlement, the title company uses the lien certificate to:

    1. Pay all charges from the seller’s proceeds, unless the contract says otherwise.
    2. Prorate current property taxes and, where applicable, water charges.
    3. Make sure the buyer takes title free of those city liens.

    If the amounts owed exceed your equity, talk to the title company and an attorney early about options.

    Lien certificates and tax sale

    Unpaid city charges are what put properties into Baltimore City’s annual tax sale. For owner-occupied homes, the city has protections and programs, including a threshold before a property can be included and a deferral program for eligible longtime homeowners. My Baltimore City tax sale guide explains those, and my article on redeeming a property after a tax sale covers what happens if a sale has already occurred.

    Related items the title company checks

    The lien certificate isn’t the only city record that matters. In Baltimore City, sellers must also disclose in writing whether the property has a vacant building notice, under Baltimore City Code Article 2, section 14-8. My article on selling with code violations covers that disclosure, and my article on ground rent in Baltimore covers another city-specific item that can show up in a title search.

    Inherited rowhouses

    If you’re handling a parent’s rowhouse, expect the lien certificate to be part of the estate’s to-do list. My article on selling an inherited Baltimore rowhouse walks through the full process.

    What is a lien certificate in Baltimore City?

    It’s the city’s official statement of charges and assessments due on a property, including taxes, water and sewer bills, and other municipal charges. Title companies use it to clear those liens at settlement.

    How much does a Baltimore City lien certificate cost?

    The city lists a standard fee of $55, with requests made online and certificates delivered by email.

    Can I get a lien certificate before I list my house?

    Yes. Requesting one early lets you see what’s owed and dispute or plan for charges before settlement.

    Who pays the charges on the lien certificate?

    Usually the seller, from the sale proceeds at settlement, unless the contract says otherwise.

    Talk through your situation

    If you’re worried about what might show up on your lien certificate, call or text me at (410) 498-7473. I’ve seen most of the surprises and can tell you how they’re usually handled.

  • Baltimore City Tax Sale: A Homeowner’s Guide to Deadlines, Help Programs, and Options

    Baltimore City’s tax sale works differently from the counties around it. The City sells liens for more than just property taxes, it has its own thresholds and deadlines, and it runs programs that can pull some owner-occupied homes out of the sale entirely. If you own a rowhouse in the City and you got a Final Bill and Legal Notice this year, the details here matter.

    I’m Evan Weissman. I buy houses in Baltimore City and across Maryland. I’d much rather see a homeowner use the free help that exists than lose equity to tax sale interest and fees. This guide is built on the City’s own tax sale prevention page and state law, with links so you can check everything.

    What the City sells, and when

    Each year Baltimore City sells unpaid City bills, called liens, to outside bidders who can then charge interest and fees allowed by state law. According to the City’s Tax Sale Coordination and Prevention Services page:

    • The last day to pay overdue bills to avoid tax sale is April 30 each year.
    • An owner-occupied property is eligible for tax sale if its combined City liens total $1,000 or more. For non-owner-occupied property the threshold is $750.
    • Liens can include property taxes, special benefit assessments, alley and footway paving bills, environmental citations, clean and board charges, registration fees, and more.
    • Since 2020, unpaid water bills don’t count toward the $1,000 threshold for owner-occupied homes.

    The state’s 2026 schedule listed the City’s sale for May 18. Owners typically receive the Final Bill and Legal Notice in February, which is the real starting gun.

    Check every bill, not just taxes

    Because so many kinds of bills can land in the sale, the first job is to find out exactly what you owe and whether it’s correct. The City lists separate contacts:

    • Property taxes: Bureau of Revenue Collections, 410-396-3987.
    • Registration fees and miscellaneous bills: Housing and Community Development, Permits and Code Enforcement, 410-396-3575.
    • Environmental citations: Environmental Control Board, 410-396-6909.
    • Footway and alley bills: Board of Municipal and Zoning Appeals, 410-396-4301.
    • Water and sewer: Department of Public Works, 410-396-5398.

    Old environmental citations and alley paving bills can push a house over the threshold when the owner thought taxes were current. Some of those can be disputed or reviewed. Do it early, well before April 30.

    Programs that can pull a home out of the sale

    The City runs a Tax Sale Deferral Program, formerly called the Tax Sale Exemption Program. Approved applicants have their property removed from that year’s sale. It doesn’t forgive the bills; if they stay unpaid, the property can be eligible again the next year. The City sets aside a fixed pot of money and the program closes when it runs out, so applying early matters.

    Per the City’s page, eligibility includes:

    • An assessed value of $250,000 or less.
    • The property is your primary residence and you’ve lived there at least 15 years.
    • And one of these: household earned income of $36,000 or less; or age 65 or older with earned income of $75,000 or less; or receiving SSDI or SSI with earned income of $75,000 or less.

    Applications normally run February 15 to April 15, and the City extended the 2026 deadline to May 31. You have to reapply every year. The City also announced a Legacy Homeowners Pilot Program for 2026 aimed at long-time owners 65 and older, reviewed through the same application.

    Free legal help and tax credits

    A few resources the City itself points homeowners to:

    • Tax sale clinics. Free legal consultations held in March and April. Call the Pro Bono Resource Center of Maryland at 443-884-9471.
    • Homeowners’ Property Tax Credit. A state credit that lowers property taxes based on household income. Apply every year by October 1 through SDAT.
    • Homestead Tax Credit. Limits how fast your taxable assessment can rise on an owner-occupied home. Apply once.
    • Getting your name on the deed. If you inherited the house but the deed is still in a late parent’s name, you may miss out on credits and programs. Maryland Volunteer Lawyers Service helps eligible owners, 410-547-6537.

    The state Tax Sale Ombudsman also keeps a statewide resource list.

    If the lien was already sold

    A sold lien doesn’t mean you’ve lost the house. You still own it, can live in it, and can sell it, until a court enters a judgment foreclosing your right of redemption.

    Key points from state law:

    • The redemption rate on owner-occupied residential property can’t exceed 10 percent a year (Tax-Property section 14-820). Non-owner-occupied property in the City is charged a higher rate set by City law.
    • On owner-occupied homes, the certificate holder can’t file to foreclose until 9 months after the sale, and must send two certified notices first (section 14-833).
    • Baltimore City has a special rule for owner-occupants: you can request the current payoff from the certificate holder by certified mail, and the holder has to send a figure within 10 days and wait before filing. Keep copies and the receipts.
    • After four months, the holder can add certain costs, and after a case is filed, allowable attorney fees are added. The longer it runs, the more it costs.

    Where selling fits

    Selling is one option, not the first one for everyone. If you want to keep the house and qualify for deferral, credits, or a payment plan, start there. Selling tends to make sense when the tax problem is one piece of a bigger picture, like a vacant inherited rowhouse, a house that needs more repairs than you can fund, or an owner who is ready to move anyway.

    When a City house sells, the title company orders a lien certificate showing what the City says is owed, and those amounts are paid from your proceeds at settlement. If a tax sale certificate exists, the redemption amount is paid too. My article on the Baltimore City lien certificate explains that document. If the house came to you through an estate, the inherited rowhouse article covers the probate side, and my behind on property taxes page explains how I handle these sales.

    Be careful with anyone who offers to “take care of the tax sale” in exchange for your deed. Talk with a clinic attorney or legal aid first.

    When is the deadline to avoid the Baltimore City tax sale?

    The City lists April 30 as the last day to pay overdue bills to avoid the sale each year.

    How much do I have to owe for my Baltimore house to go to tax sale?

    Per the City, an owner-occupied property is eligible when combined City liens reach $1,000 or more, and $750 for non-owner-occupied property. Water bills don’t count toward the owner-occupied threshold.

    What is the Baltimore City Tax Sale Deferral Program?

    It removes qualifying owner-occupied homes from that year’s tax sale. It doesn’t forgive the debt, it has income, age, residency, and value requirements, and you must reapply each year.

    Can I still sell my house after the City sells the lien?

    Yes. You own the house until a court forecloses the right of redemption. The redemption amount is paid from your proceeds at settlement.

    Where can I get free help with a Baltimore City tax sale?

    The City points homeowners to free tax sale clinics through the Pro Bono Resource Center of Maryland at 443-884-9471, plus state tax credits and the state Tax Sale Ombudsman.

    Talk through your situation

    If a Final Bill and Legal Notice is sitting on your table and you’re weighing your options, call or text me at (410) 498-7473. If a City program can keep you in the house, I’ll point you there first.

  • Selling a Storm-Damaged House in Maryland: Insurance Claims, Repairs, or As Is

    A tree through the roof, shingles peeled off in a derecho, a basement full of water after a tropical storm. Maryland gets all of it. When the damage hits a house you were already thinking about selling, or a house you can’t afford to fix, the decision gets tangled up with insurance, your mortgage company, and contractors knocking on the door.

    I’m Evan Weissman. I buy houses around Maryland, including ones with open storm damage. Here is how I’d untangle it: protect the house, get the claim right, then decide whether to repair and list or sell as is.

    The first few days

    Before anyone talks about selling, stop the damage from getting worse. Insurance policies generally expect you to take reasonable steps to protect the property, and buyers will pay much less for a house where a tarp went up two weeks late and mold took over.

    • Make sure everyone is safe and utilities are shut off if there is a hazard.
    • Take photos and video of everything before cleanup, including the outside, the roof if you can see it from the ground, and every wet room.
    • Put a tarp on the roof or board windows if needed, and keep receipts.
    • Start drying out wet areas quickly. Water left sitting leads to mold.
    • Report the claim to your insurer and write down your claim number and adjuster’s name.

    Getting the claim right

    The claim is often the biggest dollar figure in the whole decision, so it’s worth slowing down.

    Read your policy for what’s covered. Wind and falling trees are commonly covered under homeowners policies. Flood from rising water usually isn’t covered by a standard homeowners policy, and needs a separate flood policy, often through the National Flood Insurance Program. Sewer backup is sometimes an add-on.

    Know who’s on the check. If you have a mortgage, the insurer often makes the claim check payable to both you and your lender. The lender may hold the money and release it in stages as repairs get done. Call your servicer’s loss draft or insurance claims department early so you know their process.

    Consider help if the claim is large or disputed. Maryland licenses public adjusters through the Maryland Insurance Administration, and they work for you, for a fee, rather than the insurer. If you think your insurer is handling the claim unfairly, the Maryland Insurance Administration takes consumer complaints.

    Watch out for storm chasers

    After a big storm, out of town roofers and contractors show up fast. Some are fine. Some take deposits and disappear. In Maryland, contractors doing home improvement work generally need a license from the Maryland Home Improvement Commission, and you can look up a license on the MHIC site. Get written estimates, don’t pay large amounts upfront, and be cautious about signing anything that hands control of your insurance claim to a contractor.

    Selling with an open claim

    You don’t have to finish repairs before selling, but you do have to be clear about what happens with the claim.

    Questions to answer before you sign a contract:

    • Has the claim been paid, partly paid, or not yet settled?
    • Is the money sitting with you, with your lender, or still with the insurer?
    • Will you keep the insurance proceeds and sell at a lower price, or will the buyer receive the benefit somehow?

    The cleanest approach in most cases is for the seller to keep the claim proceeds and sell the house at a price that reflects its damaged condition. Arrangements where a buyer takes over a claim are more complicated and depend on your policy and your insurer. Talk to your insurer and a real estate attorney before promising a buyer anything about claim money. If the lender is holding funds, find out how they’ll be released at payoff, because the mortgage gets paid off at settlement.

    Disclosure after a storm

    Maryland’s disclosure and disclaimer form asks directly whether the property has ever had flooding or a fire, and it also asks about roof leaks, basement moisture, and structural defects. If you use the disclosure side, answer from what you know, including repairs that were done.

    If you use the disclaimer side and sell as is, Maryland law still requires you to disclose latent defects you actually know about that threaten health or safety and wouldn’t be found by a careful visual inspection (section 10-702). Hidden structural damage from a fallen tree or water in wall cavities can be exactly that kind of issue. When in doubt, disclose and let the buyer price it.

    Weighing a repair against an as-is sale

    Here is the honest comparison.

    Repairing makes sense when:

    • The insurance payout covers most or all of the work.
    • You have a reliable, licensed contractor and the time to oversee the job.
    • The rest of the house is in good shape, so once fixed it will compete well with other listings.

    Selling as is tends to make sense when:

    • The claim was denied, underpaid, or tied up, and you can’t front the repair cost.
    • The storm damage is on top of a long list of older problems.
    • The house is vacant, inherited, or a rental, and nobody can manage a rebuild.
    • Mold or structural concerns make a repair scope uncertain.

    An as-is buyer prices in the repair work, the risk of hidden damage, and their holding time. You trade some price for speed and not having to manage the project. My as-is selling page explains how I look at these houses. If the damage came from a fire rather than a storm, my fire damage page covers that version, and the water damage and mold article goes deeper on drying and remediation. Dealing with storm damage on a North Carroll property? See selling a house in Hampstead. If the house is in 21222 or 21219 and you’re dealing with storm damage, see how I buy houses in Dundalk.

    A hypothetical to make it concrete

    Picture a large oak coming down across the back half of a 1960s rancher. The insurer pays for the roof and framing, but the furnace, windows, and kitchen are all original. The owner can collect the claim, hire a contractor, and list months later, or keep the claim money and sell the house as is right away. If the repair would fix the storm damage but not the age of everything else, the second path often nets out closer than people expect. An owner with a newer house and a full payout might reasonably choose the opposite.

    Can I sell a house with storm damage in Maryland before repairs?

    Yes. You can sell as is at a price that reflects the damage. Disclose what you know and settle how the insurance proceeds are handled before you sign.

    Who gets the insurance money if I sell before repairs?

    Usually the seller keeps the claim proceeds and sells at a lower price. If your lender is a co-payee, the funds may be held until payoff. Check with your insurer and an attorney before promising claim money to a buyer.

    Does homeowners insurance cover flood damage?

    Standard homeowners policies usually don’t cover flooding from rising water. That generally requires a separate flood insurance policy.

    How do I check a contractor’s license in Maryland?

    Home improvement contractors generally need a Maryland Home Improvement Commission license, which you can look up on the state’s MHIC license search.

    Do I have to disclose past storm damage that was repaired?

    The state disclosure form asks whether the property has ever had flooding or a fire, and about roof, basement, and structural issues. Answer from what you know, including repairs, and keep the invoices.

    Talk through your situation

    If a storm left you with a damaged house and a decision to make, call or text me at (410) 498-7473. I’ll look at it with you and give you an as-is number to weigh against repairing.

  • When the Appraisal Comes in Low on Your Maryland Listing: A Seller’s Options

    You accepted an offer, the inspection went fine, and then the call comes: the appraisal came in below the contract price. Suddenly the buyer’s lender will only lend against the lower number, and everyone is looking at you.

    I’m Evan Weissman. I buy houses for cash, so my offers don’t depend on an appraisal, but I talk with plenty of Maryland sellers who are in the middle of a financed deal when this happens. A low appraisal doesn’t automatically kill a sale. It does force a decision, and the options are clearer once you understand what the contract says and what the lender actually needs.

    Why a low appraisal matters at all

    A buyer using a mortgage borrows based on the lower of the purchase price or the appraised value. If the house is under contract at $400,000 and appraises at $380,000, the lender calculates the loan on $380,000. The buyer would have to bring the $20,000 difference in cash, on top of the down payment they already planned, or the deal has to change.

    Cash buyers don’t face this, because there is no lender. That is one reason a cash offer can be lower but still attractive. The certainty is part of what you are being paid for.

    Start by reading the contract

    What happens next depends on the paperwork. In Maryland, appraisal terms usually show up in one of three ways:

    • An appraisal contingency. This lets the buyer cancel, or ask to renegotiate, if the appraisal comes in below a stated amount. The contingency usually sets a deadline and the steps for giving notice.
    • An appraisal gap or escalation clause. In competitive markets some buyers agree upfront to cover a shortfall up to a set dollar amount. If your buyer agreed to cover up to $15,000 and the gap is $20,000, they cover $15,000 and you talk about the rest.
    • No appraisal contingency. The buyer waived it. They may still be unable to close if they don’t have the extra cash, but the contract gives them less room to walk without consequences, often tied to their deposit.

    Your listing agent should walk you through exactly which language you signed, the deadlines, and what happens to the earnest money in each scenario. If anything is unclear, a Maryland real estate attorney can review it.

    Your realistic choices

    Once you know the contract terms, sellers generally pick from these:

    1. Lower the price to the appraised value. Simple and quick, and often the fastest way to keep the deal alive. It costs you the full gap.
    2. Split the difference. You drop part of the gap and the buyer brings cash for the rest. This is very common.
    3. Ask the buyer to cover the full gap. Possible if they have cash reserves and really want the house, or if they agreed to a gap clause.
    4. Challenge the appraisal through a reconsideration of value. More on that below.
    5. Let the buyer walk and remarket. If you think the appraisal is wrong and you have strong interest from other buyers, this can make sense. Keep in mind the next buyer’s appraiser may look at the same comparable sales.
    6. Look for a cash buyer or a buyer with a larger down payment. If you have a backup offer, this is when it becomes valuable.

    Challenging a low number

    Buyers can ask their lender for a reconsideration of value, sometimes called an ROV. The lender sends the appraiser additional information and asks them to take another look. It usually works only when there is something concrete for the appraiser to consider, such as:

    • Recent comparable sales nearby that the appraiser didn’t use.
    • Factual errors, like the wrong square footage, bedroom count, or lot size.
    • Upgrades the appraiser missed, like a new roof, HVAC, or a finished basement, with invoices to prove them.

    Your agent can help assemble this. Be realistic, though. An appraiser rarely moves much without new evidence, and the process eats days you may not have before the contingency deadline.

    Why houses come in low

    Understanding the cause helps you decide whether to fight or adjust.

    • Fast moving markets. When prices are climbing, the closed sales an appraiser must rely on lag behind what buyers are paying today.
    • Few good comparables. Unique houses, rural properties, and homes in small towns with few recent sales are harder to appraise.
    • Condition. If the house needs work, the appraiser adjusts for it, and FHA or VA appraisers may also require repairs before the loan can close.
    • Price stretching. Sometimes the contract price simply ran ahead of the market, often after a multiple offer bidding war.

    Condition-related appraisals are a different problem

    When the issue isn’t value but repairs, like peeling paint on an older house, a missing handrail, a roof at the end of its life, or a furnace that doesn’t run, an FHA or VA appraiser may make the loan subject to repairs. Then the question is who fixes what, and how fast. Sellers often find this harder than a pure value gap, because it means hiring contractors under a deadline.

    If your house keeps running into repair conditions, it may be a sign that the buyer pool for it is really renovators and cash buyers rather than first time buyers using low down payment loans. My as-is selling page explains how I price those, and when a listing beats a cash offer gives the other side of that comparison.

    A worked example

    Say you are under contract at $360,000 with a buyer putting 5 percent down, and the appraisal comes back at $345,000. The buyer has no gap clause and doesn’t have $15,000 extra.

    • Option A: you drop to $345,000. Your net falls by about $15,000, minus a little less in commission and transfer taxes because the price is lower.
    • Option B: you drop to $352,500 and the buyer brings $7,500 more. Each side gives some.
    • Option C: you refuse, the buyer cancels under the contingency, and you return to market. You keep the house, pay another month or two of carrying costs, and hope the next appraisal is higher.

    There’s no universally right answer, but writing out your net under each option makes the decision less emotional. My net sheet guide shows how to lay it out.

    Does a low appraisal cancel my Maryland home sale?

    Not automatically. It depends on whether the buyer has an appraisal contingency and what it says. Many deals continue after the buyer and seller renegotiate.

    Can I ask for a new appraisal?

    The buyer can ask their lender for a reconsideration of value with new comparable sales or corrections. Lenders don’t usually order a second appraisal just because a seller disagrees.

    Who pays the difference when an appraisal is low?

    It is negotiated. The seller may lower the price, the buyer may bring extra cash, or they split it. If the buyer signed an appraisal gap clause, they agreed to cover part of the shortfall upfront.

    Do cash buyers need an appraisal?

    No lender is involved, so there’s no lender appraisal. A cash buyer sets their own price based on their analysis of the house.

    Talk through your situation

    If a low appraisal has your sale in limbo and you want a firm number to compare against, call or text me at (410) 498-7473. I’ll give you a straight cash figure so you can decide with all the options in front of you.

  • Maryland Transfer and Recordation Taxes: A County-by-County Look for Home Sellers

    When sellers look over a Maryland settlement statement for the first time, the government taxes often catch their eye. On many sales, transfer and recordation taxes add up to more than the title company’s fees combined. They’re also one of the reasons settlement costs differ so much from one county to the next. A house in Carroll County and a house of the same price in Baltimore County can carry very different tax bills.

    I’m Evan Weissman. I buy houses across Maryland and see these taxes on every settlement statement. Here’s a plain explanation of each tax, where the rates come from, and how to estimate your share.

    Three separate taxes

    Most Maryland home sales involve three taxes on the deed:

    1. State transfer tax. Set by Tax-Property section 13-203 at 0.5% of the consideration, the same everywhere in Maryland. For a qualifying first-time Maryland home buyer, the rate is 0.25%.
    2. County (local) transfer tax. Set by each county. Some charge nothing; others charge 1% or more.
    3. Recordation tax. Charged by each county per $500 of consideration, with rates set locally.

    These are collected when the deed is recorded with the circuit court clerk in the county where the property sits.

    Every county’s rates

    The Department of Legislative Services publishes the rates each year in its county tax rate tables. Here are the fiscal 2026 rates:

    CountyRecordation per $500Local transfer tax
    Allegany$3.500.5%
    Anne Arundel$3.501.0% (plus 0.5% surcharge at $1 million or more)
    Baltimore City$5.001.5%
    Baltimore County$2.501.5%
    Calvert$5.000%
    Caroline$5.000.5%
    Carroll$6.500%
    Cecil$4.100.5%
    Charles$7.000.5%
    Dorchester$5.000.75%
    Frederick$7.000%
    Garrett$3.501.0%
    Harford$3.301.0%
    Howard$2.501.25%
    Kent$3.300.5%
    MontgomeryVariesVaries by value
    Prince George’s$2.751.4%
    Queen Anne’s$4.950.5%
    St. Mary’s$4.001.0%
    Somerset$3.300%
    Talbot$6.001.0%
    Washington$3.800.5%
    Wicomico$3.500%
    Worcester$3.300.5%

    Source: Department of Legislative Services county tax rates. Some counties have local exemptions or reduced rates for certain buyers. Washington County, for example, exempts the first $50,000 from its transfer tax and offers a reduced rate for some first-time county buyers. Montgomery County’s rates depend on the property’s value, so confirm with the county or your title company. Rates can change, so always verify before settlement.

    Who pays which share

    Maryland Real Property section 14-104 presumes that recordation tax and state and local transfer taxes are split equally between buyer and seller, unless the contract says otherwise.

    There’s a major exception. When the buyer is a first-time Maryland home buyer who will live in the house:

    • The seller pays the entire state transfer tax, at the reduced 0.25% rate.
    • The seller also pays the entire recordation tax and local transfer tax, unless the contract expressly says otherwise.

    My articles on who pays closing costs and first-time buyer tax rules for sellers go into this in more detail.

    Sample calculation

    Here’s a hypothetical $250,000 sale in Harford County with a standard 50/50 split, using the rates above:

    • State transfer tax: 0.5% of $250,000 is $1,250. Seller’s half: $625.
    • Harford County transfer tax: 1.0% of $250,000 is $2,500. Seller’s half: $1,250.
    • Recordation tax: $250,000 divided by $500 is 500, times $3.30 is $1,650. Seller’s half: $825.

    Seller’s total in this example: $2,700. Change the county and the numbers change. The same price in Carroll County, with no local transfer tax but a $6.50 recordation rate, would put the seller’s share at $625 state transfer plus $1,625 recordation, or $2,250.

    How these taxes show up in a cash sale

    The taxes apply whether the buyer pays cash or uses a loan. The contract still decides how they’re split. Some cash buyers agree to pay a larger share; others stick with the default. Read the closing cost section of any offer carefully, and plug the numbers into a seller net sheet.

    Things that can change the bill

    • First-time buyer status shifts more of the tax to the seller.
    • Local exemptions in some counties reduce the taxable amount.
    • Price drives all three taxes, so a lower sale price means lower taxes.
    • Certain transfers, such as some between family members or into trusts, may qualify for exemptions. Ask the title company or an attorney.

    Where to verify rates

    Your title company will calculate these taxes precisely. You can also check the circuit court clerk’s office or county finance office for your county. For Baltimore County specifically, see my Baltimore County transfer and recordation overview.

    What is the Maryland state transfer tax rate?

    0.5% of the consideration, reduced to 0.25% for a qualifying first-time Maryland home buyer, under Tax-Property section 13-203.

    Which Maryland counties have no local transfer tax?

    According to the Department of Legislative Services table, Calvert, Carroll, Frederick, Somerset, and Wicomico list a 0% local transfer tax.

    Is recordation tax the same as transfer tax?

    No. Recordation tax is a separate county tax charged per $500 of consideration. Transfer taxes are percentages of the price charged by the state and many counties.

    Do sellers always pay half of these taxes?

    That’s the default under Maryland law unless the contract says otherwise. Sellers pay more when the buyer is a qualifying first-time Maryland home buyer.

    Talk through your situation

    If you’d like help estimating the taxes on your own sale, call or text me at (410) 498-7473. I’ll run the numbers for your county with you.

  • Who Pays Closing Costs in Maryland, the Buyer or the Seller?

    “Who pays closing costs?” is one of the questions I hear most, and the honest answer is that Maryland law sets a default for some of them and the contract decides the rest. Sellers are often surprised by two things: how much of the bill is government tax rather than fees, and how one fact about the buyer can shift a big piece of it onto the seller. If the house is in 21234 and you’re dealing with seller closing costs, see a cash offer on a Parkville house.

    I’m Evan Weissman. I buy houses for cash across Maryland and sit through a lot of settlements. Here’s how the costs usually break down and where you have room to negotiate.

    The legal default for transfer and recordation taxes

    Maryland has a statute that answers part of the question directly. Under Real Property section 14-104, if the contract doesn’t say otherwise, the parties are presumed to split recordation tax and state and local transfer tax equally between buyer and seller.

    So in an ordinary sale, each side pays half of:

    • State transfer tax, 0.5% of the price under Tax-Property section 13-203.
    • County transfer tax, which varies by county. Some counties, like Carroll and Frederick, have none; others charge 1% or more.
    • Recordation tax, charged per $500 of consideration at a rate set by each county.

    The Department of Legislative Services publishes every county’s rates each year. For example, the fiscal 2026 table lists recordation at $2.50 per $500 in Baltimore County and $6.50 in Carroll County, and local transfer tax at 1.5% in Baltimore County and 1.25% in Howard County.

    The first-time buyer rule that changes everything

    Section 14-104 has an important exception. When the buyer is a first-time Maryland home buyer who will live in the house as a principal residence:

    • The seller pays the entire state transfer tax. The statute doesn’t allow the parties to change that.
    • The seller also pays the entire recordation tax and local transfer tax, unless the contract expressly says otherwise.

    The good news is that the state transfer tax rate drops to 0.25% for a qualifying first-time buyer. The buyer has to sign a statement under oath that they qualify. Since this can shift thousands of dollars to the seller, find out early whether your buyer qualifies and read that part of the contract carefully. I go into this in more detail in my article on first-time buyer tax rules for sellers.

    Costs that usually land on the seller

    Beyond the taxes, these generally come out of the seller’s proceeds:

    • Mortgage payoff and any home equity line. Your lender’s payoff statement includes interest through the payoff date.
    • Liens and judgments that need to be cleared for the buyer to get clean title.
    • Release recording fees for those liens.
    • Real estate commission, if you used an agent, as set in your listing agreement.
    • Deed preparation, often a seller charge, though that depends on the title company.
    • Unpaid water or sewer charges, where they can become liens.
    • Any credits you agree to give the buyer for repairs or closing help.

    Costs that usually land on the buyer

    • Lender fees, appraisal, and credit report.
    • Lender’s title insurance, and usually owner’s title insurance.
    • Prepaid interest and the opening deposit for the new escrow account.
    • The buyer’s share of transfer and recordation taxes, if not shifted.
    • Home inspection and any other inspections they order.

    Settlement or closing fees charged by the title company vary; the contract or local practice decides how they’re divided.

    How property taxes get prorated

    Maryland’s property tax year runs from July 1 to June 30, and bills are typically paid in advance. At settlement, the title company prorates the year. If you’ve already paid the current year’s taxes, you usually get a credit back for the days after settlement. If taxes are due and unpaid, they’ll be paid from your proceeds. Your county’s finance or treasurer’s office can confirm what’s been paid.

    What you can negotiate

    Almost everything outside the first-time buyer state transfer tax rule is negotiable:

    • A buyer may ask you to cover part of their closing costs. Loan programs limit how much a seller can contribute, so the buyer’s lender will tell you the cap.
    • You can agree to a different split of transfer and recordation taxes, as long as the contract says so clearly.
    • Repair credits can replace actual repairs.
    • In a cash sale, the buyer and seller decide together who pays what. Get the split in writing in the contract, not just verbally.

    A rough way to estimate your share

    Start with your expected price. Multiply by your share of state and county transfer tax, then add your share of recordation tax using your county’s per $500 rate. Add your mortgage payoff, any liens, commission if you’re listing, and a few hundred dollars for releases and deed preparation. Subtract any property tax credit. My net sheet guide gives you a template, and the transfer and recordation tax explainer covers the tax side.

    Ask the title company for a draft settlement statement a few days before closing. It will list every charge, who pays it, and your net proceeds, and it’s the easiest moment to catch mistakes.

    Does the seller always pay the transfer tax in Maryland?

    No. By default, buyer and seller split transfer and recordation taxes equally. The seller pays the whole state transfer tax when the buyer is a qualifying first-time Maryland buyer.

    Can I make the buyer pay all the closing costs?

    You can propose it, and in some sales a buyer agrees. It depends on the market and the buyer. The one thing you can’t shift is the state transfer tax on a sale to a qualifying first-time buyer.

    Who pays the title company in a Maryland sale?

    Buyers usually pay for title insurance and their lender’s requirements. Settlement fees vary by title company and contract, and sellers commonly pay for releases and deed preparation.

    Are closing costs different in a cash sale?

    There’s no lender, so lender fees and lender’s title insurance disappear. Transfer and recordation taxes still apply, and the contract decides who pays them.

    Talk through your situation

    If you want a rough estimate of your closing costs on a cash sale versus a listing, give me a call or text at (410) 498-7473. I’m glad to walk through the numbers with you.

  • What Does It Cost to Sell a House in Maryland? A Line-by-Line Look

    When sellers ask me what it costs to sell a house in Maryland, they usually want one percentage. I understand why, but it doesn’t work that way. The total depends on your county, your buyer, how much you still owe, the condition of the house, and how long it takes to sell. A seller in Carroll County and a seller in Baltimore City can sell at the same price and walk away with noticeably different amounts.

    I’m Evan Weissman. I buy houses for cash in Maryland, and I go over settlement statements with sellers all the time. Here’s every cost that usually shows up, with real numbers where the state publishes them.

    Government taxes on the deed

    Maryland charges taxes when a deed is recorded. There are up to three:

    • State transfer tax. 0.5% of the price under Tax-Property Section 13-203, or 0.25% when the buyer is a first-time Maryland homebuyer who will live in the house.
    • County transfer tax. Set locally. Some counties charge none.
    • Recordation tax. Charged per $500 of price, at a rate set by each county.

    Under Real Property Section 14-104, these taxes are split equally between buyer and seller unless the contract says otherwise. There’s an important exception. When the buyer is a first-time Maryland homebuyer who will occupy the home, the seller pays all of the state transfer tax, and also the county transfer and recordation taxes unless the contract expressly provides a different split.

    Here are a few county rates from the Department of Legislative Services table for fiscal 2026:

    CountyRecordation per $500County transfer tax
    Anne Arundel$3.501.0%
    Baltimore City$5.001.5%
    Baltimore County$2.501.5%
    Carroll$6.50None
    Frederick$7.00None
    Harford$3.301.0%
    Howard$2.501.25%
    Prince George’s$2.751.4%

    Montgomery County uses rates that vary with value, and a few counties offer exemptions for certain buyers, so confirm with your title company. My transfer and recordation tax explainer goes deeper.

    Example tax math on a $300,000 sale

    Using the default equal split and a buyer who isn’t a first-time homebuyer, before any local exemptions:

    • Baltimore County: state $1,500, county $4,500, recordation $1,500. Total $7,500, so about $3,750 each.
    • Howard County: state $1,500, county $3,750, recordation $1,500. Total $6,750, so about $3,375 each.
    • Carroll County: state $1,500, no county tax, recordation $3,900. Total $5,400, so about $2,700 each.

    If that same buyer were a first-time Maryland homebuyer, the seller’s share could be much larger, because the law shifts those taxes to the seller unless the contract says otherwise.

    Paying off what’s owed on the house

    Everything secured by the house gets paid at settlement before you receive anything:

    • Your mortgage payoff, including interest through the payoff date
    • Any home equity loan or line of credit
    • Judgment liens recorded against you
    • Unpaid property taxes, and in Baltimore City, water bills and other charges that appear on the lien certificate

    The payoff figure is usually higher than the balance on your last statement because interest runs daily. Your title company orders the official payoff. If you owe more than the house will sell for, selling with a mortgage still owed covers your choices.

    Prorations and small settlement charges

    At settlement, property taxes are split by date. If you paid the full year’s tax in July and sell in October, the buyer usually credits you for the months after settlement. If taxes are behind, the reverse happens.

    There are also smaller charges. These can include a deed preparation fee, a settlement or closing fee, courier charges, and lien certificate fees. Who pays which one is set by the contract and local custom. In Baltimore City, a lien certificate costs $55 and is ordered online.

    Agent commissions

    If you list with an agent, the commission is usually your largest single cost. Commission rates are negotiable, and how buyer agent pay is handled changed after the national real estate settlements of recent years. Ask any agent to put the full cost in writing, including anything you’re offering toward the buyer’s agent. A sale directly to a cash buyer usually has no commission.

    Repairs, credits, and concessions

    This is the category sellers underestimate. After an inspection, a financed buyer may ask for repairs or a credit. Some buyers also ask the seller to cover part of their closing costs. Neither shows up in a simple percentage estimate, and both come out of your pocket. Before listing, it helps to know which items an inspector is likely to flag.

    Carrying costs while you wait

    Every month the house is on the market, you keep paying the mortgage, taxes, insurance, utilities, and upkeep. On a vacant house, the insurance can cost more. If you’re paying two housing payments at once, the cost adds up fast.

    Taxes after the sale

    Two tax issues come up for some sellers:

    • Capital gains. IRS Publication 523 explains the exclusion of up to $250,000 of gain, or $500,000 for many married couples filing jointly, on a main home that meets the ownership and use tests.
    • Nonresident withholding. If you don’t live in Maryland, the state requires withholding at settlement under Tax-General Section 10-912. The rate is 8.75% for individuals and 8.25% for entities on sales after June 30, 2025, unless an exemption applies.

    Talk with a tax professional before you sell if either could affect you.

    Comparing the full picture

    A cash sale and a listing have different costs, not just different prices. My net sheet comparison lays out both side by side, and who pays closing costs covers the custom on smaller fees.

    How much are closing costs for a seller in Maryland?

    It depends on your county, your buyer, and your contract. Transfer and recordation taxes, payoffs, any commission, and concessions all play a part.

    Who pays transfer tax in Maryland?

    By default, buyer and seller split it equally. For a first-time Maryland homebuyer, the seller pays the state transfer tax and usually the county taxes too.

    Are there counties with no transfer tax?

    Yes. Carroll, Calvert, Frederick, Somerset, and Wicomico had no county transfer tax in the fiscal 2026 table. Recordation tax and the state transfer tax still apply.

    Does a cash sale have closing costs?

    Yes, though often fewer. Deed taxes and payoffs still apply. Many cash buyers cover some settlement fees, so read the contract.

    Will I owe capital gains tax?

    Maybe not. IRS Publication 523 allows many owners to exclude a large part of the gain on a main home. A tax professional can confirm your situation.

    Talk through your situation

    If you want a rough net figure for your house before deciding how to sell, call or text me at (410) 498-7473. I’ll go through each line with you.

  • Judgment Liens and Selling a Maryland House: How They Get Found and Paid Off

    A lot of sellers learn about a judgment lien for the first time when the title company calls. Maybe it’s an old credit card case, a contractor dispute, or a debt from years ago that you assumed went away. In Maryland, a recorded money judgment can sit on your house quietly until you try to sell, and then it has to be dealt with before the buyer gets clear title.

    I’m Evan Weissman. I buy houses in Maryland, and judgment liens come up in a fair share of my purchases. This isn’t legal advice, and an attorney should look at your specific liens, but here’s how the process generally works.

    How a judgment becomes a lien on your house

    Under Courts and Judicial Proceedings Section 11-402, a money judgment that’s indexed and recorded under the Maryland Rules becomes a lien on the debtor’s interest in land in the county where it was entered, for the amount of the judgment and from the date of the judgment. It can also become a lien in other Maryland counties once it’s recorded there.

    In plain terms, if someone sued you, won, and the judgment was recorded, it likely attaches to real estate you own in that county. The creditor doesn’t have to do anything more for the lien to exist.

    How long a judgment lasts

    The Maryland Judiciary’s judgments and debt collection page says a judgment lasts for 12 years and the creditor can renew it for another 12 years. So a lien from a case 10 years ago may still be very much alive, and one from 15 years ago may have been renewed.

    Interest also adds up. According to the People’s Law Library page on collecting a judgment, judgments generally accrue interest at 10% a year under CJP 11-107, with a lower rate for certain judgments such as unpaid residential rent. An old judgment can be much larger today than the original amount.

    How the title search finds it

    When you sign a contract, the buyer’s title company searches the land records and the court judgment records for liens against you. Judgments are indexed by name, so the search can turn up:

    • Judgments against you personally
    • Judgments against someone with a similar name, which then have to be ruled out
    • Older judgments marked satisfied, which shouldn’t hold up the sale

    If a judgment is valid and unpaid, the title company will require it to be paid or released at settlement before it insures the buyer.

    Protections worth knowing about

    Not every judgment attaches to every house. A few Maryland rules can change the picture:

    Medical debt. Real Property Section 14-203.1 says a lien on owner-occupied residential property may not be created for medical debt, and a court must remove one created in violation. CJP 11-402 points to that exception. I cover this more in medical debt and selling your house.

    Tenancy by the entirety. Married couples in Maryland often own their home as tenants by the entirety. Under long-standing Maryland case law, a judgment against only one spouse generally doesn’t attach to property owned that way. A judgment against both spouses can. Federal tax liens are treated differently, so don’t rely on this for IRS debts.

    Mistaken identity. If the judgment is against a different person with your name, the title company usually asks you to sign an affidavit with identifying details so it can clear the item.

    Whether any of these apply depends on how your deed is titled and what the judgment says. Ask the title company to show you the exact record.

    Paying it off at settlement

    For most valid judgments, the process is straightforward:

    1. The title company requests a payoff from the creditor or its attorney, including interest and costs through the settlement date.
    2. The payoff is shown on the settlement statement as a deduction from your proceeds.
    3. At closing, the title company pays the creditor directly from the sale funds.
    4. The creditor files a satisfaction with the court, and the clerk marks the judgment satisfied under CJP 11-402(e).

    You don’t need to come up with the cash ahead of time if the sale proceeds cover it.

    Negotiating a lower payoff

    Creditors sometimes accept less than the full balance, especially on old debts or when the seller’s equity is limited. A request for a reduced payoff is usually in writing and often goes through the creditor’s attorney. Any agreement should be in writing before closing, and the title company will want a release or satisfaction for the agreed amount.

    If the house doesn’t have enough equity to pay every lien, you may need the agreement of lienholders to release their liens for less. That situation calls for an attorney.

    When liens add up to more than the house is worth

    If the mortgage, taxes, and judgments together exceed what the house will sell for, the sale can’t close without someone agreeing to take less. Options at that point can include negotiating with judgment creditors, a short sale if the mortgage is the main issue, or legal advice about bankruptcy. My articles on short sales vs. cash sales and selling after bankruptcy cover those paths.

    How I handle liens in a cash purchase

    When I buy, the title company does the same search it would for any buyer. If liens show up, we look at payoffs together before closing so there are no surprises on the settlement statement. Sometimes we push the closing date to give time for a creditor to respond. My as-is page explains the rest of my process.

    How long does a judgment lien last in Maryland?

    A judgment lasts 12 years, and the creditor can renew it for another 12 years, according to the Maryland Judiciary.

    Can I sell my house with a judgment lien on it?

    Yes. The lien is usually paid from your sale proceeds at settlement, and the creditor files a satisfaction afterward.

    Does a judgment against my spouse affect our house?

    If you own the house as tenants by the entirety and the judgment is against only one spouse, Maryland case law generally says it doesn’t attach. Confirm with an attorney.

    Can a medical debt judgment become a lien on my home?

    Maryland law bars liens on owner-occupied residential property for medical debt, and a court must remove one created in violation.

    Will a creditor take less than the full amount?

    Sometimes, especially on older debts. Get any reduced payoff in writing before closing.

    Talk through your situation

    If a title search turned up judgments you weren’t expecting, call or text me at (410) 498-7473. I’ve worked through plenty of these and can tell you how they’d be handled in a sale to me.