Howard County sits between Baltimore and Washington, and it covers a lot of different housing in a fairly small area. There’s the planned community of Columbia, older stone and frame houses in historic Ellicott City, newer subdivisions in Elkridge and Maple Lawn, and wells and pastures out west around Glenwood, Lisbon, and West Friendship.
I’m Evan Weissman, and I buy houses across Howard from my office in Hampstead. This guide covers the county rules that come up most often in a sale, with links to deeper articles where I have them.
No towns, one county bill
Howard County has no incorporated municipalities. Columbia, Ellicott City, Elkridge, Laurel’s Howard County side, and Clarksville are all unincorporated, so every owner pays county and state property tax with no town rate.
The 2026-2027 SDAT tax rate table lists Howard’s general rate at 1.0440 per $100, plus the state’s 0.1120. Howard bills also carry a fire and rescue charge, so the total on your bill is higher than the general rate alone. The Department of Legislative Services figure that includes it is 1.25 per $100 for the county portion. The county’s homestead cap is 5%.
Columbia homes also pay the Columbia Association annual charge. I cover that in my Columbia local guide.
Transfer and recordation in Howard
Howard charges a county transfer tax of 1.25% and recordation tax of $2.50 per $500. The state adds 0.5% transfer tax, or 0.25% for a first-time Maryland homebuyer.
On a $520,000 sale with no exemptions:
- State transfer tax: $2,600
- County transfer tax: $6,500
- Recordation tax: $2,600
- Total: $11,700, or $5,850 each under Maryland’s default equal split
If the buyer is a first-time Maryland homebuyer who will live in the home, state law puts the reduced state transfer tax on the seller and, unless the contract says otherwise, the county transfer and recordation taxes too. That can shift a few thousand dollars, so read that part of the contract closely.
Water and sewer at closing
Howard County’s water and sewer billing page says water and sewer charges are a lien on the property, bills go out quarterly, and the county doesn’t issue a final bill or prorate between buyer and seller. That means the split gets handled in the settlement figures, usually by the title company. If you’ve fallen behind on these bills, expect the balance to come out of your proceeds.
Moderate Income Housing Unit resales
Some Howard homes were built under the county’s Moderate Income Housing Unit program. According to the county Department of Housing and Community Development, MIHU homes are perpetually affordable and have to be resold through the county’s resale process.
When an owner asks to resell, the county gets a 120-day priority period to find an eligible buyer. If no eligible buyer is awarded the home in that window, the owner may sell at market price but splits the net proceeds 50/50 with the county. An owner who sells through the program keeps all of the proceeds from that sale. If you aren’t sure whether your home is an MIHU, check your deed and call DHCD before you list.
Historic Ellicott City and the floods
Old Ellicott City is a local historic district, so exterior changes there usually need approval from the county’s Historic Preservation Commission. Main Street flooded badly in 2016 and again in 2018. If your property is near the Tiber-Hudson watershed or in a mapped flood zone, buyers will ask about flood insurance and any history of water getting into the house. Disclose what you know.
Western Howard wells and septic
In western Howard, around Glenwood, Lisbon, Cooksville, and West Friendship, many homes rely on private wells and septic systems. Maryland requires a water quality test in most sales of homes with private wells unless the buyer waives it in writing. Howard is one of the counties with no Critical Area land and no military installation notice, so those two contract notices don’t apply here.
If taxes fall behind
Howard’s 2026 tax sale was held June 10, which is a week later than the June 3 date on SDAT’s statewide schedule. The Office of Finance is at 410-313-2299. County materials list 18% redemption interest, but state law limits the rate to 10% for owner-occupied homes beginning in 2026. The State Tax Sale Ombudsman is at (410) 767-4994.
If a mortgage is also behind, talk with your servicer about loss mitigation, call a HUD-approved counselor or Maryland HOPE at 1-877-462-7555, and consider an attorney. Selling is one option. My foreclosure options article covers the rest.
Howard estates in Ellicott City
The Howard County Register of Wills is at 9250 Judicial Way, Suite 1100, Ellicott City, 410-313-2133, per the Register of Wills site. See letters of administration and what buyers need for the paperwork side of an estate sale.
When listing wins and when it doesn’t
Most move-in-ready Howard homes sell well on the open market, and I’ll say so if yours is one of them. A direct sale can fit better for MIHU questions, estates, rentals, flood history, or a house that needs major work. See my Howard County page for how I approach it.
Does Howard County have any town property taxes?
No. Howard has no incorporated municipalities, so there’s no town rate anywhere in the county.
What is the Howard County transfer tax rate?
The county transfer tax is 1.25%. The state transfer tax and recordation tax of $2.50 per $500 are added.
Does Howard County send a final water bill when I sell?
No. The county says it doesn’t provide final billing or prorate between buyer and seller, so the title company usually handles the split at settlement.
Can I sell an MIHU home at market price?
Only if the county’s 120-day priority period passes without an eligible buyer being awarded the home. Then the net proceeds are split 50/50 with the county.
When was the 2026 Howard County tax sale?
June 10, 2026, according to the county Office of Finance.
Talk through your situation
If you’re selling in Howard County and want a straight answer about your options, call or text me at (410) 498-7473. I’ll tell you honestly if listing makes more sense.