People who have sold a house the traditional way know the rhythm: agent, photos, showings, offers, inspections, appraisal, loan approval, settlement. A cash sale skips several of those steps, which is why it can feel almost too simple. It isn’t magic, though. There’s still a contract, a title company, a title search, and a recorded deed. Knowing each step helps you spot when something is off. For the steps of a cash sale in Parkville or Carney, see selling a house in Parkville.
I’m Evan Weissman, and I buy houses for cash around Maryland. Here’s the process the way it actually runs on my deals, plus the places where sellers should slow down and ask questions.
Step 1: The first conversation
It usually starts with a phone call or a form. I ask about the address, the condition, who owns it, whether anyone lives there, and what’s going on in your life that has you thinking about selling. I also ask about the mortgage balance if you know it, any liens or back taxes, and when you’d ideally like to move.
None of that commits you to anything. It’s how a buyer figures out whether a sale is even workable before anyone spends time on a visit. If the numbers clearly won’t work, say because the payoff is higher than any as-is buyer would pay, a straight answer at this stage saves you weeks.
Step 2: Seeing the house
Next comes a walkthrough. I look at the roof, the mechanicals, the basement, the electrical panel, plumbing, windows, and the overall layout. On some houses I bring a contractor for a second opinion on bigger items like a foundation or a full kitchen.
You don’t need to clean or repair anything for this. It actually helps to see the house as it is. If there are problems you know about, point them out. A buyer is going to find them anyway, and being upfront builds trust on both sides.
Step 3: The offer
After the walkthrough, a cash buyer gives you a number. A serious buyer should be able to explain how they got there: the likely value after repairs, the estimated repair cost, the costs of buying, holding, and reselling, and the margin they need. My article on how cash buyers calculate offers breaks that formula down.
Take your time. Compare the offer against what a listing might net you after commission, repairs, and months of carrying costs. My cash offer versus listing page shows a side by side. If the offer doesn’t make sense for you, saying no is completely fine.
Step 4: Signing a contract
If you agree on price, you sign a written purchase agreement. Read it carefully. Things worth checking:
- The buyer’s name. Is it the company you’ve been talking to, or does the contract let them assign it to someone else?
- The settlement date, and whether you can pick it.
- The deposit amount and who holds it, usually the title company.
- Inspection or due diligence periods, and whether the buyer can cancel during them.
- Who pays which closing costs, including Maryland transfer and recordation taxes.
- What happens to personal property left in the house.
- Any post-settlement occupancy if you need a few extra days to move.
If any clause is unclear, ask, or have a Maryland real estate attorney review it before you sign. A legitimate buyer won’t mind. My questions to ask a cash home buyer list is a good checklist.
Step 5: The title company goes to work
Once there’s a contract, a title company or settlement attorney opens a file. This neutral third party handles the money and makes sure ownership can transfer cleanly. They will:
- Search the land records for the chain of title, mortgages, liens, and judgments.
- Order payoff statements from your mortgage servicer and any other lienholders.
- Check for unpaid property taxes, water bills, and HOA dues.
- Confirm who needs to sign: co-owners, a spouse, or a personal representative with Letters of Administration for an estate.
- Prepare the deed and the settlement statement.
This is where most delays come from, not the buyer’s money. Old mortgages that were paid but never released, judgments against someone with a similar name, or heirs who need to sign can all take time to sort out. My article on the title company’s role in a cash sale explains each piece.
Step 6: Reviewing the settlement statement
Before closing, you should receive a settlement statement showing the sale price, every payoff, every tax and fee, and the amount you’ll receive. Go line by line. Make sure the mortgage payoff matches what you expected and that you understand every charge. If something looks wrong, ask the settlement agent before settlement day, not at the table.
Two Maryland items that sometimes surprise people: if you’re a nonresident of Maryland selling property here, state law generally requires tax withholding at settlement unless an exemption applies, and some sellers need specific forms for that. And the state and county transfer and recordation taxes show up as their own lines. My Maryland transfer and recordation tax article covers those.
Step 7: Settlement
At settlement you sign the deed and related documents, either at the title company’s office, with a mobile notary at your home, or by mail if you live out of state. The buyer’s funds are already with the title company. After signing, the title company pays off your mortgage and other liens and sends your proceeds, usually by wire or check.
A word of caution about wires: settlement is a common target for fraud. Never trust emailed wiring instructions or last minute changes without calling the title company at a number you looked up yourself.
Step 8: Recording and handing over keys
The title company records the deed in the land records of the county where the house is, which makes the transfer public. You hand over keys, garage openers, and any codes. If you agreed to stay a few extra days, you leave on the agreed date in the agreed condition.
After that, cancel utilities and insurance once the deed records, and watch for your escrow refund from your old mortgage servicer, which comes separately.
Where cash sales go wrong
Most problems trace back to a few patterns:
- A “buyer” who is really a middleman and needs to find an end buyer before closing.
- No earnest money, or a deposit so small it signals the buyer isn’t committed.
- Pressure to sign the same day, or a refusal to use a real title company.
- Requests to sign over your deed before settlement.
My article on how to spot a real cash home buyer goes deeper on red flags.
Can a cash sale close quickly?
Often, yes, because there’s no loan approval or appraisal. The real limit is title work. A clean file with a single mortgage can move quickly, while an estate or a lien problem can take longer. A good buyer will tell you which kind of file you have early on.
Do I pay a commission on a cash sale?
Not when you sell directly to a buyer without an agent. You still pay your share of closing costs under the contract, such as taxes and any liens, which appear on the settlement statement.
Do I need to clean out the house before a cash sale?
Usually not. Many cash buyers, including me, agree to take the house with belongings left behind. Make sure the contract says so in writing.
What documents should I gather?
Your ID, mortgage statement, any HOA information, recent tax bill, and anything about repairs or permits. For an estate, the Letters of Administration and a death certificate. For a divorce, the relevant court order.
Talk through your situation
If you want to walk through these steps with your own house in mind, call or text me at (410) 498-7473. I’ll explain exactly how my process would work for you.