From Probate to Payday: Step-by-Step Guide to Selling an Inherited House in Maryland

July 24, 2025 BDwinLeave a comment

Introduction to Selling an Inherited House in Maryland

Inheriting a home in Maryland should help your family—not drain your time, money, and patience. Between probate paperwork, missing heirs, vacant-home rules, and surprise liens, it’s easy to feel stuck. This guide breaks down the most common challenges Maryland heirs face and shows you the fastest way to get from “we have a house” to “we closed” with your sanity—and equity—intact.

Paperwork Pain: “Why Can’t We Just List It?”

Until the Register of Wills issues Letters of Administration (or Letters Testamentary), you don’t have legal authority to sign listing agreements or transfer the deed.

What hurts:

Waiting 6–8 weeks (or more) for the Letters while the house sits vacant.
Family pressure to “just get it on the market” when you legally can’t.
Surprise fees (certified copies, court costs) you didn’t budget for.

Quick relief:

File promptly and correctly—errors add weeks.
Order several certified copies up front. You’ll need them for banks, title companies, and utilities.

Family Drama: Multiple Heirs, Zero Agreement

One sibling wants top dollar and months of repairs. Another wants to sell yesterday. A third went AWOL years ago. Title insurers won’t touch the deal until every legal heir signs off

What Creates Issues for Heirs:

Missing or estranged heirs stop the sale cold.
Old family grudges turn simple decisions into shouting matches.
Decision gridlock racks up taxes, insurance, and maintenance costs.

Fixes that work:

Hire an heir search firm to locate missing relatives or legally document that they can’t be found.
File a quiet-title action when you cannot get signatures—courts can clear ownership in ~90 days.
Appoint one clear spokesperson (usually the personal representative) to keep the process moving.

Vacant House in Maryland = Insurance & Code Problems

Most homeowner policies in Maryland slash coverage after 30 consecutive vacant days. Meanwhile, Baltimore City and several other Maryland jurisdictions require vacant-building registration and fines stack fast if you ignore it.

Vacant House Challenges:

A burst pipe or vandalism claim gets denied because coverage lapsed.
Surprise code-enforcement letters on the door: “Register or pay a fine.”
Mysterious utility bills and break-ins while everyone argues about repairs.

Do this now:

Call the insurer, get a vacant-dwelling endorsement or short-term policy.
Winterize plumbing, install leak sensors, and set lights on timers.
Register the property if required—takes minutes, saves headaches.

Holding Costs in MD: Every Month You Wait Costs Money

Think taxes, utilities, lawn care, insurance, HOA dues, snow removal. Owning a property in Baltmore City, Anne Arundel County or anywhere in Maryland means owning a slew of bills and taxes. Is this what you signed up for when you inherited the property? Add travel costs if you’re out of state. How many times do you need to visit the property to make sure it’s free from things such as water damage, a collapsed roof or even worse – a family of squatters! Delays hurt more than most heirs realize.

What Needs to Be Taken Care of:

Unexpected bills pile up while you “figure things out.”
Contractor schedules push work back weeks, blowing your timeline.
The market shifts, and your carefully planned list date gets stale.

Reality check:

Add up monthly burn rate (taxes, insurance, utilities, lawn, security).
Compare that number to how much value repairs really add.
Decide if fixing and listing is smarter than a fast, as-is sale.

Title Surprises: Old Liens, Tax Bills, and Weird Easements

Estate homes often come with baggage: unpaid tax bills, municipal water liens, HOA assessments, even a decades-old mortgage nobody knew existed. Until you dig deep into the history of the property, you may have no idea what past financial ghosts may be lurking that are tied to the house.

Title Issues That Prevent a Sale:

The title search bursts your bubble a week before closing.
Settlement gets delayed while you scramble to pay or dispute charges.
Buyers walk because they don’t want “a messy deal.”

Prevent the panic:

Order a preliminary title report as soon as you have Letters.
Pay off or negotiate any liens in advance.
Gather mortgage statements, HOA payoff letters, and utility balances early.

Clean-Out & Personal Property: Who Gets Aunt Mary’s Piano?

Furniture, knickknacks, old documents—someone has to deal with it, and everyone has an opinion. When a homeowner in Maryland passes away, especially unexpectedly, there’s always items left behind that need to be dealt with and it’s important to sort through what’s valuable and what can be sent to the dumpster.

When Stuff Gets Left Behind:

Sibling fights over sentimental items.
Junk-hauling costs $500–$2,000 you didn’t plan for.
Delays while you wait for a family member to “come get their stuff.”

Keep it moving:

Schedule one day for heirs to claim items—after that, it’s donation or junk removal.
Hire a clean-out crew if time is more valuable than sorting every drawer.
Document valuables with photos to reduce disputes later.

Taxes & Reporting: Don’t Give Uncle Sam a Tip

Maryland inheritance tax, federal capital gains, and property tax reassessments all come into play. The government always has its hand in the pot so it’s important to take steps to minimize the financial impact to the family.

How the Government Gets You:

Missing the 45-day window to appeal a reassessment after improvements.
Confusing which tax applies—inheritance, estate, or neither.
Guessing on capital gains and getting a nasty surprise later.

Simple steps to Avoid Hidden Government Fees and Taxes on a Maryland Property:

Talk to a CPA before you sell—especially if the property appreciated.
File reassessment appeals on time; lower taxes can boost buyer affordability.
Keep every receipt—clean-outs, repairs, insurance—so the estate can account properly.

Traditional Listing vs. Direct Cash Sale: Which Hurts Less?

Traditional listing with a licensed Maryland realtor gets maximum eyes on the property for sure —but it requires cleanup, repairs, showings, holding costs, and agreement among heirs. It could also be a long process, even after a buyer is secured. Retail buyers using traditional loans can sometimes take as many as 90 days to get approvals from the mortgage lender.

A Direct cash sale with a trusted, reputable, local Maryland cash buyer trades some potential upside for speed, certainty, and zero repairs or showings.

It’s perfect when:

The house needs heavy work you can’t manage.
The estate is paying high monthly costs and wants out fast.
Family tension makes a long process impossible.

There’s no universal right answer—only what preserves the most value and sanity for your situation.

Final Call: Don’t Let an Inherited House in Maryland Own You

An inherited property can feel like a second job. Court deadlines, family politics, vacant-home risks, and constant bills add pressure. You deserve a plan that reduces friction, not multiplies it. Fortunately, We Buy MD Homes has several years of experience dealing with this exact situation.
Let’s talk through your options—repairs vs. as-is, listing vs. direct sale—and find the path that keeps the most money (and peace of mind) in your family’s pocket.

Call (410) 807-8767 or visit www.webuymdhomes.com to compare timelines, costs, and selling strategies for your inherited Maryland house.

Selling a House During a Divorce? Here are the Top 8 Things You Need to Know

June 16, 2023 BDwinLeave a comment

What If My House Won’t Sell During a Divorce in Maryland?

what if I can't sell my house fast in a divorce

If you’re going through a divorce and you’re trying to sell a house in Maryland, you might be wondering, “what if my house won’t sell during a divorce?” That’s a good question to ask, and it’s one that we get asked a lot.

In fact, according to a recent survey, nearly 1 in every 5 people who are going through a divorce in Maryland also have a house that they’re trying to sell. And while it’s certainly possible to sell a house during a divorce, it can be a bit more challenging than usual.

Here are a few reasons why your house might not sell during a divorce in Maryland:

Housing Market Conditions in Maryland

The housing market in Maryland can be tough at times, and it can be even tougher to sell a house during a divorce. It could also depend on what part of the state you live in, whether it’s Baltimore, Glen Burnie, Westminster, Frederick, Silver Spring or Pikesville. If the market is slow, there may be fewer buyers looking for homes, and those that are looking may be more willing to negotiate on price. If you’re thinking about selling your house during a divorce, it’s important to do your research and understand the current market conditions. You can get this information from a real estate agent or by doing your own research online.

Your House is Simply Overpriced

If you’re asking too much for your house, it’s less likely to sell. Buyers will compare your price to similar homes in the area, and if yours is priced too high, they’ll likely move on to another option. It’s important to price your house competitively. You can do this by getting an appraisal or by working with a real estate agent who specializes in divorce sales. It’s also important to factor for the condition of your Maryland house. If it needs a new kitchen or a new roof, you need to consider that before agreeing on a fair price. You may need to consider selling as-is to a legitimate cash buyer if you need a fast sale.

Does Your House Need Repairs?

Retail buyers are less likely to want to buy a house that needs work. If your house needs repairs, such as a new roof, new floors or a fresh coat of paint, it’s important to make those repairs before you list it for sale with a realtor. You can get estimates from contractors to get an idea of how much repairs will cost. Once you know how much repairs will cost, you can factor that into the price of your house. Sometimes the easiest route to a fast sale is to bypass the realtor and sell directly to a cash buyer, who won’t require you to make any repairs to the house.

What if You are Involved in a Messy Divorce?

If your divorce is particularly messy, it can make it difficult to sell your house. Buyers may be hesitant to buy a house if they think there could be any legal issues down the road. If you’re going through a messy divorce, it’s important to try to keep the process as amicable as possible. This will help to ensure that the sale of your house goes smoothly.

If your house isn’t selling during a divorce in Maryland, there are still some things you can do to increase your chances of selling it.

Get Your House Ready To Sell

paint and make repairs to sell your house fast

This means decluttering, staging, and making any necessary repairs. Buyers want to be able to envision themselves living in your home, so it’s important to make it look its best. You can declutter your home by getting rid of any unnecessary furniture, belongings, or decorations. You can also stage your home by making it look like a model home. This means adding fresh flowers, decluttering, and making sure the house is clean and tidy. Sounds complicated and time consuming, huh? Well, remember that you can skip this part altogether by selling your Maryland house to a local cash buyer.

Price Your House Competitively

It’s crucial not to fall into the trap of asking too much for your property, as it could result in your house languishing on the market. Instead, take the time to conduct thorough research and gain a solid understanding of what similar homes in your area are selling for. This knowledge will serve as your compass, guiding you towards an appropriate pricing strategy. By pricing your house accordingly, you increase the chances of attracting potential buyers who are actively seeking properties within your price range. Remember, setting a competitive and realistic price can be the catalyst that propels your house from a stagnant listing to a hot property in demand. And in a divorce situation, you may not be able to wait out a house sale for too long.

Work With a Home Buyer or Real Estate Agent Who Specializes in Divorce Sales

selling a house to a legitimate cash buyer

When selling your house, especially during a divorce, it’s essential to enlist the expertise of a real estate professional who specializes in divorce sales. These professionals understand the unique challenges and sensitivities involved in such situations and can provide invaluable guidance throughout the process. By working with a specialized house buyer, you can ensure a swift and fair sale of your property. They will leverage their experience to help you determine a competitive price for your home, taking into account market conditions and comparable sales in your area. Moreover, a real estate professional proficient in divorce sales will develop a targeted marketing strategy to attract potential buyers specifically interested in properties like yours. They will handle the advertising, open houses, and inquiries, streamlining the selling process for you. By teaming up with a real estate agent or professional specializing in divorce sales, you can have peace of mind knowing that you have a knowledgeable pro on your side, dedicated to selling your house quickly and for a fair price.

Consider Selling Your House to a House-Buying Company

We have already touched on this, but as mentioned previously time is often of the essence when you need to sell your house fast in Maryland. Legitimate house buying companies will buy your house directly, so you can avoid the hassle of listing your house with an agent. House-buying companies typically offer cash for homes, and they can close quickly. This is often the best option if you’re in a hurry to sell your house.

Here are some divorce statistics for Maryland that you may find helpful:

The divorce rate in Maryland is currently 2.4%. This means that nearly 1 in every 4 marriages in Maryland ends in divorce.
The average divorce costs around $13,000 in Maryland. This includes legal fees, court costs, and other expenses.
It takes about 10 months to sell a house in Maryland. However, this can be longer during a recession or if the house is in need of repairs.

If you’re going through a divorce in Maryland, don’t hesitate to reach out for help. There are many resources available to you, including real estate agents, divorce lawyers, and financial advisors. With the right help, you can get through this difficult time and come out stronger on the other side.

Selling your house during a divorce can be a challenge, but it doesn’t have to be impossible. Divorce is draining financially, emotionally and often physically. Add in stress of needing to sell your house fast and it becomes overwhelming. However, there are options available to you and you need to enlist a real estate agent or a cash house buyer to guide you through the process and get you the cash you need so that you can move on to the next chapter of your life.

The Sellers Dilemma: Realtor or Cash Buyer?

May 30, 2023 BDwinLeave a comment

When it comes to selling your house, you have a few options. You can work with a real estate agent to list your home on the market, or you can sell to a cash buyer. Each option has its own set of pros and cons, and it’s important to weigh them carefully before making a decision. In this article, we’ll explore the differences between selling to a cash buyer and using a realtor, so you can make an informed choice.

Selling to a Cash Buyer: Pros and Cons

Selling your house to a cash buyer can be a quick and easy process. Cash buyers are typically investors who have the funds available to purchase your home outright, without the need for financing. This means that the sale can be completed much faster than if you were working with a realtor. Even though a cash buyer may offer a lower price for your home than you would get on the open market, the trade-off is a faster sale with no need for repairs or even cleaning the house.

Selling with a Realtor: Pros and Cons

Selling your house with a realtor can be a great option if you’re looking to get the highest possible price for your home. Realtors have access to a large network of potential buyers and can help you market your home effectively. They can also provide valuable advice on how to stage your home and make it more appealing to buyers. However, working with a realtor can be a slower process than selling to a cash buyer, and you’ll need to pay a commission fee to the realtor. Not only that, most realtors can only get you top dollar if you are willing to spend some money on repairs and clean up.

Timeframe for Selling

One of the biggest differences between selling to a cash buyer versus using a realtor is the timeframe for selling. Selling to a cash buyer can be a much quicker process, as they typically have the funds available to purchase your home immediately. This can be a great option if you need to sell your home quickly, such as if you’re facing foreclosure or need to relocate for a job. However, working with a realtor can take longer, as they’ll need to market your home and find a buyer. This can be a better option if you’re not in a rush to sell and want to get the highest possible price for your home.

Cost of Selling

Another important factor to consider when deciding between selling to a cash buyer or using a realtor is the cost. Selling to a cash buyer may result in a lower sale price for your home, as they typically offer a lower price in exchange for the convenience and speed of the transaction plus you will likely not pay closing costs or realtor fees. A cash buyer is also willing to buy the house in any condition so that you don’t have to spend money on fixing up the house to get a better listing. On the other hand, working with a realtor may result in a higher sale price, even when the closing costs and realtor fees are paid.

Control and Flexibility

One advantage of selling to a cash buyer is the control and flexibility it offers. With a cash buyer, you have more control over the timeline of the sale and can often close the deal faster than with a realtor. Additionally, cash buyers may be more willing to work with you on specific terms of the sale, such as leaving certain items in the home or allowing you to stay in the home for a short period after the sale. However, working with a realtor may offer more flexibility in terms of negotiating the sale price and terms of the contract.

The Bottom Line

It’s never any easy decision when it comes to selling your house, no matter what the reason. But let’s break it all down with this recap on the pros and cons of both paths to getting the best value out of a home sale:

Pros & Cons of Selling to a Cash Buyer

PROS

Quick and easy process: Cash buyers can close on your home in as little as 10 days, which can be a great option if you need to sell your home quickly.
No financing required: Cash buyers don’t need to get a mortgage, which means they can move faster and be less likely to back out of the deal.
No need to clean, make repairs or spend any money on the sale. Cash buyers generally buy your house as-is and only need you to take whatever you plan to keep out of the house prior to closing.

CONS

Lower price: Cash buyers typically offer a lower price for your home than you would get on the open market. This is because they don’t have to factor in the cost of financing.
Less flexibility: Cash buyers are less likely to be flexible on the terms of the sale. For example, they may not be willing to let you stay in the home for a few weeks after the sale.
Potential for scams: There are a number of scams involving cash buyers, so it’s important to do your research and only work with a reputable company.

Pros & Cons of Selling with a Realtor