Selling a Maryland house usually costs you three big things: commission, your share of the state and county transfer and recordation taxes, and whatever you agree to fix or credit after the buyer’s inspection. Then come the smaller lines, like settlement fees, prorated property taxes and your mortgage payoff. The total swings a lot by county and by contract, so the useful answer is a net sheet built for your house.
That’s what our free home value request gives you: a price range and an estimate of what you’d walk away with. You can read more about how we sell homes on our selling page.
This is general information. Talk to a CPA or attorney about your own tax situation.
The big items at a glance
| Cost | Who sets it | Typical size |
|---|---|---|
| Commission | You and your listing agent, in writing | Negotiable, no fixed rate |
| State transfer tax | State law: 0.5% of the price | Split per the contract |
| County transfer tax | Each county | 0.5% to 1.5% in our area, Montgomery varies |
| Recordation tax | Each county, per $500 of price | $2.50 to $7.00 per $500 in our area |
| Mortgage payoff and liens | Your lender, your county | Whatever you owe |
| Repairs or credits | Negotiated after inspection | Depends on the house |
| Prorated taxes, HOA dues | The calendar | Your share up to settlement day |
| Settlement and title fees | Your settlement company | Ask for a quote |
Commission: negotiable, no fixed rate
There is no standard commission in Maryland. The National Association of REALTORS puts it in one line: “Commissions are not set by law; they are negotiable” (checked October 2026).
Two rule changes from the 2024 NAR settlement took effect August 17, 2024, and they still shape how this works:
- Offers to pay the buyer’s agent can’t be posted on the MLS anymore.
- Buyers sign a written agreement with their own agent before touring, and that agreement states a fixed amount or rate.
What that means for you: your listing agreement covers your agent’s fee. Whether you also help pay the buyer’s agent is a separate decision, and it often comes up as part of the offer. We’ll go over the options before you list, and anything you agree to goes in writing.
Transfer and recordation taxes
Maryland charges two kinds of closing taxes when a deed is recorded.
State transfer tax is 0.5% of the price under Tax-Property § 13-203. If the buyer is a first-time Maryland homebuyer who will live in the house, the rate drops to 0.25%, and the law says the seller pays all of it.
County transfer tax and recordation tax are set locally. Here are the rates for the places we work, from the Department of Legislative Services’ county tax rate tables for fiscal 2027 (checked October 2026):
| Jurisdiction | County transfer tax | Recordation tax per $500 |
|---|---|---|
| Anne Arundel | 1.0% (1.5% at $1 million and up) | $3.50 |
| Baltimore City | 1.5% | $5.00 |
| Baltimore County | 1.5% | $2.50 |
| Charles | 0.5% | $7.00 |
| Howard | 1.25% | $2.50 |
| Montgomery | Varies by price | Varies |
| Prince George’s | 1.4% | $2.75 |
Who pays what is written into your sales contract. Splitting these taxes between buyer and seller is common, but it’s a negotiating point, and a first-time buyer sale shifts more of it to you. Your settlement company shows the exact figures on the closing statement.
For capital gains, the home sale exclusion and withholding if you live out of state, see our guide to taxes when selling a house in Maryland. We won’t repeat it here.
Payoffs, liens and the Baltimore City lien certificate
Your mortgage payoff comes out of the proceeds first, along with any home equity line, judgment or other lien. The settlement company orders the payoff letter and the title search, and anything recorded against the house has to be cleared at or before closing.
In Baltimore City, there’s one more document: the municipal lien certificate, which shows any city charges against the property. The city’s Department of Finance charges $55, asks you to allow about seven business days, and doesn’t expedite (checked October 2026). Our post on selling a house in Baltimore City covers the certificate, water bills and open permits in detail.
Repairs and concessions after inspection
This line is the hardest to predict and often the one sellers argue about most. After the buyer’s inspection, they may ask you to fix items, lower the price or give a credit toward their closing costs.
A few ways to keep it under control:
- Fix the obvious things before you list, especially water, roof and electrical issues an inspector will flag.
- Get real repair prices before you answer a repair request. A buyer’s guess at a cost is usually high.
- Decide ahead of time whether you’d rather repair or credit. Our post on repairs before selling walks through that choice.
If you’re selling without making any repairs, our as-is selling guide explains the disclosure rules that still apply.
Moving, staging and photos
These are real costs even though they don’t show up on the settlement statement:
- Moving. Truck or movers, plus storage if your next place isn’t ready.
- Staging. Anything from borrowed decor to rented furniture for an empty house.
- Photos and marketing. Ask what your listing agreement includes, so you know whether photos, a floor plan or video cost you anything extra.
- Carrying costs. Mortgage, taxes, insurance and utilities until settlement. If you’ve already moved out, this adds up month by month.
A sample net sheet at a cited median price
Here’s a worked example. It uses Maryland’s statewide median sales price of $445,000 for August 2026, from Maryland REALTORS (published September 14, 2026), and Anne Arundel County’s tax rates. Every number marked “example” is made up to show the math, not a quote or a typical rate.
| Line | Amount |
|---|---|
| Sale price | $445,000 |
| State transfer tax, 0.5% ($2,225), seller’s half | -$1,113 |
| Anne Arundel transfer tax, 1.0% ($4,450), seller’s half | -$2,225 |
| Recordation tax, $3.50 per $500 ($3,115), seller’s half | -$1,558 |
| Commission (example: 5% total) | -$22,250 |
| Mortgage payoff (example) | -$250,000 |
| Repair credit after inspection (example) | -$3,000 |
| Settlement fee and prorations (example) | -$1,500 |
| Estimated net to seller (example) | $163,354 |
The tax lines assume a 50/50 split, which is a common contract term but not a rule. Change the split, the county or the buyer (a first-time buyer moves the full state tax to you, at 0.25%) and the bottom line changes.
One quirk worth knowing: if your buyer is a first-time Maryland homebuyer, the state transfer tax drops to 0.25% and you pay all of it. On a $445,000 sale that’s $1,113, the same as your half of the regular 0.5% tax in a 50/50 split. Where it changes your number is when the contract would otherwise have the buyer pay more of the state tax.
Ways to lower your costs
A few things actually move the bottom line:
- Negotiate the listing agreement. Commission and what it includes are both negotiable. Compare what you get for the fee, not just the rate.
- Decide the buyer-agent question in advance. Know whether you’re willing to contribute to the buyer’s agent fee and how much, so you’re not deciding under pressure in the middle of an offer.
- Price repairs before you answer a repair request. A real quote can come in under a buyer’s estimate.
- Fix the cheap things first. Small repairs done before listing keep them off the inspection report.
- Time your move. Every month the house sits empty adds carrying costs. If you can, line up the sale and your next move together.
- Ask for a settlement fee quote. Settlement and title charges vary by company, so ask what yours will be.
Your own net sheet will have your real payoff, your county’s rates and your agreed commission in it. Ask us for one. It’s free, and it’s the most useful number to have before you decide when to list.
Bottom line
The big costs of selling in Maryland are commission, your share of transfer and recordation taxes, and inspection repairs or credits. Commission is negotiable, the tax split is set by your contract, and repairs are the line you can control most by getting real prices early. Everything else is small by comparison. Get a net sheet for your house before you choose a list price or a timeline.
Sources
- National Association of REALTORS, Compensation, Commission and Concessions (August 13, 2024), checked October 2026
- Maryland Code, Tax-Property § 13-203 (state transfer tax), checked October 2026
- Maryland Department of Legislative Services, County Tax Rates, FY 2022-FY 2027, checked October 2026
- Anne Arundel County Office of Finance, Recordation and Transfer Tax, checked October 2026
- Baltimore City Department of Finance, Liens, checked October 2026
- Maryland REALTORS, August 2026 Housing Stats, checked October 2026