Thinking of Selling Your Southern MD Home Without a Realtor? Read This First! 😅

So, you're Googling 'how to sell my house without a realtor,' huh? I see you! 👀 

As a Southern Maryland mom and realtor who literally cleans, helps pack, and paints for my clients (yes, really!), let me share some honest talk about going solo vs. working with a pro. Spoiler alert: This isn't your typical "realtors are essential" speech - just real numbers and real stories from our local market.

The DIY Appeal (I Get It!):

• Save on commission

• Control the process

• Do things your way

• Feel like a real estate boss

But Here's What Actually Happens (Based on Real Southern MD Data):

Current Market Snapshot (March 2025):

• St. Mary's County median: $395,000

• Calvert County median: $468,000

• Charles County median: $449,945

Let's Do Some Southern Maryland Math:

Scenario 1: Going Solo

List price: $450,000

- Potential pricing mistakes (average 10-15% under market)

- Marketing costs (photos, listings, signs)

- Legal fees (yes, you'll need them!)

- Your time (valued at $0? 🤨)

= Usually nets LESS than working with a pro

Scenario 2: Working with This Weed-Pulling Realtor 😉

Recent Example: Remember that La Plata home I mentioned? Listed and went under contract in 12 hours with multiple offers!

Why? Because I:

• Knew the exact market value

• Had a ready buyer network

• Literally walked the neighborhood (my "Choose Your Neighbor" strategy)

• Coordinated everything (while you live your life!)

Hidden Costs of Going Solo:

1. Pricing Mistakes

- Did you know online estimates can be off by $50K+ in our area?

- Each comparable sale needs adjustments only pros understand

2. Marketing Limitations

- No MLS access (major yikes!)

- Limited buyer reach

- No realtor network (bye-bye, perfect buyer!)

3. Negotiation Nightmares

- Emotional decisions (it's YOUR house after all)

- Missing red flags

- No buffer between you and tough buyers

4. Legal Landmines

- Contract complexities

- Disclosure requirements

- Liability issues

Real Talk: What My Recent Clients Actually Saved

Remember the mother-son success story? Their home sat for three months before they called me. After switching to professional help:

• Sold in two weeks

• Multiple offers

• Higher sale price than their solo attempt

• Less stress (priceless!)

Why Professional Help Actually Makes You MORE Money:

1. Strategic Pricing

- Current market data access

- Neighborhood-specific trends

- Buyer demand insights

2. Marketing Magic

- Professional photography

- MLS exposure

- My personal buyer network

- Social media strategy (@The_Amanda_Holmes)

3. Negotiation Ninja Skills

- Emotion-free negotiations

- Market-based decisions

- Professional buffer

4. The "Amanda Advantage" 😊

- I coordinate contractors

- I stage when needed

- I'll even pull those weeds!

Still Not Convinced?

Text me at 301.643.3521 for:

• Real numbers from recent sales

• Current market analysis

• Honest discussion about your goals

• No pressure, just facts!

Because here's the truth: Some homes CAN sell without a realtor. But if you're looking to maximize your profit (and minimize your stress), let's chat about how my proven strategies can help you net MORE, not less.

P.S. Want weekly Southern Maryland market updates and local insights? Sign up for my newsletter - where I share everything from market stats to my current sugar-free challenge adventures (day 11 and counting! 😅)"

When is the Best Time to Sell Your House in Southern Maryland? Your 2025 Guide

As a Southern Maryland mom and realtor, I get this question all the time while chatting with neighbors: "Amanda, when's the perfect time to sell?" Let me share what's actually happening in our market as of March 2025, based on real data and real experiences.

Current Market Snapshot (Verified March 8, 2025): • St. Mary's County: $395,000 median sale price • Calvert County: $468,000 median sold price • Charles County: $449,945 median sold price • Market Status: Somewhat competitive

Real Success Stories:

La Plata Lightning Sale: Just recently, I helped a family sell their home with multiple offers within the first 12 hours of listing. The key wasn't just timing - it was proper preparation and strategic pricing. We focused on highlighting the home's unique features and accessibility to local amenities.

The Mother-Son Success: One of my favorite success stories involves helping both a mother and son sell their homes. After coordinating contractors and implementing strategic updates to the mother's house, we received multiple offers within days. Seeing this success, her son switched to working with me, and despite his home sitting on the market for three months previously, we secured a contract within two weeks using our proven strategy.

What Really Matters in Southern Maryland:

Location Factors:

• Proximity to DC Metro area

• Access to Andrews Air Force Base

• School district quality

• Community amenities

Why Timing Isn't Everything:

While spring traditionally sees increased activity, my experience shows that well-presented homes in our area can sell quickly any time of year. Here's what actually matters:

1. Proper Preparation • Professional photography • Strategic updates • Curb appeal optimization • Correct pricing

2. Local Market Knowledge • Understanding neighborhood trends • Knowing buyer preferences • Pricing for your specific area

3. Strategic Marketing • Targeted online presence • Local network utilization • Professional presentation

Looking Ahead in 2025: Our Southern Maryland market remains somewhat competitive, with opportunities for sellers who approach the process strategically. Whether you're in St. Mary's, Calvert, or Charles County, the key is working with someone who understands your specific market.

Personal Note: As a mom of two daughters, I understand the importance of timing around school years and family needs. I'll help you create a selling strategy that works for your schedule while maximizing your home's value.

Ready to Talk About Your Timing? Let's create a customized selling strategy based on your specific situation and current market conditions. Text me at 301.643.3521 for a personalized consultation.

How Much is My Southern Maryland Home Worth? A 2025 Market Guide

As a Southern Maryland Realtor who's deeply connected to our local market, I'm often asked about home values. Let's dive into what's really happening in our area as of March 2025.

Current Market Snapshot:

• St. Mary's County: Median sale price $395,000

• Calvert County: Median sold price $468,000

• Charles County: Median sold price $449,945

What's Influencing Home Values in Southern Maryland?

1. Location Specifics

Each area has its unique value drivers:

- Calvert County: Waterfront properties and excellent schools are commanding premium prices

- St. Mary's County: Proximity to Pax River Naval Base continues to influence values

- Charles County: DC commuter access remains a significant value factor

2. Current Market Conditions

As of March 2025:

- Average days on market: 35 days

- Market competition level: Somewhat competitive

- Interest rates: Stabilizing around 6.5% for 30-year mortgages

3. Property-Specific Factors

Your home's value is influenced by:

- Age and condition

- Recent updates

- Lot size and location

- Special features (waterfront, acreage, etc.)

Understanding Your Neighborhood's Value

Different neighborhoods have different value patterns, for example:

- Waterfront communities in Solomons

- Historic areas in Leonardtown

- New developments in California, MD

- Established neighborhoods in Prince Frederick

Why Values Vary by Area:

• School district ratings

• Commute times

• Community amenities

• Local development plans

Current Market Trends:

- Home values are showing modest appreciation

- Inventory levels remain relatively low

- Multiple offers are common on well-priced homes

- Buyer demand remains strong, especially for move-in ready homes

What This Means for Southern Maryland Homeowners:

1. Price points vary significantly by location

2. Well-maintained homes are selling faster

3. Proper pricing is crucial in this market

4. Local market knowledge is essential

Getting an Accurate Value:

While online estimates can provide a starting point, they often miss important local factors. For example, they might not account for:

- Recent community improvements

- Local school boundary changes

- Upcoming development projects

- Neighborhood-specific trends

Next Steps for Homeowners:

1. Review recent sales in your specific neighborhood

2. Consider any improvements you've made

3. Monitor local market trends

4. Consult with a local real estate professional

Would you like a personalized home value analysis? As someone who lives and works in Southern Maryland, I can provide detailed insights specific to your neighborhood. Text me at 301.643.3521 for a comprehensive, no-obligation home value assessment.

March Update: A No-Nonsense Look at Local Happenings

Hello, Friend,

March has arrived, bringing with it an almost-spring vibe—longer days and a hint of optimism. It’s that peculiar time of year when the weather can’t decide if it wants to be winter or summer, so let’s just say it’s a transitional phase.

This month, I’m excited to share some local gems, upcoming events, and valuable real estate insights with you!

Local Favorites to Explore

As the community continues to thrive, several new businesses are opening their doors, each offering unique experiences you won't want to miss:

Wee Bean Coffee Roasters (La Plata):  is your next coffee stop! This trendy shop not only serves delicious organic brews but is also committed to sustainable practices that honor the rich history of coffee. Swing by for a cup and enjoy the vibrant flavors!

Fenwick Used Books (Leonardtown):  A haven for book lovers. This charming bookstore offers new and used titles, allowing you to trade in your old reads for store credit. Plus, enjoy a 30% discount on your purchases with that credit!

Bulrushes Cafe (Prince Frederick): For those craving a delightful breakfast, head to Bulrushes Cafe in Prince Frederick. Known for their elevated comfort food, the café is famous for its biscuits and gravy and freshly baked pastries. It’s a must-visit for anyone looking to start their day off right!

Market Update: What’s the Deal?

$430k Median Sale Price- (Up 8.4% YOY): Yes, prices are rising. Surprise!

38 Days on Market- (Up 6 Days YOY): Homes are taking a bit longer to sell. Maybe people are really considering their choices now?

2.9 Months Inventory- (Up 20% YOY): More homes available, which is good news for buyers.

6.99% Fixed Interest Rate: Just a reminder that the interest rates are still on the higher side.

In short: Prices are climbing, interest rates are high, and sellers might need to rethink their strategies. If you want to know what your home could fetch in this market, I’m offering free home value estimates—no strings attached.

Can't-Miss Events This Month

Mark your calendars! Here are some exciting events happening around town that are perfect for family and friends:

Cheers to Comedy: The Fun Way to Taste Wine – March 28, 7:00 PM

  Enjoy a night of laughter and wine tasting at a local vineyard. Grab your friends for an evening filled with good humor and great wine!

MVRS Presents ‘Death of a Gangster’ Murder Mystery Dinner Party – March 22, 5:00 PM

  Join the Mechanicsville Volunteer Rescue Squad for an engaging dinner experience. Tickets are limited, so be sure to grab yours soon!

OtterMania at Calvert Marine Museum – March 29, 10:00 AM

  Celebrate our beloved river otters with fun activities and crafts designed for the whole family!

Designer Purse Bingo @ Mechanicsville Moose Lodge – March 16, 11:00 AM

  Join us for a fabulous bingo event benefiting MARF. Doors open at 11 AM, with early bird games starting at noon.

Insider Insights: Social Coffeehouse's New Home!

Another exciting update is the relocation of Social Coffeehouse in Leonardtown. The new space is perfect for coffee enthusiasts by day and transforms into a vibrant cocktail bar by night. Enjoy their delicious brunch offerings on weekends while soaking in the lively atmosphere. Be sure to tell Kelly I sent you!

Celebrating Clients

I’m thrilled to share some heartwarming feedback from one of my clients, William J.:

“I am a new homebuyer and Amanda Holmes has been amazing. She has made this process painless. I would recommend anyone looking to purchase a home to contact Amanda Holmes; you will not be disappointed.” -William J.

Helping clients achieve their real estate goals is what I love most about my job, and I’m always here to guide you through the process!

Let’s Connect!

Whether you’re thinking about buying, selling, or just want to chat about the market, I’m here for you. Your feedback on this blog is invaluable, so feel free to reach out with your thoughts or questions. Let’s make this spring season one of growth and opportunity together!

Warm regards,

Amanda Holmes

Essential Considerations When Buying a Home

Buying a home is a significant investment, and it's crucial to make informed decisions to ensure you choose a property that meets your needs and offers long-term value. Whether you're a first-time homebuyer or looking to upgrade, here are some key aspects to consider:

 1. Foundation Issues

The foundation is the backbone of any home. Look for signs of cracks, uneven floors, or doors that don't close properly. These could indicate structural problems that might require costly repairs. Hiring a professional inspector is always a wise decision to assess the foundation's integrity.

 2. Roof Condition

A well-maintained roof is essential for protecting your home. Check for missing shingles, leaks, or signs of water damage. A new roof can be a significant expense, so it's important to know its condition before purchasing.

 3. Plumbing and Electrical Systems

Inspect the plumbing for leaks, water pressure issues, and the age of the water heater. Similarly, ensure the electrical system is up-to-date and can handle modern appliances. Faulty wiring can be a safety hazard and lead to expensive repairs.

 4. HVAC System

The heating, ventilation, and air conditioning (HVAC) system is vital for comfort and energy efficiency. Check the age of the system and its maintenance history. An outdated HVAC system can lead to higher utility bills and may require replacement.

 5. Location and Neighborhood

Research the neighborhood to understand its safety, amenities, schools, and community vibe. Proximity to work, public transportation, and local attractions can significantly impact your quality of life and property value.

 6. Pest and Mold Inspection

Pests and mold can cause severe damage and health issues. Conduct a thorough inspection to detect any infestations or mold presence, particularly in basements and attics.

 7. Energy Efficiency

Look for energy-efficient features like updated windows, insulation, and appliances. These can reduce utility costs and increase the home's overall comfort.

 8. Legal and Zoning Issues

Ensure there are no legal disputes or zoning issues affecting the property. Verify property lines and any homeowner association (HOA) regulations that may impact your living experience.

When looking for a home in Southern Maryland, partnering with a knowledgeable realtor can make the process smoother and more efficient. They can provide valuable insights into the local market and help you find a home that fits your lifestyle and budget. Happy house hunting!

The Power of Choosing the Right Real Estate Agent: A Success Story

When it comes to buying or selling a home, the journey can sometimes be unpredictable. Today, I want to share a story that underscores the importance of selecting the right real estate agent.

Recently, I encountered a situation with a home that had been on the market for three months with another agent. Despite being under contract, the sellers were blindsided just a week before closing when the buyers backed out. This was particularly stressful because the sellers were relying on the sale to purchase their new home.

Despite over a dozen showings, the house wasn't selling, and the sellers were understandably frustrated. They decided to end their relationship with their previous agent and brought me on board. Within three days, we went back on the market and were under contract in just a week. The sellers have now successfully closed on their home and have moved into their new place—truly a happy ending!

This experience highlights a crucial point: not all real estate agents are created equal. Transparency and a 100% commitment to our fiduciary duty to clients are essential traits that every agent should embody. I take immense pride in my dedication to my clients and am committed to doing whatever it takes to help them achieve their real estate goals.

When it’s time for you to buy or sell a home, remember the importance of choosing wisely. The right agent can make all the difference.

POV: Your neighbor sold their house in one day...

**POV: Your Neighbor Sold Their House in One Day.**

Well, isn’t that suspiciously quick? While you were still deciding whether to trim the hedge or embrace the wild look, your neighbor slapped a “SOLD” sign on their lawn faster than you can say “real estate boom.” How’d they pull it off? Spoiler: It’s all about pricing strategy. Here’s the inside scoop:

1) **Aspirational Pricing**

Think of this as the “shoot for the stars” approach. Perfect for those unique homes with a certain je ne sais quoi. It sets a high bar, creating an air of exclusivity—kind of like that one friend who only eats at Michelin-starred restaurants. Just remember, it might take a bit to find a buyer willing to meet your lofty expectations. Patience, grasshopper.

2) **Market Value Pricing**

Ah, the Goldilocks method. Not too high, not too low, but just right. This strategy is all about looking at what similar homes in your area are up to and setting a fair price. It’s the sweet spot that attracts a good crowd, like a sale on avocado toast at your favorite brunch spot. Balanced, reasonable, and effective.

3) **Below-Market Pricing**

In a hurry to hand over your keys? Pricing below market value is the fast lane to multiple offers and a quick sale. It’s like announcing a flash sale on Black Friday—everyone wants in. (And let’s be honest, your neighbor probably went this route!) It’s a bit of a gamble, but hey, who doesn’t love a little drama?

So, which strategy did your neighbor use? I’ll let you be the judge. But next time you’re thinking about selling, remember these tips. And who knows? Maybe you’ll be the one with the mysterious “SOLD” sign next time. 😉

Selling to an Instant Offer Company: What are the Pros and Cons?

**Should You Sell to an Instant Offer Company?**

Hey y'all, let's talk about something new in the real estate world: iBuyers.

iBuyers, or instant buyers, are companies that make you an offer on your home almost instantly. Ever heard of Opendoor, Offerpad, Redfin, or Zillow Offers? These are some of the big names. They promise to give you an offer within a couple of days and can close the deal in one to two weeks. Unlike the usual house flippers, iBuyers aren’t on the hunt for fixer-uppers. They’re looking for moderately-priced homes that need a little sprucing up before they’re relisted.

Now, let’s get real for a second. One downside to selling to an iBuyer is that you won’t get top dollar for your home. These companies need to make a profit, so they typically offer you about 10% less than the market value. They use online algorithms to value your home, like Zillow Offers often using their Zestimate price.

Also, keep in mind that iBuyers are quite picky. They accept only a small percentage of homes submitted. If they decide to make you an offer, they might send out an inspector to see what needs fixing. Be sure to read the fine print because you might have to cover some of those repair costs.

Yes, working with an iBuyer means you won’t have to pay the typical 5-7% real estate agent commission, but don't be too quick to celebrate. iBuyers have their own fees, usually between 6 to 9%. When you add up all the costs, it could be as much as 12-15% of your selling price.

So, who benefits from selling to an iBuyer? Mostly folks who need to sell quickly and don’t want to deal with the hassle of traditional marketing. If you’re okay with taking a bit less for your home in exchange for a faster sale, an iBuyer might be a good option for you.

Before you jump in, let’s chat about your options. I’d love to help you figure out what’s best for your situation. Give me a shout, and we’ll find the perfect solution for you!

Renovating Your Home? Check My FAQ’s!

1. How do I pick a contractor?

Ideally, you want to build the same kind of relationship with your contractor as you do with your real estate agent: one built on trust that makes you want to go back to that person for any future needs. Your contractor should be a very good listener and communicator. You want them to “get” your vision for your home, and to keep you in the loop every step of the way. Do your due diligence by checking out contractors’ reputations, talking with other clients, and looking at work they have done previously before you make your selection.

How much will my project cost?

Of course, the answer depends upon the scope of your project, but in order to get the best estimate from your contractor, take time to write down each detail of your plan so that the contractor can include everything in their estimate. Renovations are famous for taking longer and costing more than originally planned, but this is often because the homeowner makes additions or changes along the way, or they don’t realize that, for example, if you move a wall in your home, you may have to then reroute electricity and outlets. One item often leads to another, so you have to look at everything piece by piece.

How long will renovations take to complete?

As we said above, this depends on the amount of work being done– and how many changes are made along the way. The more pre-planning you do, the better estimate your contractor can give you.

How do I prioritize projects?

If you are living in your home during renovations, you may want to plan out the project in phases, so you can live out of some rooms while others are being worked in. You may also need to phase projects based on cost and availability of funds.

Where do I begin?

You begin by conducting a lot of research. Start a look book for your home, either in a notebook or online, collecting pictures of the look and finishes you want. Talk to different contractors, and visit kitchen, bathroom, appliance, and flooring showrooms to get ideas on selections and pricing.

Do I need permits?

Your contractor will know what projects require permitting. Make sure that you do abide by permitting regulations, as failure to secure proper permits can come back to bite you if further work is needed down the road.

How much will renovations increase my home value?

Every homeowner hopes that making improvements will increase their home’s value, and this is usually the case, but sometimes what homeowners view as improvement can turn out to be liabilities to future buyers. For example, don’t put so much money into the house that it becomes more expensive than the rest of the neighborhood. And be careful not to add personal style preferences that can’t be easily changed, like ornamental fixtures, radical architecture, or unusual landscape features.

How should I pay for renovations?

If you have the cash to pay for your renovations, that’s certainly a good way to go. Otherwise, you might consider a home equity loan with a manageable monthly payment or a revolving line of credit that you can use for renovations as well as emergencies that may arise later.

12 Tips for an Easier Move

12 Tips for an Easier Move

As exciting as it is to move into a new home, not many people look forward to the actual moving day. Whether you are moving across town or across the country, moving is stressful. Here are some helpful hints from expert movers to make the big day a little more bearable.

1. Schedule your move well ahead of time. Moving companies get booked up weeks in advance, so don’t wait until the last minute to schedule your move. Make sure they know ahead of time if you have any very large or heavy items to move. The last thing you want is for the movers to show up with a truck that isn’t big enough or without enough people to move your belongings safely.

2. Consider letting the moving company pack your items. If it’s within your budget to hire packers, it may be money well spent. Packers are usually very efficient and take time to wrap fragile items securely. Packers will usually pack you the day before your move, so you don’t have to pack items away that you may need up until the day of your move.

3. Schedule services. Don’t forget to have services transferred or started at your new home. These may include:

Power

Water

Trash service

Internet/TV/Phone

Gas

Lawn service

Pool service

Security system monitoring

4. Have your new home professionally cleaned. If your seller is not arranging for cleaning to be done prior to closing, arrange to have it done before you move in so that you won’t arrive to a dirty house.

5. Pack a moving supply box. Your moving supply box should contain items you may need while you are unpacking and getting settled in your new home, such as:

Toilet paper

Paper towels

Sponge

All-purpose cleaner and glass cleaner

Shelf liner paper

Scissors

Furniture moving pads

Tape measure

Cordless screwdriver

Hammer

Picture hanging kit

Bottled water, snacks, pet food

Paper plates, cups, and disposable utensils

Dish Soap and Hand Soap

6. Make Your Bed. As soon as your bed frames and mattresses come off the truck, put them together or have the movers put them together, and make them up. Pack your sheets, blankets, and pillows together in well-marked boxes so you can find them easily. When you are ready to collapse at the end of moving day, you’ll be thankful the beds are made up and ready to fall into.

7. Ditto for your towels and bath soap. Pack bath towels and soap with your bed sheets so you can jump in the shower before retiring without having to search for towels.

8. Make Plans for Your pets. The last thing you need on moving day is a stressed-out pup or kitty, or worse, one that escapes in an unfamiliar neighborhood. Make plans for your pets to spend the day with family or friends, a pet sitter, or boarding facility until you are ready to introduce them to their new home.

9. Say Yes to Helpers. Sometimes it’s hard to accept extra help from family or friends if you aren’t sure what they can help with. Here are some tasks you can delegate:

Lay shelf liner in the kitchen and bathroom cabinets and drawers

Unpack and put away your kitchen items (you can rearrange later!)

Babysit or keep your children occupied

Make up your beds, place towels in the bathrooms

Wipe down cabinets and counters

Break down packing boxes

Hang clothes in closets

Organize tools and equipment in the garage

Pick up lunch or dinner

10. Hire a Sitter. If you have little ones, they will be very excited about their new home, new rooms, and yard. They will want to be with you, but they will not be interested in unpacking boxes! Make plans for someone to be available just for them, so you can concentrate. A family member, friend or hired sitter can help them explore their new surroundings, build a box fort, or organize their toys in their new rooms without you worrying about where they are.

11. Hire someone to hang your art. Unless you love to hang things yourself, you might consider having a handyman scheduled to come in and hand your wall art and window treatments for you. This can save you a great deal of time getting settled. If you need help deciding where to hang art or portraits, a decorator may be a better choice than a handyman. They can help you decide on placement and hang items themselves or direct a handyman where to hang items.

12. Check out of the old house. Prior to closing, you should have submitted a change of address form with the post office. You’ll also need to remember to leave all keys and garage door or gate openers, and make sure the movers don’t pack up things like ceiling fan remote controls or other loose items that stay with the house. Don’t forget to clean out spaces like the attic, backyard sheds, crawl spaces, or any other hideaway spaces you might have stored items. It’s always nice to have the home professionally cleaned for the new owners, and, if you feel inclined, leave a list of recommended local vendors for household services.

Considering Short Term Rentals?

Considering Short-Term Rentals?

Short-term rentals can be a highly lucrative investment and a fun way to make money. Some of the advantages to managing a short-term rental property include:

1. Your tenants are generally excited to be at your vacation property and may not require as much attention as a long-term tenant.

2. You can collect one-time, up-front payments instead of keeping track of monthly or weekly payments.

3. Depending on the location and amenities of your property, you may make several thousand dollars per month per property.

4. Platforms such as Airbnb, VRBO, and Booking.com make it easy to set up a website to market your property.

A short-term rental investment can be accomplished by purchasing a property to keep rented out or putting your own home up for rent when you travel. Whichever course you take, here are some things to think about before you hang up that “vacancy” sign.

1. Managing short term rentals is not exactly passive income. There is quite a lot of work involved in marketing the property, keeping it maintained, and turning it around between tenants. Consider whether you have the time to keep up with it yourself or if you will need to hire a property manager, and how much that will cut into your profits.

2. Think beyond vacation rentals. Short term rentals don’t have to be on the beach or a ski slope. Other reasons why someone may need a rental in your neighborhood include job interviews, waiting to close on a home, renovating a home, visiting family, traveling with pets, college tours, entertainment events occurring in the area, or having medical procedure done at a nearby hospital.

3. Do your due diligence when buying an investment property. You’ll want to assess the existing short-term rental market and find out what the going rates are and which areas are renting well. You should find out if there are HOA or condominium regulations that prohibit short-term rentals. Also inquire as to state, county, or city regulations and resort taxes.

4. Create a business plan. Many property owners wing it with their short-term rentals, but you will have more peace of mind and less surprises if you treat your rental as a business. Make a list of expenses, including insurance, mortgage payments, taxes, cleaning and handyman services, utilities, internet and TV, lawn or pool care, furnishings, consumables you will provide, and marketing costs.

5. Work with an agent who knows the area. Buying the right property at the right price takes some experience. Remember that the purchase of the property is the bigger investment than the rentals to follow. Let’s talk about how I can help you get started making money with short-term rentals!

Should You Sell to an Instant Offer Company?

Should You Sell to an Instant Offer Company?

There’s a new term in real estate: iBuyer.

iBuyers, short for instant buyers, give sellers an almost instantaneous offer on their homes. Also called instant offer companies, iBuyers promise sellers an offer within a couple of days and closing dates within one to two weeks. Some popular iBuyers include Opendoor, Offerpad, Redfin, and Zillow Offers. 

Unlike house flippers, iBuyers aren’t looking for distressed homes. iBuyers purchase moderately-priced homes, fix them up as needed, and relist them.

The obvious downside to selling to an iBuyer is that you will not get top dollar for your home. They are looking for homes where they can make a specific profit margin. Typically, the company will analyze your home online, using algorithms to come up with a value. For example, Zillow Offers will most likely offer you their Zestimate price. Sellers should expect an offer of about 10% under fair market value.

iBuyers accept a tiny percentage of the homes submitted. If the company decides to make you an offer, they may send a home inspector out to determine what costs they will have in preparing to resell the house. If you work with an iBuyer, make sure to read all the terms, as you may be required to cover some repairs.

While using an iBuyer saves you from paying real estate agent fees, watch out. You may not have to pay the 5-7% real estate commission, but iBuyers charge fees that may run anywhere from 6 to 9%. The total costs of working with an iBuyer can sometimes run as much as 12-15% of your selling price.

Working with an iBuyer benefits sellers who don’t have the time or desire to market their home traditionally. If you are in a situation where you need to sell your home quickly and are willing to take less than your home is worth, then an iBuyer may work out well for you. 

Before you offer your home to an iBuyer, please allow me to discuss your options with you. 

What to Check on Your Final Walk-Through

Heading into the final walk-through of your soon-to-be new home is a moment filled with excitement and a touch of Southern Maryland charm. It's the culmination of a journey through negotiations, home inspections, and the green light on financing. You're almost ready to make it official with your signature on those closing papers. It's natural to have visions of where the family photos will hang and which rooms will be bathed in the hues of the Patuxent River at sunset, but there's important work to be done before those dreams take physical shape.

The final walk-through is your opportunity to ensure the property is exactly as you remember it—the same condition that made you say "yes" to this slice of Southern charm. Here's how to ensure your new home is ready for your story to unfold:

- Inspect for any new damage that may have occurred since your last visit. Whether it's a mark on the wall from movers or a shingle loose from a recent storm, it's crucial to identify these issues now.

- Test all the appliances and systems. You don't need the skills of a licensed inspector, but making sure everything is in working order can save you from unexpected headaches after moving day.

- Verify that all agreed-upon fixtures and fittings are present and accounted for. If it's supposed to come with the house, it should be there when you get the keys.

- Confirm that the previous owners have cleared out all personal belongings, unless previously arranged. The last thing you want is to deal with someone else's clutter when you're ready to make the space your own.

Remember, this is more than just ticking boxes; it's about protecting your investment and peace of mind as you set roots in our vibrant Southern Maryland community. Approach this final walk-through with a blend of excitement and a keen eye for detail, and you'll be well on your way to creating a home that's as welcoming and distinctive as our beloved region itself.

Should You Buy and Sell at The Same Time?

Navigating the waters of both selling your current home and anchoring down a new one in the beautiful region of Southern Maryland can be quite the adventure. There's a certain art to ensuring that these transactions flow as smoothly as an evening sail on the Chesapeake Bay. For those in our community looking to make this dual transition, I've got some insights to share that might just make the journey as serene as our picturesque waterfronts.

Simultaneous closings, a maneuver as complex as coordinating a regatta, have become a rarity, especially when loans are in play. Those consumer protection regulations are there for your safety, but they do make the dance of the double closing a challenging one. More common are concurrent closings, where you sell your existing home and secure your new Southern Maryland haven within a few days of each other. To keep the seas calm, partnering with the same title and escrow company for both your sale and purchase is akin to having a steady wind in your sails. Typically, we see the old home's sale close first, clearing the way for your new chapter to begin shortly after.

If you’re inclined towards caution, selling before buying is the safer bet. It's like having a life jacket on board—it's not always needed, but it sure feels secure. This option can mean a bit of a shuffle for your family, possibly involving a temporary berth or storing your belongings for a short spell. But, if you can negotiate a short-term stay in your sold home—renting back from the new owners—you might just find the perfect blend of convenience and flexibility.

On the flip side, buying before selling is the dream cruise. It gives you the luxury of time for moving, settling in, or even adding your personal touch to the new place before fully committing to the move. But, as every seasoned sailor knows, you have to prepare for all weather. Ensure that you can handle the financials of juggling two properties, or consider creative solutions like renting out the new place in the interim.

When timing is as crucial as catching the right tide, pay close attention to the reliability of your buyers and sellers. Steer clear of signs that might indicate rough seas ahead—a contract laden with contingencies, shaky financing, or hesitant parties can all point to potential storms on the horizon.

In Southern Maryland, where our community values run deep, it's essential to approach these transactions with a mix of local savvy and strategic thinking. By carefully charting your course and considering each step with the insight of a seasoned local professional, you can transition from your current home to your new one with confidence, ready to embrace all that our unique and charming area has to offer.