Thinking about selling?
Prices are still up. Buyers have options. The number decides everything.
Montgomery County homes still sell in a median of 18 days — but pending sales are down 15.8% and inventory is up 18.3%. You'll see the current numbers, an honest net sheet, and a price I can defend before you list a thing.
Where sellers lose money
Three things that cost sellers the most
Almost none of it is the house. It's the number, the timing, and not knowing what you actually net. Get those three right and the rest tends to take care of itself.
The first two weeks decide your price
Your best offers come in the opening window, while the listing is new. Past 30 days buyers stop asking what it's worth and start asking what's wrong with it. In Montgomery County the median is 18 days to contract — sit well past that and you negotiate from weakness, whether or not you ever expired.
Overpricing costs more in a cooling market
Overpriced homes don't just sit — they sell for less than they would have at the right number. That penalty grows when buyers have options. Pending sales in Montgomery County fell 15.8% year over year in August while active listings rose 18.3%. Nobody is listing high to negotiate down in this market.
You're guessing at what you'll actually net
List price isn't proceeds. Between commissions, Maryland and Montgomery County transfer and recordation taxes, title fees, and your payoff, expect roughly 7% off the top before the mortgage. You should see that math on paper — with a few price scenarios — before you decide whether to sell at all.
Seller net sheet calculator
What will you walk away with?
Enter your numbers. Every line updates as you type.
You walk away with
$604,690
After closing costs and your mortgage payoff
Before payoff
$604,690
93.0% of the sale price. Costs: $45,310 (7.0%)
| Line item | Amount |
|---|---|
| Sale price | $650,000 |
| Maryland state transfer tax (seller's half)0.25% of price | −$1,625 |
| Montgomery County transfer tax (seller's half)0.5% of price | −$3,250 |
| Montgomery County recordation tax (seller's half)Half of the tiered total | −$3,410 |
| Title & settlement feesSettlement, lien release, deed prep, wire | −$780 |
| Title insurancePaid by the buyer in Maryland | $0 |
| Listing commission3% + $495 fee | −$19,995 |
| Buyer-agent commission2.5% of price | −$16,250 |
| Net before payoff | $604,690 |
| Mortgage payoff | $0 |
| You walk away with | $604,690 |
Montgomery County rates, non-exempt case, using real Sept 2026 title-company net sheets. Taxes are split 50/50 unless your buyer is a first-time Maryland buyer. Other Maryland counties’ transfer and recordation rates differ. Estimate only — confirm with your settlement agent.
Get an exact net sheet for your addressSelling for the first time? Here’s how to sell a house in Maryland, step by step.
Market Conditions · August 2026
Prices held. Demand didn't. That changes how you price.
The August median in Montgomery County was $639,540, up 3.3% year over year, and homes still go under contract in a median of 18 days. But new pending sales fell 15.8%, showings fell 6.3%, and active listings rose 18.3%. More competition, fewer buyers touring — which is precisely the market where the list price does most of the work.
The full August 2026 numbers, market by market:
Montgomery County, MD
$639,540 median, up 3.3%
18 days to contract, but pendings down 15.8% and inventory up 18.3%.
Read the full report →Washington, DC
$681,500 median, up 1.7%
28 days to contract and 4.91 months of supply — the region's deepest.
Read the full report →Northern Virginia
Arlington $860,729, up 14.8%
Fairfax County turned negative, Alexandria showings fell 24.9%.
Read the full report →DC Metro overall
$640,000 median, up 2.4%
Closed sales down 9.2%. Inventory rose on weaker demand, not more listings.
Read the full report →Source: Bright MLS · August 2026 Housing Market Report. I publish a breakdown for every market I cover each month.
Why Edward
What I do differently
I don't tell sellers what they want to hear. I tell them what will get their home sold. That starts with pricing it right — not inflating the number to win your business, and not cutting it just to move fast.
You'll see your net proceeds at several prices before you commit to one, and you'll know which repairs are worth doing and which are a waste. If your last listing expired or you pulled it, the reset is the same: fresh comps, an honest number, and a clean days-on-market count.
What listing with me looks like
- A net sheet with three price scenarios before you list — you see your actual proceeds, not a list price
- Pricing off the last 60 days in your submarket, not the county average and not what you hoped for
- Deep clean and paint touch-ups over a $5–10K staging bill — I'll tell you which repairs actually return
- Selling as-is or inherited? We start from after-repair value and model the net at each condition
- If it sits, a strategic reduction to where buyers react — plus calling every agent who showed it
- Licensed in MD, DC, and VA · Pearson Smith Realty · Licensed since 2016, 100+ transactions
Real Results · Case Studies
Deals that didn't go according to plan — and closed anyway.
Rescued from a "we buy houses" scam. Cash offer in 2 days. Closed despite uninsurable title.
The situation
The seller had already been burned — he'd signed with one of those "we buy houses" cash companies and the buyer let the contract go void without ever closing. He came to me wanting a real cash buyer. One catch: Fredericksburg was outside my normal market. I'd never even driven there.
What I did
I built a full pricing strategy and marketing plan, took the listing photos myself, and launched on a Sunday — rushing the timeline to capture weekend buyer traffic. I normally prefer a Wednesday or Thursday launch so offers come in over the weekend and we can ratify by Monday evening, but speed mattered here. We had 3–4 offers within two days, one of them all-cash.
The complication
After accepting the cash offer, a title search revealed the property had an uninsurable title — a land easement issue that had never been properly documented. I had never dealt with this before. I researched everything I could, got up to speed on the legal process, and spent months advising my client through every step: what was required, what we needed to file, and in what order.
The result
On December 7th, the correct easement was finally created and the title became insurable. We closed with the original cash buyer in January.
Cash offer accepted in 2 days. Closed 9 months later — same buyer, title fully resolved.
11 Strawberry Ln · Fredericksburg, VA 22405
Previous agent listed at whatever the owner wanted. I told him the real number — and exactly how long it would take. It happened just like that.
The situation
The homeowner's listing had expired after months on market with no real offers. The previous agent had listed at the price the seller wanted, not the price the market would bear. Two reductions later, the home was still sitting — stigmatized by the days on market and no longer getting serious attention from buyers.
What I did
At our consultation, I didn't sugarcoat it. I showed him the comps, walked through what was actually selling and for how much, and proposed a list price based on real market value. I also told him exactly how long it would take to get an offer at that price — and what the marketing strategy would look like to get there. No vague promises. Specific numbers, specific timeline.
The complication
He was skeptical. He'd already been through months of disappointment with an agent who told him what he wanted to hear. Another agent with another pitch wasn't what he was looking for. What he needed was someone who would actually be straight with him — even when that meant hearing a lower number than he'd hoped for.
The result
It happened exactly as I said it would. The home sold within the timeline I predicted, at a price consistent with where the market actually was. The seller walked away satisfied — not because the number was higher than expected, but because someone finally told him the truth, built a real plan, and delivered on it.
Relisted at market value. Sold on the predicted timeline. No surprises — because I don't take listings to hold them.
814 Grandin Ave · Rockville, MD 20851
Held firm on price when the sellers wanted to panic. Full-price offer on day 13. Closed with $2,000 in concessions.
The situation
I had helped this couple buy this home back in 2021. Less than two years later, they reached out again — this time to sell, due to a separation. We listed at fair market value and had showings in the first week but no offers. The sellers were pushing me to drop the price after just seven days.
What I did
I held the line. I had built a marketing plan and a pricing strategy I believed in, and I wasn't going to cut into their equity just to move faster. Any other agent would have dropped the price immediately to close another transaction and move on. We stayed the course.
The complication
On day 13, we got a full-price offer. The buyers then came back after their inspection and demanded 3% in concessions. My clients had given me permission to offer up to $5,000 — or more — to get the deal done. I pushed back hard.
The result
We closed with $2,000 in seller concessions. The sellers kept everything above that threshold in their pocket.
Full list price. Day 13. $2,000 concessions — not the $5,000+ sellers were prepared to give.
9008 Flicker Pl · Columbia, MD 21045
Leased in one day. Full asking. Six months upfront. And the contractor bailed the week of move-in.
The situation
My clients had just moved into their new home — a purchase I also handled. Their rental was still full of their belongings and the walls needed a full paint job. I AI-edited the listing photos to show the home as it should look after the work, and listed it in Coming Soon status.
What I did
Application came in within 24 hours at full asking price. Strong tenant, wanted to move in ASAP. We got 6 months upfront. Then the contractor called: can't start until Wednesday, 5 days to finish. Tenant wanted to move in Friday. That wasn't going to work.
The complication
Monday at 1pm I started calling. By 6pm I had a new contractor on site. He painted through the night — done before midnight. Deep cleaners at 5am Tuesday. Carpet crew at 10am.
The result
Move-in ready Wednesday. Two days ahead of the tenant's timeline. A full week ahead of where the original contractor would have had us.
Leased in 1 day. Full asking price. 6 months upfront. Move-in ready 48 hours after the crisis started.
7985 Potter Pl · Elkridge, MD 21075
The Process
From strategy session to closing day
Valuation
Week 1- Comp analysis
- Market positioning
- Honest pricing
Prep
Weeks 2–3- Walk-through
- ROI improvements
- Staging plan
Marketing
Week 3–4- Pro photos
- Listing copy
- Digital strategy
Listed
Launch day — clock starts
Showings
Days 1–14- Open houses
- Buyer feedback
- Adjust strategy
Offers
Days 7–21- Offer analysis
- Counter-strategy
- Best terms
Closing
~Day 30–45- Inspections
- Appraisal
- Settlement
Valuation
Week 1- • Comp analysis
- • Market positioning
- • Honest pricing
Prep
Weeks 2–3- • Walk-through
- • ROI improvements
- • Staging plan
Marketing
Week 3–4- • Pro photos
- • Listing copy
- • Digital strategy
Listed on Market
Launch day — clock officially starts
Showings
Days 1–14- • Open houses
- • Buyer feedback
- • Adjust strategy
Offers
Days 7–21- • Offer analysis
- • Counter-strategy
- • Best terms
Closing
~Day 30–45- • Inspections
- • Appraisal
- • Settlement
FAQ
Seller questions, answered
What will I actually walk away with?
In Montgomery County, plan on roughly 7% of the sale price coming off the top before your mortgage payoff — listing and buyer-agent commissions, Maryland state and Montgomery County transfer taxes, your half of the recordation tax, and title and settlement fees. On a $600,000 sale that is about $42,000 before payoff. I give every seller a net sheet with about three price scenarios at our first meeting, so you are deciding on proceeds instead of a list price.
Run the closing-cost numbers→What is the market actually doing right now?
As of August 2026, prices are holding but demand has cooled. The Montgomery County median was $639,540, up 3.3% year over year, and homes still go under contract in a median of 18 days. Underneath that, new pending sales fell 15.8%, showings fell 6.3%, and active listings rose 18.3%. More competition and fewer buyers touring is exactly the market where the list price does most of the work.
Read the August 2026 county report→Is now a bad time to sell?
It is a worse time to sell badly and roughly the same time to sell well. Prices have not dropped — the August median is up year over year in every market I cover. What has changed is that buyers have options again, so an aspirational price gets ignored rather than negotiated. If your timeline is flexible, that is worth a conversation. If you need to move, the plan matters more than the month.
Sell now or wait?→How do you set the list price?
I pull closed sales from the last 60 days in your actual submarket — not the county average — then look at what is currently active against you and how fast it is moving. You get a range with a recommended number and the reasoning behind every figure. I do not take a listing at a price I cannot defend, because a listing that sits costs you more than the difference.
What overpricing really costs→Do I need to renovate before I list?
Usually not. Major renovations rarely return their cost at sale. Deep cleaning, paint touch-ups, decluttering, and a short list of targeted repairs almost always do — and I would rather you spend a weekend and a few hundred dollars than $5,000 to $10,000 on staging. I will walk your home and tell you specifically what is worth doing and what to skip before you spend anything.
Repairs that actually pay off→Can I sell it as-is? I inherited it and it needs work.
Yes, and it is often the right call. Most estates need a clean-out and carry ten to twenty years of deferred maintenance. The mistake I see other agents make is cleaning it up and pricing a little under after-repair value, which serves neither an investor nor an end user. I start from after-repair value and model your net proceeds at each level of work, so the family can weigh effort against dollars with real numbers in front of them.
Selling as-is in Montgomery County→Should I sell first or buy first?
It comes down to how much cash you have available. Heading into fall I usually favor buying first when the numbers allow it — bridging against your equity if needed, moving out, touching up the old house, and then listing it vacant and showcase-ready. An empty, freshly painted house shows better and sells for more than one you are still living in.
Sell first or buy first?→My listing already expired or I pulled it. What now?
Your home did not lose value — the strategy did. We start over with fresh comps, an honest number, and a real marketing plan, and you get a clean days-on-market count. If you have already been through months of an agent telling you what you wanted to hear, I will be straight with you instead, including when the answer is a number you were hoping not to hear.
Why homes sit on the market→What happens in the free strategy session?
About 45 minutes at your home: I walk through it with you, then we go over its market value, which improvements are worth doing before you list, your net proceeds at a few different prices, and a pricing strategy for your situation. You walk out with a clear picture of what your home could sell for and what it would take. No pressure and no obligation — you are not signing a listing agreement.
What's your commission?
Worth a conversation, because it depends on your situation and commissions are negotiable. What I will commit to is that every number — my side, the buyer agent's side, and every closing cost — is on your net sheet before you sign anything.
Maryland commission, explained→Seller Resources
From the blog
Sell My House Fast in Maryland: How to Get Multiple Cash Offers (Without a "We Buy Houses" Company)
Read →How to Sell a House in Maryland: The Step-by-Step Guide (2026)
Read →Montgomery County Housing Market 2026 So Far: What Actually Happened (Jan–Jul, In Plain English)
Read →The Best Online Platforms to List Your House for Maximum Exposure (2026 Guide)
Read →How to Enhance Your Home's Curb Appeal to Attract Buyers (Montgomery County 2026)
Read →Which Smart Home Devices Boost Property Value? What DC Metro Buyers Actually Want (2026)
Read →Maryland Capital Gains Tax on Real Estate: 2026 Rates + Step-by-Step Calculator
Read →Should I Sell My House Before Buying a New One? A Maryland Owner's Framework (2026)
Read →Free · No Obligation
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