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The Ultimate Guide to Home Buying and Refinancing in Maryland

Picture of Matthew Borgerson, Loan Officer

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Maryland offers a diverse and vibrant real estate market, with something for every kind of homebuyer. Whether you’re looking for a suburban community close to Washington, DC, a historic home near Baltimore, or even a peaceful coastal property on the Eastern Shore, Maryland has a little bit of everything.

Its proximity to both major cities and natural beauty makes it ideal for anyone seeking a balanced lifestyle.

As someone who’s worked with many Maryland clients, I’ve seen firsthand how appealing this state is to a wide range of buyers. First-time homebuyers are drawn to Maryland for its accessible homebuying programs, while move-up buyers and refinancers appreciate the state’s strong property values and family-friendly communities. And with a variety of financing options tailored to Maryland’s unique market, it’s easier than ever to find the right loan or refinancing solution that works for you.

But buying or refinancing in Maryland does come with its own set of considerations. There are specific taxes, regulations, and programs that are unique to the state. Understanding these is key to making smart decisions, and that’s where working with an experienced loan officer comes in. I’m here to help you navigate Maryland’s market, so you can make the most of its opportunities while avoiding any common pitfalls.

In this guide, I’ll walk you through everything you need to know about buying and refinancing a home in Maryland—from the state’s homebuying programs to its real estate market trends—so you can confidently take the next step toward homeownership.

 

 

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Contents:

 

Understanding the Maryland Homebuying Process

The Mortgage and Buying Process for Maryland Real Estate

Buying a home in Maryland is an exciting process, but it’s important to be prepared and know the key steps to take from start to finish. Whether you're a first-time buyer or moving up to a bigger home, understanding each step will help make the process smoother and stress-free.

  1. Get Pre-Qualified for a Mortgage

The first step is getting pre-qualification for a mortgage. This helps you know how much home you can afford and shows sellers that you’re a serious buyer. During pre-qualification, I’ll review your income, credit score, and financial details to determine your loan amount and interest rate. Being officially pre-qualified gives you a competitive edge in Maryland’s fast-moving market.

  1. Start Your Home Search

Once you’re pre-qualified, it’s time to start looking for homes. Maryland offers a wide range of properties, from charming historic homes to new builds in suburban neighborhoods. It’s helpful to narrow down your search by location, budget, and must-have features. Don’t forget to consider things like school districts, commuting distance, and neighborhood amenities that suit your lifestyle.

  1. Make an Offer and Sign a Real Estate Contract

When you find the right home, the next step is making an offer. Maryland has specific real estate contract regulations that outline the terms of the purchase. These contracts are legally binding, so it’s important to understand what you’re agreeing to, including any contingencies like financing or inspections. I recommend working closely with both your real estate agent and me to ensure everything is in order.

  1. Complete a Home Inspection and Appraisal

After your offer is accepted, you’ll need to schedule a home inspection. This helps identify any issues with the property that might need attention. An appraisal will also be conducted to confirm the home’s value matches the agreed-upon price. Both of these steps are crucial in making sure you're making a sound investment.

  1. Close on Your New Home

Once everything is in order, you’ll move into the closing process. In Maryland, the closing timeline can vary, but typically takes about 30 to 45 days. During this period, you’ll finalize your loan, sign the necessary documents, and pay closing costs (which may include taxes, fees, and insurance). Once that’s done, the home is officially yours!

Unique Factors to Consider in Maryland:

  • Real Estate Contracts: Maryland’s contracts are specific about contingencies, disclosures, and property condition requirements, so it’s important to review them carefully.
  • Buyer’s Timeline: The timeline from offer to closing is often influenced by local factors, such as the seller’s situation or whether the property is located in a competitive area. In Maryland, the entire process can take anywhere from 30 to 60 days, depending on these factors.

With these steps in mind, you’ll be ready to successfully navigate the Maryland homebuying process with confidence. Working with a knowledgeable loan officer ensures you have the guidance and support you need every step of the way.

Programs for First-Time Homebuyers in Maryland

If you’re a first-time homebuyer in Maryland, there are several programs designed to make purchasing a home more affordable. These programs provide financial assistance with down payments, closing costs, and even tax incentives to help you get into your first home.

Maryland Mortgage Program (MMP)

The Maryland Mortgage Program (MMP) is one of the state’s most popular programs for first-time buyers. It offers a range of mortgage products with competitive interest rates, plus assistance with down payments and closing costs.

  • Down Payment and Closing Cost Assistance: MMP offers loans of up to $10,000 to help cover your down payment and closing costs. These loans are deferred, meaning you don’t have to start repaying them until you sell, refinance, or pay off your mortgage.
  • Competitive Interest Rates: MMP provides access to fixed-rate mortgage products with competitive rates, making it easier for first-time buyers to afford monthly payments.
  • Partner Match Program: This program works with local employers and community organizations to match the funds you contribute toward your down payment, increasing the amount of assistance you can receive.

Other Statewide Home Buying Assistance Programs in Maryland

In addition to MMP, there are other programs that first-time buyers in Maryland can take advantage of:

Maryland SmartBuy 3.0: 

This program helps buyers with student loan debt by providing up to 15% of the home’s purchase price to pay off student loans. If student loans have been holding you back from purchasing a home, this program can help make homeownership more achievable.

Maryland HomeCredit Program: 

Through the HomeCredit Program, first-time buyers can claim up to 25% of their mortgage interest payments as a federal tax credit. This can lead to significant savings over time.

Local Grants and Assistance: 

Many counties in Maryland, including Montgomery and Anne Arundel, offer grants or additional assistance to help cover closing costs or down payments. These programs are particularly helpful in high-demand areas where home prices may be higher.

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Tips for Managing Closing Costs and Down Payments

Managing the costs of buying a home can be a challenge, especially in high-demand areas like Montgomery and Anne Arundel counties. Here are a few tips to help:

Make sure to take full advantage of the Maryland Mortgage Program and other local assistance programs that can reduce your out-of-pocket expenses.

In some cases, sellers may be willing to contribute to your closing costs, especially if they are eager to close the deal quickly. It’s worth asking your real estate agent about negotiating this as part of your offer.

In high-demand counties, certain neighborhoods may offer better affordability while still providing access to key amenities like schools and public transport. Keep an open mind and explore a range of options within your budget.

How Move-Up Buyers Can Navigate the Maryland Market

If you’re thinking about upgrading to a larger home in Maryland, now might be the perfect time. With certain regions of the state experiencing rapid growth and rising property values, moving up can be a smart investment. Whether you're expanding your family or simply need more space, there are a few key factors to consider when planning your next move in Maryland.

When and Why It Makes Sense to Upgrade

Upgrading to a bigger home is a big decision, but it can be the right move for several reasons:

  • Growing Family: If your current home is feeling cramped as your family grows, upgrading to a bigger house with more bedrooms and outdoor space may be a must.
  • Rising Property Values: Maryland’s market has seen a steady rise in property values, especially in areas like Howard, Montgomery, and Anne Arundel counties. If you’ve built up significant equity in your current home, selling and using that equity to buy a larger property could be a smart financial move.
  • Work from Home: With more people working from home, having extra space for a home office or dedicated workspace has become a top priority for many buyers.

Timing your upgrade can also impact your financial outcome. If your current home has appreciated in value, selling in a strong market allows you to maximize your return and put it toward a bigger home. Additionally, with 2024 mortgage rates currently stable, upgrading may cost you less than you think.

Key Considerations: Schools, Commuting, and Space

When upgrading, it’s important to think about more than just the size of your next home. Here are a few things to keep in mind:

Local Schools: 

For families, access to good schools is a major factor in deciding where to move. Maryland is home to some of the best school districts in the country, including those in Montgomery County and Howard County. Be sure to research school performance in areas you’re considering, as this can also affect future resale value.

Commuting Options: 

If you or your family members need to commute to work, consider proximity to major highways or public transportation. Maryland’s access to both DC and Baltimore makes it a great option for commuters, but traffic can be a concern in certain areas, so be sure to factor in commuting times.

Finding More Space: 

Whether you’re looking for more bedrooms, a larger yard, or an additional home office, consider how your space needs will evolve over time. Maryland’s suburban areas, like Ellicott City and Columbia, offer homes with larger lots and more square footage, perfect for growing families.

mortgages in maryland

Strategies for Selling and Buying in Maryland

Moving up often means selling your current home while purchasing a new one, which can be tricky to coordinate. Here are some strategies to make the process smoother:

Work with a Loan Officer and Real Estate Agent: 

Timing is everything when selling one home and buying another. By working with both a loan officer and a trusted real estate agent, you can develop a strategy to sell and buy simultaneously. Having a loan officer helps you secure pre-qualification for your new home while making sure your current home sale aligns with your purchase.

Bridge Loans: 

If you find your new home before selling your current one, consider a bridge loan. This allows you to use the equity in your current home to finance the purchase of your new one, avoiding the need to sell first.

Market Conditions:

Maryland’s housing market can vary by region, so it’s important to understand local market dynamics. For example, Montgomery County tends to be more competitive with higher property values, while other areas may offer more negotiating room. Having a strong team helps you navigate these dynamics and make informed decisions.

Upgrading your home in Maryland is a great opportunity to find a property that better suits your needs. With careful planning and the right support, you can make the transition smoothly and confidently.

maryland neighborhoods

Refinancing Your Maryland Home

Is now a good time to refinance in Maryland?

Refinancing your home in Maryland right now could be a smart financial move, especially with the way interest rates and home values are trending. For many homeowners, refinancing offers the opportunity to lower monthly payments, shorten the loan term, or even access cash from their home’s equity.

  1. Lower Interest Rates and Monthly Payments

Even though mortgage rates have fluctuated over the past couple of years, they are still relatively low when compared to historical averages. If your current mortgage has a higher rate, refinancing now can allow you to lock in a lower interest rate. This means lower monthly payments, which can free up money for other financial goals.

  1. Reduce the Term of Your Loan

If you’re financially able, refinancing can also help you reduce the term of your loan. For example, if you’re currently in a 30-year mortgage, refinancing to a 15-year loan can save you a significant amount in interest over the life of the loan. While your monthly payments may be slightly higher, you’ll pay off your home faster and build equity more quickly.

  1. Rising Home Values in Maryland

Maryland’s real estate market has seen strong growth in recent years, with rising property values in key markets like Montgomery, Howard, and Anne Arundel counties. This means many homeowners have built up significant equity in their homes. Refinancing now allows you to tap into that equity through options like cash-out refinancing, giving you access to funds for home improvements, debt consolidation, or other major expenses.

Also, as your home’s value increases, you might be able to eliminate private mortgage insurance (PMI) if you’ve built up more than 20% equity. This is another way refinancing can help reduce your monthly payments.

  1. Increased Equity Offers Flexibility

With home values rising across much of Maryland, now is a great time for homeowners to take advantage of increased equity. Cash-out refinancing is a popular option, as it allows you to convert that equity into cash. Whether you’re looking to renovate, pay off high-interest debt, or invest elsewhere, this type of refinancing can give you the financial flexibility you need.

Overall, with favorable interest rates and rising home values, Maryland homeowners have a great opportunity to refinance and take advantage of potential savings and added financial flexibility.

Refinancing Options in Maryland

When refinancing your home in Maryland, there are a couple of key options to consider. Whether you're looking to adjust your interest rate and mortgage terms, or tap into your home’s equity, refinancing can help you achieve your financial goals.

Rate and Term Refinancing

Rate and term refinancing is ideal for homeowners who want to change the terms of their existing mortgage. This type of refinancing allows you to:

  • Lower your interest rate: If mortgage rates have dropped since you first took out your loan, refinancing to a lower rate can reduce your monthly payments and save you thousands over the life of the loan.
  • Shorten your loan term: If you’re currently on a 30-year mortgage, you can refinance to a 15-year term, helping you pay off your home faster and save on interest. While monthly payments may be higher, you'll build equity more quickly and eliminate your mortgage sooner.

Cash-Out Refinancing

Cash-out refinancing is a popular option in Maryland, especially for homeowners who have seen their home values rise. This type of refinancing allows you to borrow against your home’s equity, taking out a new mortgage that’s larger than what you owe on your current one and receiving the difference in cash.

Homeowners often use cash-out refinancing for:

  • Home renovations: If you’re looking to increase the value of your property or make improvements, using your home’s equity can be a smart way to fund those upgrades.
  • Debt consolidation: Refinancing can help you pay off high-interest debts like credit cards or personal loans, replacing them with a mortgage at a lower interest rate.
  • Other investments: Some homeowners use cash-out refinancing to invest in other opportunities, whether it’s funding a new business, buying a second property, or investing in education.

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Government Refinancing Programs Available in Maryland

Maryland homeowners also have access to government-backed refinancing programs that can offer significant benefits.

The FHA Streamline Refinance program is available to homeowners with an existing FHA loan and allows you to refinance with reduced documentation and no appraisal. It's designed to help you secure a lower interest rate or better loan terms quickly and easily.

If you’re a veteran or active-duty military, VA loan refinancing options like the VA Interest Rate Reduction Refinance Loan (IRRRL) can help you lower your monthly payments without the need for a full appraisal or credit check. Maryland veterans can benefit from this program to refinance their loans at better rates.

These refinancing options provide flexibility and savings opportunities for Maryland homeowners, allowing you to manage your mortgage more effectively while taking advantage of favorable market conditions.

Maryland-Specific Real Estate Regulations

When you're buying a home in Maryland, it’s important to keep an eye on two types of taxes that can affect your budget—property taxes and transfer taxes. These can vary quite a bit depending on where you’re buying, so understanding them early on will help avoid any surprises down the road.

Property Taxes: What You Need to Know

Property taxes in Maryland are based on the assessed value of your home, and they can differ depending on which county you're buying in. For instance:

Montgomery County or Howard County—areas closer to DC—usually have higher property taxes, mainly because home values tend to be higher there.

In contrast, areas like Carroll County or more rural parts of the state often have lower property taxes, which can help make homeownership more affordable.

These taxes are paid each year and go toward funding things like local schools, road maintenance, and emergency services. So while they’re necessary, it's good to know what you're getting into so you can factor them into your long-term budget.

Transfer Taxes: A One-Time Cost

Transfer taxes are something you’ll encounter at closing, and they're essentially a fee for transferring the property title from the seller to you. In Maryland, the total transfer tax is split between the buyer and seller, though this can vary depending on the agreement.

This one-time cost can add a bit to your closing costs, so be sure to budget for it. Every county has its own transfer tax rate, and in some areas like Baltimore City, these taxes can be higher than in more suburban or rural areas.

By understanding these taxes early in the process, you’ll be better prepared to handle the costs and avoid any last-minute surprises at closing.

home buying in maryland

The Maryland Closing Process

Closing on a home has some steps that buyers and refinancers need to be aware of, and the typical process in Maryland doesn’t differ significantly from other states. But understanding the process can help make everything go smoothly.

Key Elements of Closing in Maryland

Title Insurance: 

Title insurance is required in Maryland to protect you against any legal claims on the property. It ensures that the seller has the right to sell the property and that there are no hidden liens or ownership disputes that could arise later. As the buyer, you’ll likely need both a lender’s title insurance policy (required by your mortgage lender) and an owner’s title insurance policy (to protect yourself).

Escrow Accounts: 

An escrow account is often used to hold money for property taxes and homeowner's insurance. This is something your mortgage lender may set up to ensure that these expenses are paid on time. An escrow account essentially spreads these costs across your monthly mortgage payments, so you don’t have to worry about large tax or insurance bills all at once.

Tips to Avoid Common Pitfalls During Closing

Closing can be stressful, but there are a few ways to make sure everything goes as smoothly as possible:

  • Review Documents Ahead of Time: Make sure you get a copy of the closing documents a few days before the actual closing date. This gives you time to go over everything, ask questions, and avoid last-minute surprises.
  • Be Prepared for Closing Costs: Maryland has specific taxes and fees (like transfer taxes) that can add up. Make sure you budget for these upfront so there are no surprises. Your loan officer and real estate agent can help you understand these costs.
  • Avoid Big Financial Changes: One of the most common mistakes buyers make is changing their financial situation (like making a big purchase or switching jobs) right before closing. Lenders will check your financial status one last time before the deal is finalized, so it’s best to keep everything stable.

By staying on top of the process and working closely with your loan officer and real estate agent, you can avoid these common pitfalls and enjoy a smooth closing experience.

Top Challenges for Maryland Homebuyers and Refinancers

Navigating Competitive Markets

If you're looking to buy a home in Maryland's most competitive regions, such as Montgomery County, Howard County, or the Annapolis area, you’ll need a solid strategy to stand out in the crowd. 

These areas are known for their high demand, attractive neighborhoods, and proximity to major cities like Washington, DC, and Baltimore, making them hot spots for bidding wars.

Understanding the Competitive Landscape

Montgomery County and Howard County, in particular, have long been some of the most desirable places to live in Maryland. Known for their excellent schools, family-friendly communities, and proximity to key job markets, homebuyers flock to these areas. The Annapolis area, with its historic charm and waterfront properties, adds another layer of appeal for buyers looking for both luxury and lifestyle.

In these competitive regions, homes often sell quickly and for above the asking price, so you’ll need to be prepared for multiple offers and fast-moving deals. Buyers in these markets can expect bidding wars, and having a strategy in place is key to winning out over other buyers.

Preparing for Bidding Wars

In high-demand areas, it's important to be ready for competition. Here are a few ways to make sure you're in the strongest possible position:

  • Get Pre-Qualified Early: Before you even start house hunting, get pre-qualified for a mortgage. A pre-qualification shows sellers that you’re serious and ready to move forward quickly, giving you a leg up over buyers who aren’t as prepared.
  • Work with a Loan Officer: A loan officer can help you understand your budget, what you can afford, and how to structure your offer to be as competitive as possible. I can also help you explore various financing options, including lower down payment programs that might allow you to make a stronger offer.
  • Move Quickly: In these hot markets, homes don’t stay on the market for long. Once you find a home you like, be ready to make an offer right away. This is where having a pre-qualification in hand and a clear budget will help you act quickly and confidently.
  • Consider Adding an Escalation Clause: In highly competitive situations, some buyers use an escalation clause in their offer, which automatically increases their bid if another higher offer comes in, up to a certain limit. This can help you stay competitive without overbidding by a large margin right from the start.
  • Offer Flexibility: Sometimes being flexible on the closing timeline or offering to waive certain contingencies (like home inspections) can make your offer more attractive to sellers. Just be cautious and know the risks, especially if waiving contingencies.

By preparing for the competition and having a solid plan in place, you’ll be better positioned to win in Maryland’s most competitive markets. Working with an experienced loan officer will give you the financial clarity and confidence you need to make a strong offer when the time comes.

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Balancing Affordability and Property Values

Finding the right balance between affordability and long-term investment is key when buying or refinancing a home in Maryland. With rising property values in many areas, it can be challenging to find a home that fits your budget while also making a smart financial investment for the future.

Balancing Affordability with Long-Term Value

In Maryland, property values have been steadily increasing, especially in high-demand areas like Montgomery County, Howard County, and parts of Baltimore. While rising values can make homes more expensive, they also offer great potential for long-term investment. When you buy in a market that’s appreciating, your home’s value is likely to increase over time, building equity that you can leverage later.

However, it’s important to stay within a budget you’re comfortable with. Just because property values are rising doesn’t mean you need to stretch beyond what you can afford. A key part of balancing affordability with long-term value is finding a home that offers growth potential without pushing your finances to the limit.

Managing Rising Property Taxes

As home values go up, property taxes tend to increase too, which can make a big difference in your monthly expenses. In Maryland, property taxes vary by county, so it’s important to know the rates in the areas you’re considering. 

For example, Montgomery County and Howard County generally have higher property taxes due to their higher home values. Other areas, such as Carroll County, might offer lower tax rates, making homes in those regions more affordable in the long run.

It’s important to budget for property taxes and consider how they’ll impact your overall housing costs. Working with a loan officer who understands Maryland’s tax landscape can help you avoid surprises and choose a property where the tax rates fit your budget.

How a Loan Officer Can Help

A loan officer is an invaluable resource when balancing affordability and long-term investment. I can help you assess your budget, understand your loan options, and choose a home that aligns with your financial goals. By exploring different mortgage products, you might find more flexible options that allow you to purchase a home in a high-growth area without exceeding your budget.

Additionally, I can help you anticipate future costs, like rising property taxes, and ensure you have a plan in place to manage these expenses as part of your overall homeownership strategy.

Balancing affordability and property values in Maryland’s real estate market requires careful planning and a clear understanding of your financial goals. With the right guidance, you can find a home that not only fits your budget but also serves as a smart long-term investment.

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Understanding Maryland's Housing Market Trends and Projections

The Maryland real estate market in 2024 presents both opportunities and challenges for homebuyers and refinancers. Here’s a breakdown of the key trends and what to expect going forward:

Recent Trends: Inventory and Pricing

Maryland’s housing market remains competitive, with median home prices continuing to rise despite a slight decline in the number of units sold. As of August 2024, the median sales price in Maryland was $436,500, reflecting a 2.1% year-over-year decrease, but still showcasing high demand in key areas like Montgomery County, Howard County, and Annapolis

Inventory, however, is showing signs of improvement, with a 14.7% increase in active listings, giving buyers a bit more choice and easing some of the pressure seen earlier in the year.

In high-demand regions like Montgomery County and Howard County, prices are holding strong, and bidding wars are still common, though slightly fewer homes are selling above list price compared to 2023.

What Buyers and Refinancers Can Watch For

For buyers, keeping an eye on interest rates and inventory levels will be crucial. As more homes hit the market and prices stabilize, there could be better opportunities to negotiate. 

However, in fast-moving markets like Baltimore or Montgomery County, being prepared for bidding wars and quick decisions is still important. 

For refinancers, rising home values offer a great chance to take advantage of increased equity through cash-out refinancing, especially if you’re looking to make home improvements or consolidate debt.

Working with a Loan Officer Who Understands Maryland

Buying or refinancing a home is a big step, and having a loan officer who knows Maryland’s real estate market can make all the difference. From understanding local taxes and regulations to helping you navigate the different neighborhoods, having an expert by your side gives you a real advantage.

Why Local Expertise Matters

Maryland’s housing market has a lot of unique factors that vary depending on where you’re buying. For example, property taxes in Montgomery County are different from those in Carroll County, and a loan officer familiar with these details can help you plan for these costs upfront. The same goes for transfer taxes, which can surprise some buyers if they’re not prepared.

Plus, Maryland has specific homebuying programs like the Maryland Mortgage Program and SmartBuy 3.0, which can help with down payments or even help pay off student loans. A loan officer who knows these programs inside and out can guide you through the process and make sure you’re getting the most out of them.

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Navigating Maryland’s Diverse Housing Markets

Maryland is home to everything from bustling urban areas like Baltimore to quieter suburbs like Frederick or Ellicott City. Every area has its own vibe and its own market trends, so whether you’re buying in the fast-paced market of Bethesda or the more relaxed setting of Western Maryland, a loan officer who understands these differences can help you make the right decisions.

For example, in competitive areas like Annapolis or Silver Spring, you might need to act quickly and make strong offers. In slower markets, you may have more flexibility and negotiating power. A loan officer familiar with Maryland’s various markets can adjust the strategy to fit your situation.

The Power of Personalized Service

One of the best parts of working with a local loan officer is the personalized support you’ll get. Everyone’s financial situation is different, and it helps to have someone who can offer advice tailored specifically to your needs. Whether you’re looking for ways to lower your down payment, interested in refinancing, or thinking about a cash-out refinance, having someone who knows the market and your goals can make the process easier and more efficient.

The bottom line is that working with someone who knows the ins and outs of Maryland’s real estate market means you’re getting guidance that’s specific to your area and your financial goals. And when it comes to buying or refinancing a home, that personalized touch makes all the difference.

Take the Next Step in Maryland’s Real Estate Market

Navigating Maryland’s real estate market, whether you’re buying your first home or looking to refinance, can feel overwhelming at first. But with the right knowledge and support, it becomes much more manageable. I’ve covered everything from the key steps in Maryland’s homebuying process to the variety of programs available to help you, such as the Maryland Mortgage Program and SmartBuy 3.0. I’ve also touched on the importance of understanding Maryland’s unique property taxes, transfer taxes, and local market dynamics.

Working with a loan officer who knows Maryland inside and out is crucial to your success. From understanding local regulations to navigating competitive areas like Montgomery County and Annapolis, a loan officer provides personalized guidance to help you make the best financial decisions.

If you’re ready to take the next step in your homebuying or refinancing journey, reach out today and let’s work together to make your homeownership goals a reality!

Sources:

Maryland Department of Housing and Community Development

Maryland Realtors

Consumer Financial Protection Bureau


Maryland Department of Assessments and Taxation

Freddie Mac

Federal Housing Administration (FHA)

U.S. Department of Veterans Affairs

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Norada Real Estate