Buying a home in Maryland follows a predictable path — but 2026 has a few Maryland-specific wrinkles worth knowing before you start. From a new rule about signing with your agent, to Bright MLS, to who pays what at a Maryland closing, this is the full step-by-step process. Bookmark it as your roadmap from pre-approval to keys.
Key Takeaways
- As of August 2024, you now sign a written agreement with your agent before touring a home — and agent compensation is negotiable (NAR).
- Maryland is a fast market: the median home went under contract in just 11 days in June 2026, on 2.9 months of supply (Maryland REALTORS®).
- Offers use the Maryland Residential Contract of Sale, with financing, inspection, and appraisal protections added as addenda.
- A financed purchase typically closes in about 30–45 days — and if you’re a first-time Maryland buyer, the seller generally pays the transfer and recordation taxes (Md. Real Property §14-104).
The Maryland home buying process at a glance
Before the details, here’s the whole journey in order. Most Maryland buyers move from pre-approval to closing in a couple of months, though the search itself can be fast in this market.
- Get pre-approved for a mortgage
- Sign a buyer agreement and choose your agent
- Search for homes on Bright MLS
- Make an offer on the Maryland Contract of Sale
- Inspection and appraisal
- Financing and underwriting
- Closing and keys
Step 1: Get pre-approved
Start with financing, not house-hunting. A mortgage pre-approval tells you your real budget and shows sellers you’re serious — which matters in a market where homes move in under two weeks. This is also where you compare loan types: our FHA vs conventional vs VA guide breaks down which fits which buyer, and it’s worth understanding the difference between pre-approval and pre-qualification before you shop. For context, the 30-year fixed averaged 6.66% the week of Aug 27, 2026 (Freddie Mac).
Step 2: Sign a buyer agreement and choose your agent
This is the newest step in the process. Since August 17, 2024, a real estate agent must have a signed written buyer agreement before touring a home with you — including virtual tours — and that agreement spells out how the agent is paid, which is fully negotiable (NAR).
In practice this just means you’ll formalize your relationship with your agent a little earlier than buyers did a few years ago. It’s a good thing: it gets expectations and compensation in writing up front. Choose an agent who knows your specific market — the difference between a Timonium search and an Annapolis waterfront search is real.
Step 3: Search for homes on Bright MLS
Maryland agents and buyers search Bright MLS, the Mid-Atlantic multiple listing service — the same data source behind the state’s official market stats. Expect to move quickly: the statewide median time on market was just 11 days in June 2026, with 2.9 months of supply, meaning well-priced homes attract offers fast (Maryland REALTORS®).
Come pre-approved and ready to decide. In a market this tight, the buyers who tour promptly and know their must-haves versus nice-to-haves are the ones who win the home. Our community guides — like Annapolis and Towson — help you narrow to the right neighborhoods first.
Step 4: Make an offer
When you find the home, you’ll write your offer on the Maryland Residential Contract of Sale, the standard state form. Your key protections come as separate addenda: a financing contingency (you can back out if your loan falls through), an inspection contingency, and often an appraisal contingency. Your agent negotiates price, closing date, contingencies, and any seller help — and in a competitive situation, the terms can matter as much as the number.
Step 5: Inspection and appraisal
Once your offer is accepted, two checks happen in parallel. A home inspection lets you understand the property’s condition and, under your inspection contingency, renegotiate or walk away if something major turns up. Your lender orders an appraisal to confirm the home is worth what you’re paying. If the appraisal comes in low, an appraisal contingency gives you room to renegotiate. This is also when you’ll firm up homeowners insurance.
Step 6: Financing and underwriting
With the home under contract, your lender moves from pre-approval to full underwriting — verifying income, assets, employment, and the appraisal. Respond fast to document requests; slow paperwork is the most common cause of delayed closings. If you’re a first-time buyer, this is where Maryland Mortgage Program down-payment assistance and programs like FHA and VA get finalized.
Step 7: Closing and keys
A financed purchase in Maryland typically closes about 30 to 45 days after you’re under contract. At closing (settlement), you’ll sign your loan documents, pay your closing costs, and receive the keys. One Maryland-specific perk for first-timers: when you’re a first-time Maryland buyer, the seller generally pays the state and county transfer and recordation taxes on your principal residence unless the contract says otherwise (Md. Real Property §14-104). For the full breakdown of who pays what, see our Maryland transfer tax guide.
Ready to start?
The best first step is a conversation. Connect with a Next Step Realty agent and we’ll get you pre-approved with a trusted Maryland lender, map your target neighborhoods, and guide you from offer to keys. Explore our buyer resources for guides on financing, first-time programs, and closing costs.
Frequently Asked Questions
How long does it take to buy a house in Maryland?
The search can be fast — the median Maryland home went under contract in 11 days in June 2026 (Maryland REALTORS®) — and a financed purchase then typically closes in about 30 to 45 days. Add pre-approval time up front, and most buyers go from starting out to keys in roughly two to three months.
Do I have to sign an agreement with an agent before seeing homes in Maryland?
Yes. Since August 17, 2024, an agent must have a signed written buyer agreement before touring a home with you, including virtual tours (NAR). The agreement discloses how the agent is compensated, which is negotiable.
What contingencies should a Maryland offer include?
Most Maryland offers on the Residential Contract of Sale include a financing contingency, a home inspection contingency, and often an appraisal contingency. These let you renegotiate or withdraw if your loan, the inspection, or the appraisal turns up a problem. Your agent tailors them to the situation.
Who pays closing costs in Maryland?
Both sides pay some. Notably, when the buyer is a first-time Maryland buyer, the seller generally pays the state and county transfer and recordation taxes on a principal residence unless negotiated otherwise (Md. Real Property §14-104). Buyers still cover lender fees, title insurance, and prepaid items.
How much do I need to buy a home in Maryland?
Down payments start low: 0% for eligible VA buyers, 3% conventional, and 3.5% FHA, and Maryland’s Mortgage Program can add down-payment assistance on top (VA; Fannie Mae; HUD; Maryland DHCD). Getting pre-approved is the fastest way to see your real budget.
Sources
- National Association of REALTORS® — “What the NAR Settlement Means for Home Buyers and Sellers” (written buyer agreement, eff. Aug 17, 2024), retrieved 2026-08-10, https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
- Maryland REALTORS® — Housing Statistics June 2026 (median 11 days, 2.9 months supply), retrieved 2026-08-10, https://www.mdrealtor.org/HousingStats
- Bright MLS, retrieved 2026-08-10, https://www.brightmls.com/
- Md. Code, Real Property §14-104 (first-time buyer transfer/recordation tax), retrieved 2026-08-10, https://mgaleg.maryland.gov/mgawebsite/Laws/StatuteText?article=grp§ion=14-104
- Freddie Mac PMMS — 30-yr rate 6.66% (week of Aug 27, 2026), retrieved 2026-08-31, https://www.freddiemac.com/pmms
- Maryland DHCD — Maryland Mortgage Program Down Payment Assistance, retrieved 2026-08-10, https://mmp.maryland.gov/home-loans/down-payment-assistance