The Best Week To List Your House Is Almost Here – Are You Ready?

If selling your house is on your to-do list this year, the time to start prepping is now. That’s because experts say the best week to list your house is coming up fast.

A recent Realtor.com study analyzed years of housing market trends (excluding 2020 since it was an outlier) and found that April 13–19 is expected to be the ideal window to put your house on the market this year:

“. . . we’ve identified April 13-19 as the best week to list for sellers . . . a seller listing a well-priced, move-in ready home is likely to find success. Because spring is generally the high season for real estate activity and buyers are more plentiful earlier rather than later in the year, listing earlier in the spring raises a seller’s odds of a successful sale.”

What Makes This Week Stand Out?

As the quote mentions, spring is almost always a strong season for sellers. But this particular week could give you an even bigger advantage this year. Realtor.com goes on to say what listing during this sweet spot could mean for you:

• More buyers looking at your home since demand is high this time of year.
• A faster sale since serious buyers are eager to move before summer.
• A better chance of selling for top dollar. According to the study, you could get an average of $4,800 more this week (and $27,000 more than you would earlier in the year).

If You Want Your House on the Market for that Window, Act Now

With just a few weeks left before this prime listing window, you’ll need to make a plan to work smart and act fast. That’s where working with a great real estate agent comes in. They can help you:

• Figure out exactly what you need to do to get your house ready.
• Prioritize the tasks that’ll make the biggest impact in the shortest time.
• Decide if there are any quick fixes or small upgrades that could help you attract buyers.

Assuming your house is already in good shape, your focus should be on quick, high-impact updates. As Investopedia explains:

“You won’t have time for any major renovations, so focus on quick repairs to address things that could deter potential buyers.”

Here are a few examples of small projects that can make a big difference according to Redfin:

What If You’re Not Ready Just Yet?

Don’t worry – it’s okay if you don’t think you’ll be ready for this week. Just because April 13–19 is projected to be the ideal week by Realtor.com, that doesn’t mean it’s the only good time to sell. Even if you need a bit more time to get your home list ready, there’s still plenty of opportunity this homebuying season.

Bottom Line

If you’ve been waiting for the right time to sell, this could be it. But timing isn’t the only thing that matters – how well you prep and price your home is just as important.

What’s one thing you’d need to do before you’d feel ready to list? Let’s connect and figure out the best plan to make it happen.

Richard Iarossi, REALTOR®
Coldwell Banker Realty
1300 Main Chapel Way, Gambrills, MD 21054

Richard Iarossi, REALTOR®
Coldwell Banker Realty
1300 Main Chapel Way, Gambrills, MD 21054
443-995-9595 C
410-721-0103 O
rich@richsellshomes.com
richsellshomes.com

Breaking Into the Market: Smart Moves for First-Time Buyers

If you’re like a lot of aspiring homebuyers, there’s a major hurdle standing in your way — the cost of living. From groceries to gas, eggs, and just about everything else, prices have gone up. And that rings true for home prices, too.

But even when everything feels expensive, there are still ways to make homeownership more than an item on your wish list. You may just need to think about where you plan to buy a bit differently.

Think of Your First Home as a Stepping Stone

One of the biggest misconceptions among buyers is that their first home has to be their forever home – or that it has to check all the boxes of what they want right out of the gate. In reality, it’s just a starting point.

Once you own a home, you start to build equity, which grows over time as home prices rise. Down the road, if you want to move — whether to a larger space, a better location, or both — the equity you’ve gained can help you do just that.

So rather than waiting until you can afford your dream home in your ideal neighborhood, consider starting with something that works for now.

Expand Your Search To Find More Affordable Options

If high home prices in your favorite area are holding you back, it’s time to cast a wider net. By keeping an open mind and being flexible with location, you may be surprised at what’s possible within your budget. Many buyers find success by looking in surrounding areas – and some even choose to move out of state.

According to a report from Realtor.com, these are some of the best markets for first-time homebuyers this year (see chart below):

Of course, moving to a different state isn’t for everyone – and isn’t a necessity. The right agent can help you find more cost-effective options wherever you are.

If you want to stay local, looking just outside your preferred neighborhood could help you find something you can afford that’s still pretty close to your favorite restaurants, shops, and activities. Sometimes, moving as little as 10 minutes away makes a big difference.

And the best way to see what’s available is to work with a real estate agent who understands the local market and can help you identify hidden gems nearby. An agent can point you to communities you may not have considered that have lower price tags now and are steadily gaining value and appeal. That way you can buy your first home and be set up to gain equity through the years.

Bottom Line

Today’s cost of living is a challenge for many homebuyers. But by exploring different areas and working with a knowledgeable agent, you can take that first step toward owning a home — and building equity for your future.

How far outside of your area would you look to make homeownership happen? Let’s connect to chat through your options.

A Record Percent of Buyers Are Planning To Move in 2025 – Are You?

This could be the year to sell your house – and here’s why. According to a recent NerdWallet survey, 15% of people are planning to buy a home this year. That’s actually a record high for this survey (see graph below):

Here’s why this is such a big deal. The percentage has been hovering between 9-11% since 2020. This recent increase shows buyer demand hasn’t disappeared – if anything, it indicates there’s pent-up demand ready to come back to the market.

That doesn’t mean the floodgates are opening and that there’s going to be a huge wave of buyers like we saw a few years ago. But this does signal there’ll be more activity this year than last.

At least some of the buyers who put their plans on hold over the past few years will jump back in. Whether they’re feeling more confident about moving, they’ve finally saved up enough to buy, or they simply can’t wait any longer – this is the year they’re aiming to take the plunge.

And, according to that same NerdWallet survey, more than half (54%) of those potential buyers have already started looking at homes online.

That’s a good indicator that a number of these buyers will be looking during the peak homebuying season this spring. So, if you find the right agent to make sure your house is prepped, priced, and marketed well, you can get your house in front of them.

Bottom Line

More people are going to move this year, and with the right strategy, you can make sure your house is one of the first they look at.

What do you think these buyers will love most about your house?

Let’s talk it over and make sure it’s front and center in your listing.

Home Price Growth Is Moderating – Here’s Why That’s Good for You

Over the past few years, home prices skyrocketed. That’s been frustrating for buyers, leaving many wondering if they’d ever get a shot at owning a home. But here’s some welcome news: that whirlwind pace of home price growth is slowing down.

Home Prices Are Rising at a Healthy Pace

At the national level, home prices are still going up, but at a much more moderate, normal pace. For example, in November, the year-over-year increase in home prices was just 3.8% nationally, according to Case-Shiller. That’s a far cry from the double-digit spikes that occurred in 2021 and 2022 (see graph below):

This more normal home price growth might make buying a home feel more attainable for many buyers. You won’t face the same sticker shock or rapid price jumps that made it hard to plan your purchase just a few years ago.

At the same time, steady growth means the home you buy today will likely appreciate in value over time.

Prices Vary from Market to Market

While the national story is one of moderate price growth, it’s important to remember that all real estate is local. Some markets are seeing stronger growth, while others are cooling off or even seeing slight declines. As Selma Hepp, Chief Economist at CoreLogic, notes:

“Regionally, variations persist, as some affordable areas – including smaller metros in the Midwest — remain in high demand and continue to see upward home price pressures.”

Meanwhile, other regions saw slight month-over-month declines in November, according to Federal Housing Finance Agency (FHFA) data (see graph below):

What does this mean for you? It’s crucial to understand what’s happening in your local market. A national average can’t tell the whole story. That’s where working with a local real estate agent can really help. They have the tools and expertise to give you the full picture of what’s happening in your area and how to plan for that in your move.

Bottom Line

Home prices are growing at a more manageable pace, and working with a local real estate agent can help you navigate the ups and downs of your specific market.

How have changing home prices impacted your plans to buy? Let’s talk about it.

The Secret To Selling This Spring: Start the Prep Work Now

Spring is the busiest season in the housing market. It’s the time of year when buyers are most active – that means it’s when homes sell faster and for top dollar. If you’ve already got a move on your mind, why not list this spring and take advantage of the added buyer demand?

Since spring is just around the corner, now’s the time to start getting your house market-ready. You’ve got just over a month to do the prep work. And while that may sound like a decent amount of time, it’s going to go by quickly. And you won’t want to rush through this important task – especially this year.

The Right Repairs Will Matter More This Spring

Right now, two things are true. There are more homes on the market than there have been in years. And buyers are being extra selective. That combination means you need to invest some time and effort in making strategic repairs. And many homeowners already have a jump on this work.

In the 2025 Outlook for Home Remodeling, Carlos Martin, Director of the Remodeling Futures Program at the Joint Center for Housing Studies of Harvard University, explains:

“. . . homeowners are slowly but surely expanding the pace and scope of projects compared to the last couple years.”

And the most common projects they’re tackling are replacing water heaters, HVAC units, and flooring. Energy efficiency is a key consideration too, based on home improvement data from the Census.

What To Prioritize as You Plan Ahead

But just because that’s what other homeowners are doing, it doesn’t mean that’s what you have to tackle. Think about what you’d want to see if you were a buyer. Focus on quick wins that are easy to knock out with the time you have – but, don’t ignore key repairs, especially ones you think could turn off buyers.

While big-ticket items like replacing an old roof or outdated flooring may seem daunting, they can pay off – especially if you focus on projects with the best return on investment (ROI).

An agent’s expertise is key in narrowing down your list to what’s actually worth it. They know what buyers in your area want and they also have data like this report from Zonda to guide you on which updates have the best ROI (see green in the graph below):

That’s why it’s so important to talk to a local real estate agent before you dive into any repairs. Bankrate puts it best:

“As a seller, it’s smart to be prepared and control whatever factors you’re able to. Things like hiring a great real estate agent and maximizing your home’s online appeal can translate into a smoother sale — and more money in the bank.”

It’s not too early to partner with an agent. By starting now, you’ve still got time to space out the work and find any contractors you need to get the job done. If you wait until spring to roll up your sleeves, you risk running out of time – and that means your house may be overshadowed by others who are more buyer-ready.

Bottom Line

If you’re planning to sell this spring, it’s time to start tackling your to-do list. But, before you get started, let’s connect. That way you can make sure you’re spending your time and budget on projects that’ll pay off in the long run.

Send me a list of what’s on your to-do list, and we can prioritize them together.

A History of Ground Rent in Maryland

Ground rent is a distinctive characteristic of Maryland real estate law, especially common in Baltimore City and surrounding counties. It involves a homeowner owning the physical structure of a property but not the land beneath it. Instead, the homeowner leases the land from a ground lease holder and pays a recurring ground rent, typically a small, fixed fee paid twice a year, ranging from $50 to $150 annually . This practice, with origins in feudal England, has a long and intricate history in Maryland, dating back to colonial times . This report explores the historical development, evolution, and current status of ground rent in Maryland, including its impact on homeowners and communities.  

Origin and Historical Context of Ground Rent in Maryland

The roots of ground rent in Maryland trace back to 1632 when King Charles I of England granted Cecilius Calvert, the second Lord Baltimore, ownership of all the land in present-day Maryland . Calvert collected rents from colonists who settled and built on his land, establishing a system of land leasing that laid the foundation for the modern ground rent system. Following the American Revolution, the Maryland legislature broadened this system, granting any landowner the right to demand rent . In the early days, some landowners accepted alternative forms of payment, such as tobacco or even a single red rose, reflecting the historical significance of these tributes .  

Ground rent played a crucial role in Baltimore’s growth as an industrial powerhouse in the early 20th century. It facilitated the development of affordable housing, particularly rows of red-brick rowhouses with their iconic white marble steps. Developers recognized that working-class families could achieve homeownership more easily if they weren’t burdened with the cost of the land. By leasing the land at a minimal cost, developers could use the ground rent payments to generate profits and fuel further construction, expanding affordable housing options in the city .  

It’s important to understand the homeowner’s responsibilities in a ground rent arrangement. While they own the house itself, they are also responsible for maintaining the land and any improvements made to it, including the house . This means that homeowners are not only required to pay ground rent but also bear the costs of property upkeep and renovations.  

However, the ground rent system has always been a subject of debate. While intended to promote homeownership, concerns arose about developers potentially exploiting the system for profit and the possibility of substandard housing conditions emerging due to the separation of land and structure ownership . This tension between affordability and potential exploitation, particularly its contribution to racial disparities in housing, has been a recurring theme in the history of ground rent in Maryland .  

When considering a property purchase in Maryland, it’s essential to understand the distinction between “Fee Simple” and “Ground Rent” listings. “Fee Simple” indicates that the purchase price includes both the house and the land, while “Ground Rent” signifies that the buyer will be required to pay a fee to the landowner .  

Evolution of Ground Rent Laws and Regulations in Maryland

Maryland’s ground rent laws have evolved significantly over time, with notable changes occurring in recent decades. The Maryland legislature has taken steps to address concerns about homeowner protection and transparency in ground rent arrangements. Here’s a timeline of key legislative changes:

• Post-American Revolution: The Maryland legislature empowered any landowner to demand ground rent, expanding the system beyond the original grants by Lord Baltimore .  
• 1959: Delegate Joseph A. Acker introduced a bill to phase out ground rents by requiring that they be sold along with the homes, although this bill did not become law .  
• 2007: The Maryland General Assembly passed comprehensive legislation aimed at reforming the ground rent system . This legislation introduced several key changes:
  • Mandatory registration of ground leases: Ground lease holders were required to register their ground rent properties with the State Department of Assessments and Taxation (SDAT) . Initially, failure to register could result in the extinguishment of the ground rent, but this provision was later ruled unconstitutional .  
  • Elimination of ejectment: The law initially sought to eliminate the ground lease holder’s right to eject a homeowner for non-payment of ground rent . However, this provision was later overturned by the Maryland Court of Appeals .  
  • Notice and cure period: Ground lease holders were required to provide homeowners with a 60-day notice and an opportunity to cure any default before taking legal action .  
  • Redemption of irredeemable ground rents: Previously irredeemable ground rents were required to file a notice of intent to preserve irredeemability, or they would become redeemable .  

   
• 2023: Further legislation was enacted to enhance homeowner protections and simplify the process of redeeming ground rent . These changes included:
  • Expanded notice requirements: Ground lease holders are now required to use specific forms developed by SDAT when billing for ground rent, demanding payment, or taking legal action . This ensures that homeowners receive clear and consistent information about their rights and obligations.  
  • Clarification of registration: A ground lease is not considered registered until it is posted on the SDAT online registry . This promotes transparency and ensures that homeowners can easily verify the registration status of their ground lease.  
  • Repeal of waiting periods: Certain waiting period requirements for homeowners seeking to redeem their ground rent were repealed . This streamlines the redemption process and makes it easier for homeowners to gain full ownership of their property.  
  • Public interest declaration: The Maryland General Assembly declared that it is in the public interest for ground rents to be redeemed . This statement underscores the legislative intent to phase out ground rent arrangements and promote full homeownership.  

   

These legislative changes reflect a growing trend towards empowering homeowners and phasing out the ground rent system in Maryland.

Potential Impact of Ground Rent on Homeowners and Communities in Maryland

Ground rent can have both advantages and disadvantages for homeowners and communities in Maryland.

Positive Impacts:

• Increased affordability: Ground rent can make homeownership more attainable by lowering the upfront purchase price . This can be particularly helpful for first-time homebuyers and those with limited financial means.  

Negative Impacts:

• Financial burden: Ground rent constitutes an ongoing financial obligation for homeowners, which can pose challenges for those with fixed incomes or facing financial difficulties .  
• Risk of foreclosure: Failure to pay ground rent can result in legal action, including liens and foreclosure, potentially leading to the loss of the home . To illustrate this risk, consider the case of Deloris McNeil, a Baltimore resident who lost her home of 20 years due to falling behind on ground rent payments .  
• Complexity and confusion: The ground rent system can be intricate and difficult to navigate, especially for those unfamiliar with its specific rules and regulations . This complexity can lead to misunderstandings and disputes between homeowners and ground lease holders. The opaque nature of ground rent can further disadvantage homeowners and contribute to racialized dispossession .  
• Racial disparities: Studies indicate that ground rent disproportionately affects Black communities and low-income households in Baltimore, exacerbating racial disparities in wealth and housing security .  

Redeeming Ground Rent in Maryland

Homeowners in Maryland generally have the right to redeem their ground rent, which means purchasing the land from the ground lease holder . This allows homeowners to gain full ownership of their property and eliminate the ongoing obligation of ground rent payments.  

The process for redeeming ground rent involves notifying the ground lease holder and submitting an application to the State Department of Assessments and Taxation (SDAT), along with the required fee . The redemption amount is calculated based on a formula that considers the annual ground rent and the year the lease was created .  

Here’s a table summarizing the capitalization rates used to determine the redemption amount:

For example, if the annual ground rent is $100 and the lease was established in 1945, the redemption amount would be calculated as $100 divided by 0.06, resulting in $1,666.67. It’s important to note that legal fees and taxes may also apply during the redemption process .  

To further assist homeowners, the Maryland General Assembly has created a program that provides loans to eligible homeowners to help them redeem their ground leases . This program aims to make it financially feasible for more homeowners to achieve full ownership of their property.  

Significant Legal Cases and Disputes Related to Ground Rent in Maryland

Ground rent in Maryland has been the subject of numerous legal challenges and disputes, often revolving around the respective rights and responsibilities of ground lease holders and homeowners. These legal battles reflect the conflicting interests at play and the ongoing efforts to balance those interests within the framework of Maryland law .  

Here are some notable legal cases related to ground rent in Maryland:

• Muskin v. State Department of Assessments and Taxation (2011): This case challenged the constitutionality of the 2007 law that sought to extinguish unregistered ground rents. The Maryland Court of Appeals ruled that this provision was unconstitutional because it infringed upon the property rights of ground lease holders without due process or just compensation .  
• State of Maryland v. Stanley Goldberg, et al. (2014): This case examined the validity of the 2007 law that aimed to eliminate ejectment as a remedy for non-payment of ground rent. The Court of Appeals held that this provision was invalid because it interfered with the ground lease holder’s reversionary interest in the property, which includes the right to reclaim possession if the ground rent is not paid .  
• Westminster Management v. Smith (2024): This case provided clarity on the definition of “rent” in residential leases, including ground leases. The Supreme Court of Maryland ruled that “rent” refers only to the fixed, periodic payments made for the use and occupancy of the property. Landlords cannot allocate rent payments to cover other obligations, and penalties for late rent payments are limited to 5% of the monthly rent due .  
• Class action lawsuit in Anne Arundel County: This lawsuit challenges the constitutionality of ground rent reforms, arguing that they have rendered ground rent leases worthless and constitute an unconstitutional taking of private property without just compensation .  

These cases illustrate the complexities of ground rent law in Maryland and the ongoing efforts to ensure fairness and balance for both ground lease holders and homeowners.

Current Status of Ground Rent in Maryland

Ground rent remains a legal and relevant aspect of Maryland real estate, primarily concentrated in Baltimore City and some surrounding counties. The state continues to regulate ground rent arrangements, with a strong emphasis on protecting homeowners and ensuring transparency. Recent legislation reflects a clear policy direction towards promoting the redemption of ground rents as a means of phasing out the system .  

Here are some key aspects of the current status of ground rent in Maryland:

• Registration requirement: Ground lease holders must register their ground rents with SDAT to legally collect payments . This requirement helps ensure that homeowners are aware of their ground rent obligations and can identify the rightful owner of the ground lease.  
• Redemption rights: Homeowners generally have the right to redeem their ground rent, purchasing the land from the ground lease holder . This allows homeowners to gain full ownership of their property and eliminate the ongoing ground rent payments.  
• Limited ejectment: While ejectment is still a legal option for non-payment of ground rent, ground lease holders must adhere to strict notice requirements and provide homeowners with an opportunity to cure the default . This protects homeowners from losing their homes without proper notification and a chance to rectify the situation.  
• Financial assistance: The Maryland General Assembly has established a program to provide loans to eligible homeowners to help them redeem their ground leases . This program aims to make it financially feasible for more homeowners to achieve full ownership of their property.  
• Irredeemable Ground Rents Registry: All previously irredeemable ground rents became redeemable after April 1, 2023 . This significant change provides homeowners with the opportunity to gain full ownership of their property, even if their ground rent was previously considered irredeemable.  

Despite the reforms and legal challenges, ground rent continues to have a significant impact on homeowners and communities in Maryland.

Conclusion

Ground rent in Maryland has a long and intricate history, influenced by legal precedents, legislative reforms, and social and economic factors. While initially intended to promote affordable housing, the system has faced criticism and undergone significant changes over time. The current legal framework strives to balance the interests of ground lease holders and homeowners, with a focus on protecting homeowners from exploitation and promoting transparency. However, ground rent continues to present challenges and raise concerns about its impact on homeowners and communities, particularly in Baltimore City.

Recent legislation in Maryland demonstrates a clear shift towards encouraging the redemption of ground rents and ultimately phasing out the system. This reflects a growing recognition of the potential burdens and complexities associated with ground rent, as well as a commitment to promoting full homeownership and greater equity in housing.

The future of ground rent in Maryland is likely to involve continued debate and potential further reforms. As Maryland addresses issues of housing affordability, equity, and community development, the ground rent system will undoubtedly be a key consideration in shaping housing policy and ensuring fair and sustainable homeownership opportunities for all residents.

Richard Iarossi, REALTOR®
Coldwell Banker Realty
1300 Main Chapel Way, Gambrills, MD 21054
443.995.9595 Cell
410.721.0103 Office
richard.iarossi@cbmove.com
richsellshomes.com