April 1 : your deadline to list and take advantage of the Spring market in the Baltimore Area! It’s the ideal time to list your property, but will you be ready? This guide gives you the drop-dead dates you need to hit to be on the market when it matters most!
I’ve been in the Baltimore real estate industry since 2008. I specialize in representing sellers in the Greater Baltimore Area and pride myself on a data-driven approach. I did the research, and in recent years, Baltimore City typically sees the highest volume of residential real estate contracts in April. Baltimore County is usually May. If you plan to sell this year, be on the market by April 1 to capture the height of the spring market. Here's your timeline of drop-dead dates to get it done! And I'm here to help!
Why is Spring such a favored time to sell real estate?
In the Baltimore Area, Spring has long been the coveted time to list a property. For Baltimore City, 2024 Bright MLS data shows that the month with the highest number of properties to go under contract was April, and the month with the highest number of properties to close was May, which makes sense as most contracts close roughly 30 days after acceptance. May’s 670 residential closings over $100K nearly doubled the volume of the lightest closing month of January 2024, with 349 sales. Baltimore County’s Spring rush was slightly later, with the highest number of properties to go under contract in May, and the highest number of properties to close in June. Here again, June’s 835 residential closings over $100K were staggering compared to the lightest month of January 2024 with 501.
So why is Spring THE time to list? Consider the following reasons :
Families with children often prefer to move when school is out. Since the last day usually falls in about mid-June and most contracts take 30 days to close, a family may aim to get a home under contract by mid-May.
When I regularly represented buyers, I found that the average serious buyer would see 12 homes before making an offer. Typically, this would take 2-6 weekends of showings. So, for someone who wants to be under contract by mid-May, starting the search in early to mid-April would make sense.
What about the folks without kids? Many people prefer to move when the weather is warmer and more reliable. The winter months are packed with the holidays and family time as well as inclement weather. Who wants to move into a new home when there’s snow and ice in the forecast?
Spring not only brings nicer weather, making showings more pleasant, but it also brings longer daylight hours so evening showings are more feasible.
With the onset of Spring, lawns are green, flowers are in bloom, and exterior photos look much more attractive than they would in some of the colder months.
Because Spring has become the time to start the housing search for many, it becomes the best time to list for sellers. Droves of buyers enter the market, so demand increases, which positions you best to sell more quickly and for better terms than you may earn selling at another time of the year. It’s an optimal time to capture motivated buyers.
Timeline To Sell Your Baltimore-Area Property In Spring 2025
Even the best-maintained homes may need a little sprucing up before it’s time to sell. And it’s not just about tightening up the actual home, but also cleaning up any outstanding bills, gathering detailed information about your property, and yes, of course, doing things in the actual house like getting ahead of repairs before contractors are booked several weeks out, and decluttering. Here’s your guide/drop-dead deadlines to be ready to list by April 1, 2025!
Appeal Your Property Taxes - Now/Before Feb 1
Whether you live in Baltimore City or Baltimore County, your jurisdiction assesses your property’s value every three years. Your home’s value on the notice is the basis for your annual property taxes. The problem is your county is working off limited data to determine your property’s value and it may not be accurate. If you just received an updated valuation in January 2025 and you believe your property’s worth is overstated, you need to appeal the valuation. You have 60 days to do so and the deadline is stated on the valuation notification you received in the mail. Overinflated property taxes can be a deterrent for a buyer, so it’s worth submitting the appeal before the deadline lapses. And, the earlier the better as after you submit, you have to go to an appeal and then wait for the results. Do this now!
Understand Your Net Number - 2.5 Months Before – By Jan 15
Find out what you can expect to earn on closing day. You’ll first want to obtain an official loan payoff from your mortgage provider. Don’t use the loan balance on your mortgage statement as the payoff amount. Most lenders charge some fees in connection with paying off the loan. Call your lender and request an official payoff quote to determine how much will be collected from you at closing to pay off your mortgage. Next, you’ll want to consult with a realtor to get a “net sheet” which is a breakdown of what your home could sell for and what you can expect to earn after paying off the mortgage and various other fees such as broker commissions, title fees, transfer and recordation taxes, property tax prorations, water bill prorations, etc. Don’t get way down the line in preparing your home without first understanding what you could earn and if it makes sense for you to sell this year.
Talk To Your Agent About Latent Defects and Repairs - 2 Months Before - By Feb 1
In Maryland, as a seller you are required to disclose or properly repair latent defects regarding your property. A latent defect is something that may not be visible to a buyer’s naked eye that can pose a health or safety risk to a buyer, occupants, or guests. Discuss with your agent what your latent defects are and determine what will be fixed and what will be disclosed when the property is listed. Having an issue fixed makes your property more appealing, but if you are unable or unwilling to repair it, you must disclose it. Talk to your agent about latent defects and other repairs that should be done prior to listing, then research, hire, and manage the completion of the work. Reputable contractors may be booked for weeks, so jump on this early so your listing date is not delayed. Not sure who to hire? I can give you some guidance.
Pay Off Outstanding Bills - ASAP! But At Least 1.5 Months Before - By Feb 15
Address outstanding water bills and citations. If you’re not current on your water bill, pay it off in full. A good buyer’s agent will look up the water bill on your property before preparing an offer on the buyer’s behalf. Because the water bill history is not available online, just the outstanding amount, a large bill could cause a buyer to think there’s a leak at the property. Don’t take the risk of potentially deterring a buyer.
A good buyer’s agent will also research outstanding property citations and violations on the property, so if you’ve received a bill from the county for trash accumulation, high grass and weeds, etc, pay it off or appeal it so these bills don’t put off a buyer.
Paying these a month and a half before listing provides time for the payments to clear so the online records are favorable.
Gather Info From The HOA/Condo Association - 1 Month Before - By March 1
If your property is part of an HOA or condominium, pay off (or dispute) any outstanding bills and violations prior to listing. Also, gather information on what the current fees are, their cadence (monthly, quarterly, annually), when they are expected to increase, if there are currently any special assessments or impending special assessments to cover the costs for capital expenditures (pertains to condos), when the last reserve study was done (pertains to an inspection for condos), and what the new owner gets in exchange for these fees (i.e. use of amenities, lawn maintenance, snow removal, etc). Lastly, ask what it costs to order the resale package. A seller within a condo or HOA is required to order a resale package once a buyer’s offer is accepted. The resale package includes the rules, regulations, bylaws, etc for the condo or HOA. The association will charge the seller for compiling and providing these documents.
Declutter - 1 Month Before - Start March 1, Complete By March 21
When preparing your home for sale, one of the most important steps is decluttering. A clutter-free space allows potential buyers to envision themselves living in the home, as it creates a sense of openness and highlights the property's best features. Start by removing personal items such as family photos, excessive decor, and any items that may distract from the room's functionality. Consider organizing closets, cabinets, and storage spaces to give the impression of ample space. By simplifying your home’s interior, you make it easier for buyers to focus on the property itself, which can ultimately lead to a quicker sale and potentially a higher offer. I tell my client’s make it so decluttered, it feels sparse to you.
Deep Clean - 1 Week Before - Complete By March 24
A deep cleaning before listing your home is essential to make a strong first impression. Buyers often expect homes to be spotless, and a professionally cleaned property signals that it’s been well-maintained. This includes cleaning carpets, windows, and hard-to-reach areas like baseboards and vents, which can easily be overlooked. A fresh, clean environment makes your home more inviting and allows potential buyers to focus on the features of the space rather than any dirt or wear. A clean home can also help to enhance your listing photos, making your property stand out in a competitive market. I can help you nail down a cleaning company if needed.
Zero In On Price - 1 Week Before - On March 24
This action item is on me! In the week leading up to listing your home, I will review the most current market data and check comparable sales (comps) one last time to ensure we set the right price. Remember, I will get you a net sheet, but that will likely be around February, so it’s important that I do another look as similar homes could have sold in your area since February that might cause us to tweak the price before listing, most times it’s in your favor! This final review helps position your home for the best possible response when it hits the market.
Get Professional Photos - 5 Days Before - By March 26
A professional photographer is essential for presenting your home in its best light, ensuring it stands out in today’s competitive market. High-quality, well-lit photos highlight your home’s key features and make a lasting impression online. Better pictures lead to more clicks, which translates into more showings and ultimately a higher chance of receiving offers. In a world where buyers often make decisions based on images, investing in professional photography is one of the most effective ways to maximize your home’s visibility and attract serious interest. Best of all, I cover the cost of the professional photos for you!
If you want to sell in Spring 2025, the time to get started is now!
If you want to sell your Baltimore Area home this Spring, the time to get started is now! By adhering to this timeline, you’ll space out the to-dos so things won’t feel overwhelming, while still securing a spot to get ahead of repairs and other functions where you need to rely on outside professionals. And of course, I’m here to help every step of the way!
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