By Adam Chubbuck, Team Leader, Team Alpha Charlie of Douglas Realty. Retired U.S. Navy Chief. Licensed in Maryland and Virginia.
After more than 350 closings, the same questions come up over and over. Here are the honest answers to the ones I hear most.
From Buyers
How much do I need for a down payment?
Less than most people think. Conventional loans start around 3 to 5 percent for qualified buyers, FHA is 3.5 percent, and VA and USDA can be zero down.
The bigger surprise is usually closing costs, not the down payment. Plan on roughly 3 to 5 percent of the purchase price on top, and know that Maryland’s transfer and recordation taxes make that higher than in many states.
What credit score do I need?
Lenders commonly look for 620 or higher for conventional, 580 for FHA with 3.5 percent down, and around 580 to 620 for VA, though the VA itself sets no minimum.
If you are in the 600s, you almost certainly have options. Talk to a lender before you rule yourself out.
Should I wait for rates to come down?
Rates have been range bound in the mid to high 6s for a long stretch and nobody reliably forecasts where they go. Meanwhile Maryland prices rose 3.3 percent year over year as of June 2026.
You can refinance a rate. You cannot refinance a purchase price.
That said, waiting is the right call if your income is unstable, your reserves are thin, or you might move within two or three years.
How fast do I have to move?
Faster than you expect. Maryland REALTORS reported an 8 day median time to contract in Anne Arundel County for June 2026. Get underwritten pre-approval before you tour, and decide your offer strategy in advance.
Can I lose my earnest money?
Only if you walk for a reason your contract does not protect. Your contingencies cover inspection, financing, and appraisal issues. Cold feet is not a contingency, and neither is missing a deadline.
Do I really need an agent?
You are not required to have one. Just know that the listing agent works for the seller, and in new construction the model home representative works for the builder. Without your own representation, you are the only party in the transaction without someone on your side.
From Sellers
What should I fix before listing?
Fix what is broken, not what is dated. Prioritize active leaks, an aging water heater, electrical and GFCI issues, missing handrails, wood rot, and basement moisture.
Then paint, declutter, deep clean, and tidy the yard.
Skip the kitchen renovation. It rarely returns its cost, and buyers usually want to pick their own finishes.
How much is my house worth?
More than an online estimate can tell you. Automated valuations cannot see your condition, your updates, or, in this county, whether you have water access rights.
The real number comes from recent comparable sales near your address, adjusted for your specific property.
Should I price high to leave negotiating room?
No, and this is the most expensive common instinct in selling.
Buyers filter by maximum price and never see listings above their ceiling. Pricing above your comps does not create room, it removes you from the searches of the buyers who would have competed hardest for your house.
How long will it take to sell?
Depends entirely on your submarket and price band. Median times to contract in Anne Arundel, Howard, and Baltimore Counties ran 7 to 8 days in June 2026, but waterfront and upper bracket property routinely takes months, and that is normal for those segments.
What are my closing costs as a seller?
Commission, loan payoff, prorated taxes, and Maryland’s transfer and recordation taxes, which on a median priced Anne Arundel home run roughly $11,700.
Who pays those transfer taxes is set by the contract, not by law. That makes it a negotiating lever most sellers never use.
Is now a good time to sell?
Usually a better question is whether now is a good time for you. If you need to move, the market conditions are secondary. Inventory has improved but remains tight in most of this corridor, and well prepared homes are still selling quickly.
The One Nobody Asks But Should
“What would you do if this were your house?”
Ask your agent that. Directly. The answer tells you whether you are getting advice or a sales pitch.
I would rather tell a client to wait, or to keep renting, or to skip a renovation they were about to do, than win a transaction that does not serve them.
Got a Question That Is Not Here?
Ask me. There is no such thing as a dumb question about the largest transaction most people ever make, and I would rather answer it now than have you guess.
Reach out to Team Alpha Charlie of Douglas Realty, or start with a free Maryland home valuation if you are curious where you stand.
Market figures reflect Maryland REALTORS Housing Statistics June 2026 and Anne Arundel County and Maryland published tax rates. Credit and loan requirements are set by individual lenders and vary. This is general information, not lending, tax, or legal advice.
I am Adam Chubbuck, Team Leader of Team Alpha Charlie of Douglas Realty. Retired U.S. Navy Chief, licensed in Maryland and Virginia, and I have closed more than 350 homes over the past five years across the Baltimore to Annapolis corridor. My team serves buyers and sellers throughout Anne Arundel County, Howard County, Baltimore County, Baltimore City, and the surrounding markets, with deep experience supporting military, veteran, and Department of Defense families.
443-347-6692 | [email protected] | TACMD.com
Smile more,
Adam Chubbuck
