Straight answers to fair questions.
Do you charge any fees or commissions?
No. We are the buyer, not your agent, so there is no commission, and we charge no fees of any kind. We also pay the standard seller closing costs. The written offer amount is what you receive at closing, less anything you owe on the property (mortgage payoff, unpaid taxes, or liens, which the title company pays off from the proceeds).
How do you come up with the offer?
We start from what comparable houses in your neighborhood sell for after being fixed up, then subtract the actual repair costs, our carrying and resale costs, and our margin. We show you the math. A cash offer is below full retail. The trade is a lower number for a fast, certain sale that costs you nothing, and if listing would clearly net you more, we tell you.
How fast can you close?
As fast as the title work allows, often within a few weeks of a signed contract. Just as useful: we can close slowly. If you need to stay through a school year or wait out a probate timeline, you pick the date.
Do I need to clean out or repair anything?
No. As-is means as it sits. Take what you want and leave the rest (furniture, junk, a full attic). We handle the cleanout after closing.
Are you real estate agents?
The principals of Old Line Home Buyers are licensed Maryland real estate agents, but in a purchase from you we act as buyers for our own account, not as your agent, and we confirm that in writing. The license means we can honestly show you what listing would net as the alternative.
Are cash home buyers legit?
Some are, some are lead generators, and some are wholesalers who never intend to close. Check five things: the entity on Maryland’s SDAT business search, proof of funds in that entity’s name, the licensed Maryland title company that will run settlement, the math behind the number, and the written assignment disclosure Maryland law has required since October 1, 2025. We pass all five and put them in one written offer.
How is selling to you different from listing with a real estate agent?
A listing puts the house on the open market for the highest price a financed buyer will pay, after repairs, showings, a commission of 5 to 6 percent, seller closing costs and two to four months of carrying costs. Selling to us is one written cash offer, usually within a day, no repairs, no commission, no fees, and a closing date you pick. Our number is below full retail, and the written offer shows that math next to a listing estimate so you can choose.
What makes you different from other cash buyers?
We are a Maryland family run buyer based in Clarksville, not a national lead site and not a wholesaler. Our entity is on the contract and at the closing table, we never assign, we show the math behind the number, and our principals are licensed Maryland agents who will tell you when a listing would net more.
Can I sell my house if I still have a mortgage?
Yes. The licensed Maryland title company orders the payoff from your lender, pays it from the sale proceeds at settlement, and records the release. You receive what is left. If the payoff is more than the house is worth, that is a short sale and needs the lender’s approval; tell us early and we work on the lender’s timeline.
Where in Maryland do you buy houses?
Howard, Harford, Carroll, Baltimore, Anne Arundel, Montgomery, Prince George’s, Frederick, Charles and Washington counties, and Baltimore City. Each has its own page with the county rules for sellers. If you are nearby but not listed, call anyway. The answer is usually yes.
How do I get a cash offer on my house?
Send the address and a few words about the condition through the form or by phone. We look at the house in person, or on a video walkthrough if you are out of state, and you have a written offer with the math shown, usually within a day. No obligation and no cost.
What happens after I accept your offer?
We sign the contract and the earnest money goes to a licensed Maryland title company. The title company runs the title search, orders your mortgage payoff and any lien payoffs, and schedules settlement for the date you chose, usually two to three weeks out. You sign at the title company or remotely, and the proceeds are disbursed at settlement.
What documents do I need to sell my house to you?
A photo ID, your most recent mortgage statement if there is one, and the Maryland Residential Property Disclosure and Disclaimer Statement, which we provide. Then whatever is specific to the house: letters of administration for an estate, a power of attorney if someone signs for the owner, the association contact for an HOA or condo, the ground rent details for a Baltimore rowhome. The title company pulls the deed.
Can a cash offer fall through, and can you prove you have the funds?
Our contract has no financing, appraisal or inspection contingency, so none of those can sink it. Ask for proof of funds in our entity’s name; we send it with the offer, and the earnest money sits with the title company. The one thing that can delay a closing is a title problem, and the title company clears it.
What are my rights under Maryland’s wholesale disclosure law?
Under Chapters 508 and 509 of 2025 (House Bill 124 and Senate Bill 160, effective October 1, 2025), a wholesale buyer of owner-occupied residential property must disclose in writing, before you sign, that they may assign their equitable interest in your contract. If that disclosure is not provided, you have the right to rescind before closing without penalty. We provide this disclosure on every applicable contract.
Is a cash sale right for me?
Honestly, not always. If your house is in good condition and your timeline is flexible, listing it will usually net you more money. A cash sale wins when condition, speed to close, or certainty matter most: estates, tax or foreclosure deadlines, major repairs, difficult tenants, or a move that can’t wait.
Is there any obligation or pressure?
None. The offer is free and written, you can take time to think it over and show it to anyone you trust, and "no" never hurts our feelings.
Something we didn’t cover? Call (443) 505-7653 or start with the offer form.