How foreclosure works in Maryland, the notice and mediation rights you have, and your real choices, including selling before a sale date.
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Under federal rules, a mortgage servicer generally can't make the first foreclosure notice or filing until the loan is more than 120 days delinquent.
Source: 12 CFR 1024.41(f)(1)
In Maryland, your lender must send a written notice of intent to foreclose at least 45 days before filing, by certified and first-class mail. It can't file until 90 days after the default or 45 days after that notice, whichever is later. The notice must state the amount needed to catch up and recommend housing counseling.
For an owner-occupied home, you can ask the court for foreclosure mediation to discuss options like a loan modification. The request is due within 25 days after the lender's final loss mitigation affidavit is served on you or mailed to you, with a $50 filing fee that the court may reduce or waive if you qualify.
Maryland law lets you cure the default and reinstate the loan by paying all past-due payments, penalties and fees up to 1 business day before the foreclosure sale. Your lender must give you the payoff amount for reinstating if you ask.
If you can afford the home going forward, call your servicer about a repayment plan or loan modification, and use mediation if you're offered it. A free HUD-approved housing counselor can help; find one with the CFPB's Find a Counselor tool.
If keeping the house isn't realistic, a cash sale can close in as little as 7 days and pay off the loan before a sale date, so any equity goes to you. There are no fees or commissions, and no obligation to take the offer.
If the process is early and you have equity, listing on the open market often brings a higher price. We'll show you the cash offer next to what listing could net so you can pick.
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
This page explains the general process under Maryland and federal rules. It isn't legal advice. Your loan and your situation may differ, so talk to a housing counselor or an attorney about your case.
Your lender has to send a written notice of intent to foreclose at least 45 days before filing, and generally can't file until 90 days after the default or 45 days after the notice, whichever is later. Federal rules also generally hold off the first filing until you're more than 120 days behind.
Maryland law lets you reinstate the loan by paying all past-due payments, penalties and fees up to 1 business day before the foreclosure sale. Ask your lender for the reinstatement amount; they must give it to you on request.
Often, yes. A sale that closes and pays off the loan before the foreclosure sale typically ends the case. A cash sale can close in as little as 7 days, so it helps to talk to us and your servicer as early as you can.
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.
Know your numbers before you decide.
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