You’ve got a property in Maryland—but you’re not there. Maybe a job transfer yanked your zip code overnight. Maybe you inherited a house that’s collecting bills faster than memories. Maybe remote work finally let you choose sunshine over snow. Whatever the reason, you’re juggling two realities: living your life somewhere else while trying to sell a home you hardly ever see. You want clarity, speed, and certainty. You want to avoid endless flights, flaky contractors, wire‑fraud scares, and the feeling that you’re bleeding money on a house you no longer need. This guide gives you a practical, step‑by‑step plan to sell your Maryland house long‑distance—safely, efficiently, and with a sharp eye on the final number that actually hits your bank account.
What This Guide Covers (So You Get Exactly What You Came For)
• A realistic timeline for long‑distance selling (traditional listing vs. direct cash sale)
• Exactly which tasks you must do in person vs. what you can delegate
• Cost breakdowns (repairs, prep, staging, utilities, insurance, travel, and holding costs)
• Secure processes for remote showings, offers, and closings (and avoiding wire fraud)
• How to coordinate vendors like you live next door (without living next door)
• Red‑flag scenarios where selling directly for cash to Simple Homebuyers saves time and money
• Checklists you can copy/paste into your plan today
Quick Definition (So We’re Aligned):
“Long‑distance sale” = you are not physically local to Maryland during prep, listing, showings, inspections, and closing. You may visit once or twice, but most of the sale is coordinated remotely.
Why Long‑Distance Sales Fail (And How You Avoid It)
When long‑distance sales go sideways, it’s usually because of: 1) No single point of coordination; 2) Mis‑sequenced tasks (e.g., scheduling photos before repairs); 3) Surprises on inspection; 4) Wire‑fraud risks; 5) Death by holding costs (mortgage, taxes, insurance, utilities, lawn, pool). Your plan will bullet‑proof each of these.
The Two Main Paths (Choose With Eyes Wide Open)
- Traditional Listing (MLS): Aim for maximum top‑line price, accept timeline and prep risk. Best for: homes in great condition, flexible sellers, patient timelines.
- Direct Cash Sale to Simple Homebuyers: Aim for maximum certainty, minimal time, minimal out‑of‑pocket, and zero showings. Best for: as‑is properties, inherited/estate homes, tight timelines, or when travel/contractor management is impractical.
Big Picture Timeline Comparison
• Traditional Listing: 4–12+ weeks prep + 4–8 weeks on market + 30–45 days escrow = often 3–6+ months. Multiple trips likely.
• Direct Cash Sale: 1 virtual walkthrough + 1 inspection window + closing in as few as 7–21 days, often no travel.
Hidden Cost Reality Check (Use This To Make a Smart Choice)
Even a “high sale price” can net less after:
• Repairs & make‑ready: $2,500–$25,000+ (paint, flooring, fixtures, curb)
• Staging & pro photos/3D tour: $500–$2,500+
• Pre‑inspection & handyman punch list: $300–$1,500+
• Commissions/fees: agent commissions, plus seller credits
• Holding costs (per month): mortgage interest + taxes + insurance + HOA + utilities + yard/pool (often $1,000–$3,000+)
• Travel & time: airfare, car, hotels, time off work
If these numbers create more stress than upside, a direct sale to Simple Homebuyers can win on net and sanity.
Security First: Stop Wire‑Fraud Before It Starts
Before you accept an offer or wire funds, learn how to protect against wire fraud at closing (Consumer Financial Protection Bureau guide). Always verify wiring instructions via a known phone number from your closing company—never from an email link. (Source: https://www.consumerfinance.gov/about-us/blog/mortgage-closing-scams-how-to-protect-yourself/)
Travel: How Often Do You Really Need To Be There?
Minimum effective dose:
• Trip 1 (optional): Initial assessment & vendor onboarding (or do virtually via live video)
• Trip 2 (optional): Final walk‑through before closing (can be delegated to a local rep)
If travel is hard to schedule—or costly—lean into: a lockbox with changeable codes; video walkthroughs; and a “boots‑on‑the‑ground” coordinator (friend, neighbor, or paid service). If you choose a direct cash sale to Simple Homebuyers, travel is typically zero—we buy as‑is and coordinate everything for you.
Prepping & Repairs: What Actually Moves the Needle
Prioritize high‑ROI items you can verify remotely:
• Exterior: mow, edge, trim, refresh mulch, pressure wash, touch‑up paint, fix loose hardware.
• Interior: paint in light neutrals; replace tired carpet with durable LVP; modern lighting; deep clean; declutter.
• Safety & function: fix leaky plumbing, broken outlets, loose handrails; service HVAC; replace missing smoke/CO detectors.
Remote Coordination Tips:
• Require photo/video timestamped updates and before/after shots from vendors.
• Use a single shared folder (Google Drive) for estimates, W‑9s, receipts, and warranties.
• Pay by milestone (deposit, rough‑in, completion), not 100% upfront.
If this list makes your eyes glaze over (or your budget groan), skip the scope creep and sell as‑is directly to Simple Homebuyers. We’ll price transparently and you keep your cash (and weekends).
Listing: If You Go MLS, Do It Like a Pro
Must‑have assets:
• 25–40 professional photos (no phone pics)
• 3D tour + floor plan (buyers love spatial context)
• Honest, benefit‑driven description (avoid over‑promising)
• Showing protocol (clear windows for showings; no random pop‑ins)
• Pre‑inspection (optional) to reduce renegotiations
What Listing Actually Costs (Typical Ranges)
• Photos/3D/floorplan: $350–$800
• Staging (occupied/partial): $300–$1,200; (vacant/full): $1,000–$3,000+/mo
• Make‑ready handyman: $500–$3,500+
• Landscaping refresh: $200–$800
• Deep clean: $200–$500
• Pre‑inspection: $300–$600
• Commissions: standard market rates
• Seller credits: 1–3% if repairs arise late
• Holding costs: continue until close
Marketing That Works (Even When You’re Not There)
• Feature a polished 3D tour so serious buyers pre‑qualify themselves
• Weekly check‑ins with your agent (or yourself if FSBO): traffic, feedback, price strategy
• Re‑price decisively if you miss the first two weeks’ momentum
Compliance & Scams: Common Remote‑Sale Risks
• Wire instructions sent via spoofed email (always call a known number to verify)
• Fraudulent “mobile notary” links—use your title company’s vetted vendors only
• Unlicensed contractors soliciting deposits—pay in tranches, verify insurance/bonding
Read the FTC’s moving company scam tips to protect yourself when you relocate or ship belongings: https://consumer.ftc.gov/articles/0249-moving
Maintenance While You’re Away (Curb Appeal = Credibility)
• Lawn/landscaping: mow every 1–2 weeks, edge, blow, prune
• Exterior checks: remove flyers/newspapers; check for mail overflow (use USPS Hold Mail request): https://www.usps.com/manage/hold-mail.htm
• Interior: thermostat set to protect HVAC; trickle faucets in freezes; smart leak sensors
• Security: smart cameras, timed lights; neighbor “eyes on”
A shabby exterior quietly tells buyers, “No one cares”—and invites low offers.
Remote Showings Without the Chaos
• Smart lockbox with one‑time codes
• Agent‑accompanied showings with ID capture
• No valuables on site; store documents off‑prem
• Weekly cleaning/light reset after showings
Negotiations From Afar: Stay in Control
• Require proof of funds (cash) or strong pre‑approval (loan) with offer
• Set tight option/inspection periods to minimize time lost
• Clarify which fixtures convey; avoid last‑minute disputes
• Prefer clean offers with fewer contingencies if timelines matter
Inspection, Appraisal & Repairs—How To Navigate Remotely
• Pre‑inspection (optional) to surface deal‑killers early
• If buyer’s inspection finds issues: offer targeted credits vs. re‑contracting repairs from afar (credits = less coordination, faster close)
• Appraisal gaps: be prepared with comp package (photos, updates, features) your agent can submit
Title & Closing—The Remote‑Friendly Playbook
• Confirm your closing company supports remote online notarization (RON) or mobile notary where legal
• Triple‑verify wiring instructions by phone (no email changes)
• Align proceeds: one account, one set of instructions, one verified contact
• If estate sale: ensure letters testamentary/authority docs are current and accepted by title
When a Direct Cash Sale to Simple Homebuyers Beats Listing (By a Lot)
Choose a guaranteed, fast, as‑is sale if you’re facing:
• Tight relocation deadline or new‑build completion date
• Estate or inherited property with unknown repair history
• Tenants or occupant coordination challenges
• Deferred maintenance or big‑ticket systems (roof/HVAC/plumbing) you can’t tackle remotely
• Budget fatigue from holding costs, insurance, and utilities
How a Direct Sale to Simple Homebuyers Works (Step‑By‑Step)
- Virtual Walkthrough: Phone or video—tell us what you know; we’ll ask the right questions.
- As‑Is Offer: Transparent numbers. No commissions. No closing costs. No repairs.
- On‑Site Confirmation: Quick access window; we validate scope (no buyer tours every afternoon).
- You Pick the Close: As fast as 7–21 days—or a later date so you only move once.
- Pack What You Want; Leave the Rest: We handle the clean‑out.
What You Net (Concrete Example)
Scenario A: Traditional Listing
• List price: $425,000; contract: $420,000
• Prep/staging/photos: $3,500
• Repairs/credits post‑inspection: $7,000
• Commissions/fees: standard
• Holding (3 months): $6,000
• Travel (2 trips): $2,000
• Estimated net after all costs: materially lower than top‑line price
Scenario B: Direct Sale to Simple Homebuyers
• Cash as‑is offer: competitive, transparent
• Commissions: $0
• Repairs: $0
• Closing costs: covered by Simple Homebuyers
• Holding: ~3 weeks
• Travel: $0
• You net a simpler, faster, highly predictable outcome—often comparable when you tally true costs and time value.
Copy‑and‑Paste Checklists (So You Can Start Today)
Long‑Distance “Day 1” Checklist
[ ] Switch utilities to your name (if inherited) and set economical temps
[ ] Order recurring lawn & exterior maintenance (bi‑weekly)
[ ] Place USPS Hold Mail or forward mail to your current address
[ ] Photograph every room + exterior (baseline condition record)
[ ] Create a shared folder for quotes, receipts, docs
[ ] Choose your path: traditional listing vs. direct cash offer from Simple Homebuyers
Vendor Onboarding Checklist
[ ] Get 2–3 quotes (licensed/insured only) with itemized scope
[ ] Require start/finish dates; pay by milestones
[ ] Request before/after photos and a final walk‑through video
[ ] Confirm warranty terms in writing
Security & Closing Checklist
[ ] Enable 2FA on email accounts used in the transaction
[ ] Call (don’t email) your title company to verify wiring
[ ] Use one secure bank account for proceeds
[ ] Confirm notary options (RON/mobile) and ID requirements
Communication Cadence (So Nothing Slips)
• Weekly summary email: repairs status, showings, offers, risks
• Single owner‑rep for decisions; CC backup contact
• Hard deadlines for each milestone; green/yellow/red status
Tax & Recordkeeping Tips (Not Tax Advice)
• Keep every invoice and receipt (make‑ready, travel, utilities)
• Track days vacant vs. rented (if applicable)
• Ask your tax pro about deductibility of selling costs and holding expenses
How Simple Homebuyers Makes Long‑Distance Sales Feel Local
• Single point of contact—from first call to closing
• On‑the‑ground coordination (access, vendors, photos)
• Transparent offers (line‑by‑line logic), no junk fees
• Flexible closings: fast or aligned to your move
• As‑is purchases: take what you want, leave the rest
Common “What Ifs” (Answered)
• What if I can’t afford repairs? You don’t need to—sell as‑is to Simple Homebuyers.
• What if my buyer’s lender drags their feet? Cash buyers like Simple Homebuyers don’t need lender approvals.
• What if I have tenants or family still in the home? We’ll work with you on respectful timelines and transitions.
• What if I start listing and change my mind? Request a cash offer from Simple Homebuyers anytime.
Strategic Downsides to the Traditional Route (So You’re Not Surprised)
• Time kills deals: every extra week invites new issues
• Inspection re‑trades and appraisal gaps reduce net
• Juggling vendors and showings from afar drains time and energy
• Holding costs compound silently month by month
Why a Cash Offer Often Wins on “Net” (Not Just Speed)
When you subtract real costs of repairs, credits, staging, travel, idle months, and stress, the simple path can match or beat the “pretty number” a listing promises—especially when real life throws curveballs mid‑escrow. That’s why so many remote sellers choose Simple Homebuyers.
Internal Resources To Go Deeper (From Simple Homebuyers)
• Learn exactly how our process works from first call to close: how we buy houses for cash (anchor to https://www.simplehomebuyers.com/)
• Considering skipping repairs? Read why it’s often smarter to sell your house as‑is in Maryland (anchor to https://www.simplehomebuyers.com/sell-your-house-as-is-in-maryland/)
Credible External Guides (For Safer, Smoother Closings)
• Avoid wire‑fraud scams during closing by following CFPB’s guidance on how to protect against wire fraud at closing (https://www.consumerfinance.gov/about-us/blog/mortgage-closing-scams-how-to-protect-yourself/)
• If you’ll be out of town, you can place a USPS Hold Mail request to prevent overstuffed mailboxes and signal that the home is still cared for (https://www.usps.com/manage/hold-mail.htm)
• Learn how to avoid moving company scams and pick reputable movers with the FTC’s practical checklist (https://consumer.ftc.gov/articles/0249-moving)
Images You Can Add (Optional)
• “From Afar to Sold” flowchart (path: Direct Cash vs. MLS)
• Cost Breakdown bar chart (Repairs, Staging, Holding, Travel)
• Secure Closing Checklist graphic (3 steps to verify wiring)
Final Word: You Don’t Need to Be Here to Be in Control
Selling a house you don’t live near is hard—unless you put the right system (and people) in place. If you want maximum price and can invest the time, the traditional path can still work. If you value certainty, simplicity, and a clean timeline, a direct as‑is sale to Simple Homebuyers could be the better business decision. Either way, use this playbook to keep your stress low, your timeline tight, and your net number high.
Ready to see both options side‑by‑side—with real numbers for your property? Reach out to Simple Homebuyers today. We’ll show you a transparent, line‑by‑line comparison and a guaranteed as‑is cash offer so you can choose the path that’s best for you.
Call Simple Homebuyers at (240) 776-2887.