What to Do With Inherited Land in Maryland: Options, Costs, and the Fastest Way to Cash Out

If you’ve recently inherited land in Maryland, you’re probably juggling two kinds of pressure at once: emotional pressure (because this property is tied to someone you cared about) and logistical pressure (because land ownership comes with bills, paperwork, and decisions). Inherited land in Maryland can feel like “free money” at first—until you realize how many moving parts are attached: probate timelines, sibling or cousin disagreements, taxes, title questions, and the simple fact that land doesn’t always sell quickly.

This guide walks you through what to do next, how each selling path works, what it typically costs, and how to avoid the most common mistakes. If you want the simplest route, we’ll also explain how selling directly to Simple Homebuyers can turn inherited land into cash without listing, repairs, or months of waiting.

Step 1: Make sure you actually have the legal right to sell

Before you worry about buyers, pricing, or marketing, you need to be sure you can legally transfer ownership. Many inherited properties—including land—can’t be sold until the right person has authority to sign the contract and deed.

In Maryland, the process often starts with probate (unless the property passed to you through a trust, joint ownership with rights of survivorship, or a beneficiary deed structure—depending on how the estate was set up). In practical terms, that usually means the estate must be opened and a personal representative (executor) must be appointed before the sale can proceed.

A good overview of the steps and typical timeline can be found in the Maryland estate administration step-by-step guide. That resource helps you understand what “being able to sell” looks like at each stage—especially if the land is part of a regular estate and requires inventories, notices, and approvals.

If you’re the executor, you’ll want to follow a clear task list so nothing slips through the cracks. This is where an internal checklist is helpful—review our executor checklist for Maryland probate so you can keep paperwork, deadlines, and property tasks organized while you decide what to do with the land.

Important note: This article is educational and not legal advice. If you’re unsure about your authority to sell, it’s smart to confirm with a local estate attorney or the Register of Wills for the county where the estate is filed.

Step 2: Confirm what you own (and what might be attached to it)

With inherited land, the biggest “gotchas” usually aren’t obvious from the street. The land can look simple—an empty lot, a wooded parcel, a farm field—yet still have issues that affect value and salability.

Here are the items to verify early:

1) Title status and ownership history. Make sure the deed is properly transferred (or transferable) and the legal description matches what you believe you inherited. If multiple heirs are involved, confirm exactly how the deed will be held (as tenants in common is common in inheritance situations).

2) Back taxes, liens, or judgments. Any encumbrance can reduce your net proceeds. A buyer will typically require clear title or a plan to clear it at closing.

3) Zoning, access, and buildability. Land value depends heavily on what can legally be built and whether the property has legal access. A “landlocked” parcel can be hard to sell without an easement.

4) HOA or subdivision restrictions. Some rural and suburban parcels come with recorded covenants.

5) Utilities and feasibility. If the property needs well/septic, buyers will care about soil testing and approvals.

A quick starting point for basic ownership and tax details is the Maryland SDAT Real Property Data Search. It’s not the whole story, but it helps you confirm parcel data, assessed value, owner history, and tax account links.

If this feels like a lot, that’s normal. Land is “simple” only when it’s already clean, accessible, and easy to finance—which is not the case for many inherited parcels.

Step 3: Decide what “winning” looks like for you

When people think about selling inherited land, they often focus only on price. But the best choice depends on what you value most:

Speed: Do you need cash quickly to pay estate expenses, settle debts, or relieve financial strain?
Certainty: Do you want to avoid months of showings, buyers backing out, and inspections?
Privacy: Do you want to keep the situation quiet rather than advertising the inheritance?
Simplicity: Do you want to avoid clearing brush, surveying boundaries, or dealing with title headaches?

You can get top dollar sometimes—but it usually requires time, cleanup, and a buyer who can navigate land financing. If time and simplicity matter most, a direct sale may be the most practical outcome, even if it’s not a “highest possible” list price.

Option A: Offer it to family first

One fast way to find a potential buyer is to offer the land to family members. This can make sense when the property has sentimental value, a family history, or a practical use (hunting land, a future homesite, or a place to keep as a legacy).

That said, selling inherited land to family comes with predictable challenges.

First, pricing expectations can get uncomfortable. Family members often expect “special pricing” because they view the property as part of a shared story rather than a market asset. If you need the full value to meet your own financial needs, a discounted family sale can quietly turn into resentment.

Second, disagreements can linger. Even if everyone is polite in the moment, land sales can reopen old family dynamics—especially if multiple heirs feel entitled to control the decision.

Third, family financing can slow things down. If the family buyer needs a loan, they may run into the same obstacles other buyers face: lenders are often stricter about land, requiring larger down payments, clear access, surveys, and proof of buildability.

If you want to avoid any family tension or financing delays, you can skip the family route and request an offer from a professional buyer. Simple Homebuyers can evaluate inherited land and present an option that prioritizes speed and certainty—without putting your family relationships in the middle of a financial negotiation.

Option B: Sell the land yourself (FSBO)

Selling inherited land FSBO (for sale by owner) sounds appealing because you avoid agent commissions. But land is not sold the same way houses are sold, and many landowners discover that quickly.

Marketing is harder. A house sells with kitchens, bathrooms, and “feel.” Land sells with facts: zoning, access, surveys, soil info, perc results, and feasibility. If you can’t answer those questions quickly and confidently, many serious buyers move on.

Photos matter more than people expect. A blurry photo of woods or a field doesn’t inspire urgency. Good land listings use clear aerial images, boundary overlays, road frontage shots, and nearby landmark references.

You may need upfront work. Some buyers won’t even consider making an offer until you provide a survey or confirm property corners. If brush and overgrowth hide the parcel’s features, you may need clearing just so buyers can walk it.

Negotiations and paperwork are more complex. Land contracts often involve contingencies for feasibility studies, perc tests, zoning verification, and sometimes subdivision approvals. Those contingencies protect buyers, but they can also stretch your timeline and increase the chance the deal collapses.

FSBO can work if you have time, the parcel is clean and buildable, and you’re comfortable handling documentation. If you want to avoid the upfront spend and the learning curve, a direct sale to a local buyer can eliminate most of that friction.

Option C: List with an agent who sells land

If you don’t want to sell land yourself, a good land-focused agent can be helpful. An experienced agent may bring:

Better pricing strategy based on comparable land sales
Access to buyers and builders looking for lots
Better listing quality and marketing reach
Guidance through negotiations and contingencies

But you still need to be realistic about the downsides:

1) Time. Land listings can sit longer than houses, especially if the parcel is rural, oddly shaped, landlocked, or requires feasibility work.

2) Out-of-pocket costs. You may still need clearing, surveys, or documentation to attract qualified offers.

3) Commissions and closing costs. Agent commissions reduce net proceeds, and you may still pay standard seller costs.

If your main priority is to maximize price and you’re not in a hurry, listing can be appropriate. But if speed and simplicity are the priority—especially when probate, taxes, and family stress are already heavy—selling directly to Simple Homebuyers can remove the biggest causes of delay.

Option D: Sell directly to a local cash buyer

A direct sale is the simplest option when you want to convert inherited land into cash without waiting through a long listing cycle.

When you sell inherited land directly to Simple Homebuyers, you typically avoid:

Paying agent commissions
Spending money on marketing
Managing showings and buyer questions
Waiting months for a land loan to be approved
Paying to clean, clear, or “pretty up” the property

A direct buyer can often purchase land as-is, even when it’s overgrown, has paperwork complexity, or has a title issue that needs coordination. That doesn’t mean every property is a fit—but when it is, the result is a much more predictable timeline.

If your land is rural or outside the areas where traditional buyers are active, you may also want to read our guide on selling remote land in Maryland. Remote parcels tend to have fewer qualified buyers, which is exactly why a direct purchase option can be valuable.

How pricing works for inherited land

Inherited land doesn’t have a one-size-fits-all pricing method. Value is driven by what a buyer can do with the land and how hard it is to get there.

Buildable lot value vs. recreational land value. A buildable lot with road frontage and utilities nearby is priced differently than a wooded parcel used for hunting or recreation.

Access and road frontage. Legal access is a major value driver. A landlocked parcel may sell at a steep discount unless an easement is established.

Zoning and subdivision potential. If the land can be subdivided into multiple lots, developers may pay more—but only if approvals are realistic.

Feasibility. Buyers pay more when they can verify “yes, I can build here.” When buildability is unknown, buyers often discount the price to protect themselves.

A practical step is to compare your parcel to recent land sales in the same area and the same zoning category. An agent can help with this, but a direct buyer can also provide a valuation based on how the parcel will realistically be used.

Costs that reduce your net profit

Even if your land sells for a strong number, your net proceeds can shrink quickly. Here are the most common costs inherited land owners face:

Property taxes and holding costs. Every month you wait is another month of taxes, sometimes insurance, and sometimes HOA dues.

Maintenance and cleanup. Brush clearing, trash removal, boundary marking, and driveway access can add up fast.

Surveying and feasibility work. A boundary survey, perc test, or engineering review can cost real money—but may be needed to attract serious offers.

Title work and legal help. If the deed is unclear, heirs are missing, or liens exist, you may need professional assistance.

Capital gains and basis questions. In many inheritance situations, the tax “basis” can be the fair market value at the date of death (often called a step-up in basis). The IRS discusses executor and survivor rules in IRS Publication 559. You should always confirm your tax situation with a qualified tax professional, but understanding basis early helps prevent surprises.

When these costs feel overwhelming—especially while you’re grieving—selling directly can protect your energy and your time.

If there are multiple heirs or disagreements

Multiple beneficiaries are one of the biggest reasons inherited property decisions stall. One person wants to keep the land, one person wants to sell immediately, and someone else wants “top dollar” no matter how long it takes.

This is where inherited land can become a conflict amplifier. A property that should be a blessing becomes a monthly argument.

If heirs can’t agree, the issue can escalate into legal action (like a partition process). That route can become expensive and emotionally draining.

If you’re in that situation, read our breakdown on what happens when multiple heirs disagree. It explains why delays tend to get costly and how a cash sale can sometimes serve as the cleanest compromise—especially when everyone wants to move on and close the estate.

A practical checklist for inherited land in Maryland

Use this checklist to keep the process simple:

Confirm authority to sell (executor appointment or correct transfer method)
Gather documents (deed, tax bills, any surveys, HOA docs, prior perc results)
Check basic parcel details via the Maryland SDAT Real Property Data Search
Identify obstacles (access issues, liens, boundary disputes, zoning restrictions)
Estimate holding costs for 6–12 months (taxes, dues, maintenance)
Decide your priority (speed, price, certainty, privacy)
Compare selling paths (family, FSBO, agent listing, direct sale)
Get a direct offer if you want a fast baseline number to compare

FAQ

Does inherited land have to go through probate in Maryland?

Sometimes yes, sometimes no. It depends on how the deceased held title and whether the estate plan used tools like a trust or joint ownership. A helpful overview of the overall process is the Maryland estate administration guide and timeline. If you’re unsure, confirm with an attorney familiar with Maryland probate.

Do I need to clear brush and overgrowth before selling?

Not always. Clearing can improve marketability for a traditional sale, but it can also cost money you may never recover. If you plan to sell directly, many buyers will purchase the land as-is and handle the cleanup after closing.

What if the land is remote or hard to access?

Remote land can be tougher to finance and market because the buyer pool is smaller. That’s why direct-sale options can be useful. Our guide on selling remote land in Maryland explains what buyers care about most.

What if heirs can’t agree on selling?

If multiple beneficiaries are involved, disagreements can stall the estate and increase carrying costs. A cash sale can sometimes resolve the conflict by turning the land into a clean number that can be divided. See partition vs. cash sale when heirs disagree in Maryland for common scenarios.

Talk to Simple Homebuyers

If you’re trying to decide what to do with inherited land in Maryland, you don’t have to figure it out alone. Simple Homebuyers will take the time to listen first, answer your questions, and explain your options clearly.

If selling quickly is the priority, a direct cash offer can remove the stress of marketing, negotiations, and long land timelines. We can often close in days (when the paperwork allows), and our process is designed to be straightforward—no hidden fees and no pressure.

Call Simple Homebuyers at (240) 776-2887 for a no-obligation consultation, or reach out through our website if you prefer to start online.

What to do With Inherited Land in MD