Wholesaling Probate Properties in Maryland

The short answer

Can you wholesale a probate property in Maryland?

Yes, if you contract with the person who has legal authority to sell, and you follow the 2025 written-disclosure rules. Always confirm the authority of the personal representative before you sign anything.

A Maryland estate runs through the Register of Wills and the Orphans’ Court in the county or Baltimore City. The court appoints a personal representative. In general, heirs cannot convey the house until that appointment exists, and the representative may need power of sale in the will or court approval. Ask for the letters of administration and read the will. Our probate leads guide shows how to find these estates, and our heirs’ property guide explains shared ownership.

Now add the 2025 law. Real Property 10-715 reaches owner-occupied homes with four or fewer units. A house that sat empty after the owner died may fall outside it, but do not assume that. When the law applies, you disclose in writing before the contract that you may assign it, and you tell your buyer you hold only an equitable interest. Maryland’s 2025 wholesaling law (HB 124, Real Property 10-715) applies to owner-occupied homes with one to four units and took effect October 1, 2025. This page states it as the enacted text reads. It sets no fee cap and no license rule. Check the current text with an attorney. Read our assignment guide and then call a Maryland real estate attorney.

The opportunity

Why probate leads work in Baltimore

Baltimore has thousands of older rowhomes held by families for decades. When the owner dies, children may live in Atlanta, Charlotte or Philadelphia. They do not want to manage a vacant house in Brooklyn or Hamilton while paying taxes and insurance.

Lead sources

Where to find probate leads in Maryland

• Register of Wills filings. New estates are opened with the Register of Wills, and many filings are public. Watch for houses listed as estate assets.
• Property records. Use the state property search to match a deceased owner’s name to an address and check the tax status. See finding a property owner.
• Tax and code lists. Estates often fall behind on taxes. Our tax delinquent lists guide helps.
• Vacant house drives. Overgrown yards and boarded doors show up on a driving for dollars route.
• Attorneys and PRs. Estate attorneys and personal representatives often need a buyer who can close without repairs.

Your exit

Who buys Baltimore probate houses

Send Baltimore rehabbers and landlords a clear packet: photos, the estate status and the 10-715 notice. Our cash buyer guide and buy box guide help you match houses to people.

Tell every buyer plainly that you hold an equitable interest and cannot promise title. A buyer who knows the estate’s status will not be surprised.

Step by step

How to start wholesaling probate properties in Maryland

1. Confirm the estate. Search the Register of Wills and confirm a personal representative has been appointed.
2. Read the authority. Ask for letters of administration and the will. Check for power of sale.
3. Run the numbers. Use the ARV calculator and the MAO calculator before you offer.
4. Give the owner notice. If the law applies, tell the seller in writing before the contract that you may assign.
5. Sign the contract. Use clear contingencies and review them with an attorney. See writing an offer.
6. Disclose to your buyer. Tell the assignee in writing that you hold an equitable interest.
7. Close through title. Use an investor-friendly title company that knows estate deeds.

Denise’s father owned a rowhome in Hamilton for forty years. After he died, she was named personal representative. She lived in Charlotte and had no wish to hire a crew for the kitchen and roof.

You met her by video, reviewed the letters of administration and gave her the written notice that you might assign. The contract was $96,000 with a 30-day close. Your estimate came from ARV near $185,000, less $38,000 in repairs and a buyer’s margin.

A Baltimore rehabber paid you a $9,000 fee and bought for $105,000 total. Denise got a clean closing and the title company paid off the water bill from proceeds.

Maryland rules to know

Maryland rules for estate sales and assignments

Maryland’s 2025 assignment law has two duties. A wholesale buyer discloses in writing to an owner of owner-occupied property that it may assign the contract, before signing. A wholesale seller tells the assignee it holds only an equitable interest. If notice is missing, the owner or the assignee may rescind before closing, and an assignee can get the deposit back. The text covers properties of one to four units and excludes foreclosure sales under Rule 14-215. Check current text.

Broker licensing sits in Business Occupations and Professions Title 17. In general, you stay safest as a principal selling your own contract rather than marketing a house you do not control or acting for the owner for pay. Details are fact-specific, so ask the State Real Estate Commission or an attorney. Also remember Baltimore ground rent: sale contracts for ground-leased property need a bold notice.

Learn it with a mentor

Learn estate deals with a guide

Estate deals take patience and clean paperwork. Our mentorship students bring us letters of administration and draft contracts, and we help them avoid mistakes before they sign.

FAQ

Probate Properties in Maryland: common questions

Keep going

More Maryland wholesaling guides

Read the full Maryland wholesaling guide or pick another situation below.

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