Anne Arundel County, Maryland · Samson Properties
Everyone asks what your home is worth.
The real question is what you'll actually keep.
Your sale price and your net proceeds are two very different numbers. Most sellers don't find out the difference until they're sitting at the closing table. Let's fix that.
The Number Nobody Talks About
Sellers are often surprised by how much comes out before they see a dollar.
Commissions, transfer taxes, settlement fees, payoff balances, repair credits, prorations — it adds up fast. Here's what I hear from sellers who didn't run the numbers first:
We thought we'd walk away with $180,000. By the time everything came out at settlement, it was closer to $140,000. Nobody told us."
The buyer asked for a $12,000 repair credit and our agent said just take it. We didn't realize that came straight out of our check."
We had two offers — one higher, one lower. Turns out the lower offer would have netted us more after the buyer's closing cost requests."
I didn't know Maryland transfer taxes were split the way they are. That was a few thousand dollars I wasn't counting on."
Where the Money Goes
A real look at seller closing costs in Anne Arundel County.
Every transaction is different, but here's a realistic picture of what comes out of a typical home sale — so you're not doing the math for the first time at the closing table.
| Cost Item | Details | Typical Range |
|---|---|---|
| Real Estate Commission |
Paid to listing and buyer's agent at settlement
Often the largest single line item
|
2.5%–3% per side |
| Maryland Transfer Tax |
State + county — typically split between buyer and seller
Anne Arundel County has its own county transfer tax
|
~1.5% of sale price |
| Payoff of Existing Mortgage |
Your current loan balance + any prepayment or per-diem interest
Most sellers overlook the per-diem — it can add up
|
Varies by loan |
| Settlement / Title Fees |
Attorney or title company fees, document prep, deed recording
Negotiable — who pays is determined in the contract
|
$800–$1,500 |
| Home Warranty (if offered) |
Often offered to buyers as a goodwill item in the contract
Optional, but common in this market
|
$400–$700 |
| Repair Credits or Concessions |
Negotiated after inspection — can be cash credit or price reduction
This is where unprepared sellers lose the most ground
|
$0–$15,000+ |
| Property Tax Proration |
Your share of property taxes owed up to the date of settlement
Depends on closing date and payment schedule
|
Varies |
| HOA Fees & Resale Packages |
If applicable — prorated dues plus the HOA resale disclosure package
Anne Arundel County HOA fees vary significantly by community
|
$200–$600+ |
| Estimated total seller closing costs on a $500,000 sale | $30,000–$50,000+ | |
* Example based on a $500,000 sale price in Anne Arundel County with a remaining mortgage balance. Your actual numbers will vary. This is why a personalized net sheet matters.
What Changes Your Number
Five variables that can shift your net proceeds by tens of thousands.
Your net proceeds aren't just a function of sale price. Here's what actually moves the number — and why a good agent negotiates around all of them, not just the offer price.
Variable 1
Offer Structure
Two offers at the same price can net you very different amounts depending on buyer concessions, closing cost requests, and what's included in the deal.
Variable 2
Inspection Outcomes
How your agent handles the inspection negotiation — repair credits, price reductions, or seller repairs — has a direct impact on your bottom line. This is where unprepared sellers consistently lose ground.
Variable 3
Closing Date Timing
Your closing date affects your property tax proration, per-diem mortgage interest, and how much of your next month's payment you'll avoid. A well-timed close can save you real money.
Variable 4
Pre-Sale Preparation
The right repairs and improvements before listing can significantly increase your sale price. The wrong ones waste money. Knowing the difference requires knowing what buyers in your specific neighborhood actually pay for.
Variable 5
Pricing Strategy
Overpricing costs you in days on market, price reductions, and negotiating leverage. The right price from day one — not the highest one — consistently produces better net proceeds.
Why Shanu
I ran numbers for the DOD. I can run yours.
Before I was a REALTOR®, I spent seven years as a database administrator — including consulting engagements at the Department of Defense through Oracle. I think in data, process, and outcomes. When I sit down to build your net sheet, I'm not estimating — I'm modeling.
I've been a real estate investor since 2002. I've been on the seller side of this transaction more times than most agents have seen it from the client side. I know exactly where money gets left on the table — and how to keep it in yours.
I've completed nearly 100 short sales in Anne Arundel County and the surrounding area, many of them for sellers in financial distress where every dollar of net proceeds mattered. That experience sharpens you.
- Licensed Maryland REALTOR® since 2009 — Samson Properties
- Real estate investor since 2002 — I've been the seller too
- ~100 short sales — expert in maximizing proceeds in difficult situations
- CDPE — Certified Distressed Property Expert
- DOD database consulting background — I model, I don't guess
- Anne Arundel County specialist — I know what buyers here actually pay
"I negotiate over outcomes — not just price. The best deal isn't always the highest number. It's the one that puts the most money in your pocket at settlement."— Shanu Srivastava, Samson Properties
I once had a seller choose between two offers — one $8,000 higher than the other. After running the net sheets on both, the lower offer netted them $4,200 more because of how the concessions and closing costs were structured.
That's the conversation most agents skip. I don't skip it.
What You Get
Your personalized seller net sheet — at no cost.
I'll build a complete, line-by-line estimate of your net proceeds based on your specific home, your mortgage balance, and current market conditions in Anne Arundel County. No generic estimates. No ballpark figures. A real number you can plan around.
A Line-by-Line Net Sheet
Every cost itemized — commission, transfer taxes, settlement fees, mortgage payoff, prorations, and any other credits — so you know exactly what you're looking at before you list.
A Realistic Sale Price Range
Not a Zestimate. A real market analysis based on what comparable homes in your specific neighborhood have actually sold for — and what buyers are paying right now.
Offer Comparison Modeling
When offers come in, I'll run the net sheet on each one side by side — so you're choosing based on what you'll actually walk away with, not just the headline number.
Inspection Strategy Guidance
I'll walk you through how to handle repair requests in a way that protects your net proceeds — not just your asking price.
A Cash Offer Option — Always
Through my network of vetted local investors, I can put a guaranteed cash offer on the table as a floor. Sometimes knowing your floor changes everything about how you approach the market.
No Pressure, No Obligation
The net sheet is yours to keep whether you list with me or not. I'd rather you make a fully informed decision than feel pushed into one.
Find out what you'll actually walk away with.
Tell me a little about your home and I'll build your personalized net proceeds estimate — no obligation, no pressure, and no surprises at the closing table.
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