Sell Your House Fast in Montgomery County, MD for Cash
Colonials, ramblers, townhouses and condos in every Montgomery County town bought for cash, with a written offer after one visit
Revolutionary Home Buyers buys houses across Montgomery County, MD for cash, from Takoma Park and Silver Spring in the south to Germantown and Damascus up county, and puts a written offer in front of you 24 to 48 hours after one walkthrough. Ben Caplan and Sam Gallahan pay the county and state transfer taxes and the tiered recordation tax, fold the radon step into the sale and settle when you are ready.
No obligation, no agent fees and a reply within 24 hours
Rated 4.8 from over 110 Google reviews
Prefer to talk? Call or text 443-205-7707
How We Buy Your Montgomery County House in 3 Steps
Anywhere in Montgomery County, a cash sale takes three steps, a call, a visit and a settlement, and it usually closes within 30 days.
Give Us the Address and Timing
Tell Ben or Sam the town, the type of home, its condition, who lives there and when you hope to move. Expect a reply within 24 hours, most often the same day.
Walk Through It With Ben or Sam
One visit is enough for a Bethesda colonial, a Wheaton rambler or a Germantown townhome. The written cash offer arrives 24 to 48 hours later and carries no obligation.
Close at a Maryland Title Company
The title company orders payoffs and any association or condo statement, records the deed with the Clerk of the Circuit Court for Montgomery County in Rockville and pays you on settlement day. Closings have taken as little as 14 days.
A house in one of the nineteen incorporated towns can owe city or town taxes as well as county taxes, so the title company checks both bills on the first day and settles any balance from the proceeds.
Montgomery County Homes We Buy as Is
Any Montgomery County house, townhouse or condo with a workable resale price after repairs qualifies for a cash offer, and six property types bring most of the calls.
- Midcentury colonials and ramblers with original systems
- Long held family homes whose owners have moved to assisted living
- High value houses whose repair bill outruns what buyers can finance
- Condos and townhouses with association balances
- Rentals with tenants in place
- Estate homes still full of belongings
Older bungalows inside the Beltway and newer townhomes up county receive offers on the same basis. If a listing would clearly net more for an updated home, Ben and Sam advise the owner to list it instead.
What Makes a Montgomery County House Harder to Sell
Six Montgomery County conditions slow or derail a financed sale, and a cash buyer prices each of them into the offer rather than asking for repairs first.
- The county radon requirement. Montgomery County law requires a radon test on a detached house or townhouse before settlement, within one year of closing, and the rule has applied since October 1, 2016. A high reading late in a financed deal often reopens the price, while condos, cooperatives and exempt transfers such as estate fiduciary sales are outside the rule.
- Midcentury houses where the lot holds the value. Census figures for 2020 to 2024 show about 40 percent of the 406,531 homes in the county were built between 1950 and 1979, and in close in areas the land under a rambler often counts for more than the house itself, which leaves financed buyers weighing a full renovation.
- Repairs larger than a loan allows. With a county median owner value of 640,300 dollars, a high value house that needs a new roof, systems and kitchen carries a repair bill few buyers can finance on top of the price.
- Association documents for condos and townhouses. About 38 percent of county homes are attached townhouses or units in buildings of 20 or more, and the association resale papers, dues and rules add weeks to a listing.
- Rental licensing and the right of first refusal. The Department of Housing and Community Affairs licenses rental houses, townhouses, condos and accessory dwelling units, and the county right of first refusal applies only to rental housing of four or more units. Some municipalities, Rockville among them, license rentals under their own codes.
- Lead paint on older rentals. Most of the housing stock predates 1978, so many county rentals fall under the Maryland Department of the Environment lead rules, with registration and a Lead Paint Risk Reduction Certificate at each change of tenant.
Who Pays What at a Montgomery County Cash Settlement
When Revolutionary Home Buyers buys in Montgomery County, it pays the county transfer tax, the state transfer tax, the recordation tax and the title fees, and the seller pays off only the mortgage, back taxes, association balances and liens from the proceeds.
Montgomery County is the one Maryland county the Department of Legislative Services lists with variable rates for both taxes, a transfer tax that depends on property value and a recordation surcharge on transactions above 500,000 dollars. On a 300,000 dollar home the three taxes total 7,170 dollars, and on a house at the 645,000 dollar county median the higher tiers apply, all paid by us.
| Settlement Cost | Rate or Basis | On a 300,000 Dollar Sale | Who Pays |
|---|---|---|---|
| Montgomery County transfer tax | 1 percent on improved residential property of 70,000 dollars or more | 3,000 dollars | Revolutionary Home Buyers |
| Maryland state transfer tax | 0.5 percent of the price | 1,500 dollars | Revolutionary Home Buyers |
| Montgomery County recordation tax | 4.45 dollars for each 500 dollars on the first 500,000 dollars | 2,670 dollars | Revolutionary Home Buyers |
| Title and settlement fees | Set by the title company | Shown on the settlement statement | Revolutionary Home Buyers |
| Agent commission | None on a direct sale | 0 dollars | Nobody |
| Mortgage payoff | Lender payoff figure | Your balance | Seller, from the proceeds |
| Past due property taxes and utility bills | Balances at settlement | Your balance | Seller, from the proceeds |
| Liens and judgments | Payoff letters | Your balance | Seller, from the proceeds |
Figures follow the Montgomery County and Maryland rates for fiscal year 2026 published by the Maryland Department of Legislative Services. Mortgage, tax, association and lien payoffs are printed on the settlement statement for your review before signing.
How We Calculate a Cash Offer in Montgomery County
A Montgomery County cash offer is the resale value of the finished home less sale costs, renovation, buying and holding costs and a margin, and each amount is written on the offer.
Selling the renovated home costs about 6 percent of its price. Closing, county property tax at 67.06 cents per 100 dollars of assessed value plus the 11.2 cent state rate and any town rate, insurance, utilities and dues add about a quarter of the purchase price and renovation together.
Five county factors move an offer the most.
- Town and school area, because Bethesda, Wheaton and Damascus resell at very different levels.
- Age of systems and structure, because a midcentury rambler often needs wiring, heating, windows and roof together.
- Radon result, because a high reading adds a mitigation system to the budget.
- Association or condo balance, because unpaid charges are paid from the price at settlement.
- Tenants, liens and contents, because balances come off the price and an occupied home takes longer to renovate.
Montgomery County homes sold for a median of 645,000 dollars from January to March 2026, compared with 455,000 dollars statewide, the State Department of Assessments and Taxation reports, and that median describes homes ready for a mortgage buyer.
Cash Sale Compared With Listing a Montgomery County Home
A Montgomery County cash sale and an agent listing differ on eight costs and steps, and the gap widens for a dated house or a condo with charges owed.
| Cost or Step | Listing With an Agent | Revolutionary Home Buyers |
|---|---|---|
| Agent commission | Commonly 5 to 6 percent of the price | None |
| Transfer and recordation taxes | Shared under the contract | Paid in full by Revolutionary Home Buyers |
| Repairs before sale | Set by inspection and appraisal | None, bought as it stands |
| Radon test | Completed before settlement, result open to renegotiation | Handled inside the transaction |
| Association documents | Ordered by the seller before listing | Requested by the title company |
| Financing | A buyer loan can be declined | No lender financing contingency |
| Settlement date | Fixed by the lender | Chosen by you, 14 days at the earliest |
| Showings | Weeks of open houses | One walkthrough |
A renovated home in a sought after Montgomery County school area usually nets more on the open market when the owner has time, while a long held rambler, a condo with arrears or a home with tenants often comes out ahead as a cash sale. Owners in other counties can compare their own options on the page to sell your house in Maryland.
Selling a Montgomery County House in Harder Situations
Six Montgomery County situations call for more than a routine sale, and each runs through the same call, visit and settlement.
Selling a Montgomery County House in Probate
The Register of Wills for Montgomery County in Rockville appoints the personal representative, who signs for the estate, and a fiduciary transfer is exempt from the county radon test. The steps for selling a house in probate in Maryland apply throughout the county.
Selling a Home During a Divorce
Both owners on the deed sign the contract, and one written cash figure gives each side the same number to agree on. The wider process to sell a house during a divorce in Maryland holds here as well.
Selling a Family Home After a Move to Care
When a parent has moved to assisted living, the house sells with its contents and dated rooms as they are, and relatives living elsewhere sign remotely.
Selling in Rockville or Germantown
The county seat and the largest up county community each have their own page, and a request to sell my house fast in Rockville or to sell my house fast in Germantown follows the same three steps.
Selling a Montgomery County Rental With Tenants
Leases stay in force through the sale and pass to the buyer with the deposits, whether the county or a municipality issued the rental license.
Selling Before a Montgomery County Foreclosure
An owner behind on payments keeps the right to sell until the trustee auction filed in the Circuit Court for Montgomery County, and the price pays the loan off. The Maryland HOPE Hotline at 1-877-462-7555 is a free place to review the alternatives.
Montgomery County Towns Where We Buy Houses
Offers cover all nineteen incorporated towns and every unincorporated community in Montgomery County, from Brookeville, the oldest municipality, to the newest up county subdivisions.
The county seat, incorporated in 1860, with ramblers, townhouses and condos.
A city since 1878 with townhouses, condos and planned neighborhoods.
Unincorporated close in suburb with bungalows, colonials and high rise condos.
Detached homes from the 1950s and 1960s and large condo buildings.
Up county townhomes, most built from the 1980s on.
A city since 1890 with prewar houses inside the Beltway.
Postwar ramblers and capes in the middle of the county.
Larger lots and detached homes in the north and west county.
Reviews From Montgomery County Home Sellers
Over 110 Maryland sellers rate Revolutionary Home Buyers 4.8 on Google, and the feed below displays their reviews directly from Google.
Montgomery County Offices That Hold Your Property Records
Six public offices keep the records a Montgomery County title search relies on, so you can review your own file, and Revolutionary Home Buyers is neither a government office nor a law firm.
Questions Montgomery County Owners Ask About Cash Sales
Owners across Montgomery County raise these questions with Ben and Sam before deciding on a cash sale.
How quickly can I sell my house in Montgomery County?
Do I have to repair the house first?
Are there commissions or closing costs?
Which areas do you buy in?
Do you buy inherited or probate property?
Can I sell with tenants in place?
What if I am facing foreclosure?
What happens after I accept?
Does the radon rule stop a sale?
Do you buy condos and townhouses?
How much do cash buyers pay for a Montgomery County house?
Get a Written Cash Price for Your Montgomery County Home
One call and one walkthrough produce a written price within two business days, wherever the home sits in the county, a firm figure to weigh against a listing, and turning it down costs nothing.
Revolutionary Home Buyers, 320 N Charles St, 4th Floor, Baltimore, MD 21201