Published November 10, 2026 by Amanda Holmes, CLP, MRP | Realtor, eXp Realty
"We already moved. Can we sell the house without flying back for every step?" That's the call I get from sellers who left on military orders, took a new job, or finally made the move they'd been planning. The house is still here. They aren't.
The short answer is yes. But selling a house in Southern Maryland from out of state has a few moving parts that local sellers never think about, and the biggest one shows up on the settlement statement: Maryland withholds income tax from nonresident sellers at closing unless an exemption applies.
This guide covers how that withholding works, how you can sign closing documents from somewhere else, how to keep a vacant house ready for buyers, what it looks like to have a local agent handle the details, and what's different in St. Mary's, Calvert, and Charles Counties.
In October, 347 homes sold across St. Mary's, Calvert, and Charles Counties at a median price of $449,900, after about 43 days on the market. As of November 10, there were 1,568 homes for sale, about 4.5 months of supply, compared with 1,172 homes and 2.7 months at this time last year. With more homes to choose from, buyers have more options than they did a year ago, so start the paperwork before the sign goes in the yard.
Source: Bright MLS, residential sales in St. Mary's, Calvert, and Charles Counties, October 2026, with inventory as of November 10, 2026.
Can You Sell a House in Southern Maryland From Out of State?
Yes. Pricing, showings, and negotiating work the same as for a local seller. The difference is that you'll need a plan for Maryland's nonresident withholding, a way to sign closing documents remotely, and someone keeping an eye on the house while it's on the market.
Start those three things early, especially the tax piece, because one of the exemption deadlines falls weeks before closing.
Quick facts:
For sales after June 30, 2025, Maryland withholds 8.75% for nonresident individuals and 8.25% for nonresident entities, calculated on the seller's net payment, not the full sale price.
A nonresident seller can apply for a full or partial exemption on Form MW506AE, and the Comptroller must receive it at least 21 days before settlement.
Under Maryland law, a power of attorney used to sell property must be signed like a deed and recorded with it.
Maryland notaries have been allowed to perform remote notarial acts since October 1, 2020.
How Does Maryland's Nonresident Withholding Affect Your Proceeds?
It reduces the cash you receive at closing until you file your Maryland tax return, unless you qualify for an exemption first. The title company collects it and pays it when the deed is recorded, so this isn't optional or something you can sort out later.
How it's calculated
The withholding rate applies to your "total payment." That's the sale price minus the mortgage payoff and the selling expenses shown on the settlement statement. If you own the home with someone else, each owner's residency is looked at separately, so a co-owner who still lives in Maryland may not be subject to it. My guide to how much you'll walk away with after selling walks through the other line items on that statement.
When you may be exempt
If the home was your principal residence and is still recorded that way with the Maryland Department of Assessments and Taxation (SDAT), you may be able to certify that at closing. If it's no longer listed as your principal residence, for example because you rented it out after you moved, the Comptroller's guidance says to file Form MW506AE at least 21 days before closing to be considered for an exemption. Miss that window and the withholding usually happens anyway.
Getting the extra back
Withholding is a prepayment, not the final tax bill. If more was withheld than you owe, you can get the difference back when you file your Maryland nonresident return. For sales under $1,500,000, you can also apply for an early refund on Form MW506R. Read my overview of taxes when selling your home and have a tax professional look at your specific situation before you list.
How Do You Sign Closing Documents When You Live Out of State?
Usually by mail, remote notarization, or a power of attorney. Which one works depends on the title company handling your settlement, so ask early.
Mail-away closing
Many out-of-state sellers sign their closing documents in front of a notary where they live and overnight them back to the title company. Plan around shipping days.
Remote notarization
Maryland notaries can perform some notarial acts remotely through approved technology. Not every title company or lender handles every document that way, so confirm before you count on it.
Power of attorney
If someone you trust will sign for you, Maryland law requires a power of attorney used to sell property to be signed like a deed and recorded with the deed. Title companies often have their own rules on top of that, and some won't accept a general form. Have a real estate attorney or the title company review it well before closing, not the week of.
I work with out-of-state buyers and sellers all the time. We have a lot of military in Southern Maryland, so people buy and sell when they aren't local on a regular basis. Most local title companies will arrange a notary to meet the buyer or seller at a place that is convenient for them so they can sign the documents. I'm always available during these closings by phone or Zoom, so I can answer any questions that come up.
How Do You Get a Vacant House Ready and Keep It That Way?
You need someone local handling access, upkeep, and repairs, and you need to stay ahead of anything a buyer's inspector will find.
Repairs and prep from a distance
I'm Amanda Holmes, a Realtor with eXp Realty licensed in Maryland, Virginia, and Washington, D.C., and I work with buyers and sellers across St. Mary's, Calvert, and Charles Counties. With out-of-state sellers, I've learned that photos and video calls need to replace the walk-throughs you'd normally do yourself. I'd rather send you a short video of a stained ceiling before listing than have you hear about it for the first time in a repair request.
For most of my listings, I walk through the home with my licensed contractor to evaluate it before we list. From there, I recommend repairs that address anything likely to be a red flag for buyers, along with the minor updates that tend to bring the best return. My recommendation is to take care of any latent defects before listing the home if you're able to. I work with contractors who will accept payment at closing or offer 0% financing when it's needed, so in some cases the cost of repairs can come out of your proceeds at closing instead of up front. Most of the time, addressing these issues helps the home sell more quickly and maximizes your profit. My post on what a full-service agent really does covers how contractor coordination and staging fit into the process.
Insurance and utilities
Call your homeowner's insurance company before you move out, or as soon as you can if you already have. Some policies treat a vacant home differently, and you want to know that before a claim, not after. Keep the power, water, and heat or air on so the house shows well and the inspection can be done.
Disclosures
You'll still complete Maryland's property disclosure or disclaimer form, even from out of state. Include anything that happened since you moved. My guide to choosing a disclosure or disclaimer explains the difference.
What Does It Look Like to Have a Local Agent Handle It?
When you live out of state, I'm your boots on the ground. I work with out-of-state sellers on a regular basis, and I manage the process for them from here, so you don't have to fly back for every step.
At our first appointment, we talk through your timeline, what the house needs, and how involved you want to be. Then I walk the property and send you net sheets. One shows what the home would sell for in its current condition. If updates or repairs make sense, another shows what it might sell for after they're done, with the repair costs taken out of the net number, so you can see what you'd actually walk away with.
From there, I take care of as much or as little as you're comfortable with:
Visiting the property on a regular basis
Setting up landscaping so the yard stays maintained
Managing the contractors who get the house ready
Staging the home, unless you'd rather I didn't
Professional photos and video
My goal is for you not to stress about it. I'll get everything done that I can so the home sells in a timely manner and nets you as much as possible.
Should You Sell Now or Rent It Out Instead?
It depends on your numbers, your timeline, and how much you want to manage from a distance. Renting can make sense for some owners, but it changes the tax picture, including your Maryland withholding exemption, if the home is no longer your principal residence.
Military and some government sellers have an extra option to know about. Under IRS rules, if you're on qualified official extended duty at least 50 miles from the home, you can choose to suspend the five-year test period for the home sale gain exclusion for up to 10 years. My post on whether to sell or rent your house goes through the trade-offs.
How Does Selling From Out of State Differ in St. Mary's, Calvert, and Charles Counties?
Utility billing, property types, and likely buyers change by county.
St. Mary's County
Many out-of-state sellers here left on orders from NAS Patuxent River, and the buyer pool for their homes often includes people arriving on orders. If your home is on public water or sewer, it's served by MetCom (the St. Mary's County Metropolitan Commission). MetCom says sellers are responsible for charges through the settlement date, and unpaid charges are a lien on the property, so make sure the title company has your account information. Rural homes on well and septic should have system records ready, since buyers will ask.
Calvert County
Calvert buyers often compare homes along the Route 4 corridor, and some Calvert homes sit on or near the water. A vacant waterfront home needs more frequent checks after storms. If your home is on county water and sewer, Calvert's Water and Sewerage Division handles billing, so add that account to your closing to-do list.
Charles County
In Charles County, if your home is on county water and sewer, only the owner, the owner's agent, or the title company can request a final reading. The county charges a $25 processing fee and asks for at least two business days' notice. Many Waldorf and St. Charles area homes are in homeowners associations (HOAs), so order the HOA resale documents early.
What Do Out-of-State Sellers Get Wrong?
"I'll deal with the Maryland tax when I file." The withholding happens at closing. If you want an exemption considered, the MW506AE has to be in at least 21 days before settlement.
"Any power of attorney form will work." Maryland requires it to be signed like a deed and recorded. Title companies may have their own requirements too.
"The house is fine. Nobody's living there." Empty houses develop problems nobody notices. Someone needs to check it regularly.
"Commission works the same way it always has." Commission is negotiable, and any seller contribution toward a buyer's agent fee is a separate negotiation in the offer. Talk through your options before you list.
Frequently Asked Questions About Selling From Out of State in Southern Maryland
Do I have to be at closing to sell my house in Maryland?
No. Many sellers sign by mail with a local notary, use remote notarization, or have someone sign for them under a recorded power of attorney. The title company decides which methods it will accept, so ask early.
Do I get the Maryland withholding back if I don't owe that much tax?
Yes, the difference is refunded or credited when you file your Maryland nonresident tax return. For sales under $1,500,000, you can also apply for an early refund on Form MW506R. A tax professional can estimate what you'll actually owe.
Can someone sign the closing documents for me?
Yes, if you give them that authority through a power of attorney. In Maryland, it must be signed like a deed and recorded with the deed. Have the title company or a real estate attorney review it before closing.
What should I do with utilities on a vacant house I'm selling?
Keep them on until settlement so the home shows well and inspections can happen. Close or transfer the accounts at closing. County water and sewer customers should give the title company their account details.
Can I sell my house while tenants still live there?
Yes, but the lease controls access and timing. Check your lease for showing notice and end dates before you list. Expect showings to take extra coordination.
Does the military home sale tax rule apply if I PCS'd away?
It may. The IRS lets qualifying service members on extended duty at least 50 miles away suspend the five-year test period for up to 10 years. Talk with a tax professional to confirm how it applies to you.
Can you manage the sale for me if I live out of state?
Yes. I'm your boots on the ground. I visit the property regularly, set up landscaping so the yard stays maintained, manage the contractors who get the house ready, stage the home unless you'd rather I didn't, and arrange professional photos and video. Before we list, I send you net sheets showing what the home would sell for as it is and what it might sell for after repairs, with the repair costs taken out of the net number. You decide how much you want me to handle.
Talking Through Your Out-of-State Sale
If you've already moved, or your orders just came in, a good first step is a conversation about your timeline and what the house needs. I work with sellers across St. Mary's, Calvert, and Charles Counties and I'm licensed in Maryland, Virginia, and Washington, D.C., so I can help you sort out what can be handled from a distance and what needs to start now. When you're ready, reach out to talk it through.
Amanda Holmes | Realtor, eXp Realty | Southern Maryland Real Estate
