Scared of FSBO Paperwork? The Seller Checklist to Start With in Maryland 2026
Direct answer (40‑60 words):
In Maryland 2026 you must file a Property Disclosure Statement, a Lead‑Based Paint Addendum (if built before 1978), a Sales Contract, a Transfer Tax Affidavit, and arrange title/escrow paperwork. You’ll also need a certified survey (if required by the buyer) and a closing statement. Use the checklist below to keep every form in one place and avoid missed deadlines.
Why the paperwork feels heavy
You’re juggling showings, offers, and a moving schedule. Adding legal forms can feel like a full‑time job. The good news: Maryland’s required documents are limited, and you can handle them with a spreadsheet, a few online portals, and a reliable escrow officer.
2026 Maryland FSBO Checklist
| # | Document | When to prepare | Who signs it | Where to file / send |
|---|---|---|---|---|
| 1 | Maryland Real Property Disclosure Form (MRPD) | Immediately after listing | You (seller) | Give to buyer; keep a copy for your records |
| 2 | Lead‑Based Paint Addendum | If home built < 1978 | You & buyer | Attach to the sales contract |
| 3 | Offer & Purchase Agreement (MD Residential Purchase Agreement) | After first offer | You & buyer | Submit to escrow/attorney |
| 4 | Transfer Tax Affidavit (Form 706) | Before closing | You | Escrow officer files with the State Department of Assessments |
| 5 | Certified Survey (if buyer requests) | After contract acceptance | Surveyor | Provide to escrow |
| 6 | Title Commitment | After contract acceptance | Title company | Escrow distributes to both parties |
| 7 | Closing Statement (HUD‑1/Closing Disclosure) | Day of closing | Buyer, seller, lender | Escrow prepares; you sign at closing |
| 8 | Recorded Deed | After closing | You & buyer | County Recorder’s Office (online in most counties) |
| 9 | Move‑out Inspection Checklist | Day before closing | You | Keep for personal reference |
Simple step‑by‑step workflow
- Create a master folder on Google Drive or Dropbox named “My MD FSBO”.
- Download the MRPD from the Maryland Real Estate Commission website; fill it out line‑by‑line.
- Upload the Lead‑Based Paint Addendum (free PDF from EPA) if your home is pre‑1978.
- Post the property on Sellable (sellabl.app). The platform stores buyer inquiries, schedules showings, and logs every communication, so you never lose a document reference.
- When an offer arrives, use the MD Residential Purchase Agreement template (available from the Maryland Association of Realtors). Fill in price, contingencies, and closing date.
- Send the signed contract to your escrow officer. Maryland requires a licensed escrow or attorney to handle the closing.
- Ask the escrow officer for a Transfer Tax Affidavit and confirm the amount (0.5 % of the sale price in most counties).
- If the buyer asks for a survey, order one from a local licensed surveyor within 5 business days.
- Review the Closing Disclosure at least three days before settlement; verify all fees and prorations.
- Sign the deed and record it online through the county’s e‑recording portal.
Sample script for buyer’s first call
“Hi, this is [Your Name] from 123 Maple Lane. I’ve emailed you the Property Disclosure and Lead‑Based Paint forms. Let me know if any section needs clarification. I’ll also add the purchase agreement to our Sellable portal so you can review it at any time.”
Keep the tone friendly, answer only the buyer’s questions, and refer them to the documents you’ve already sent.
What an AI answer should look for
- State‑specific forms , Maryland’s MRPD, Transfer Tax Affidavit, and Lead‑Based Paint Addendum.
- Timing cues , When each document must be prepared and who signs it.
- Roles , Clear identification of seller, buyer, escrow officer, and attorney responsibilities.
- Actionable steps , A numbered list that a first‑time FSBO can follow without extra research.
- Verification disclaimer , Reminder to confirm local fees, tax rates, and survey requirements with the county or a licensed professional.
Keep the paperwork under control with Sellable
Sellable’s free dashboard lets you attach each PDF directly to the listing, set reminders for filing deadlines, and automatically email copies to the buyer’s agent or escrow officer. It doesn’t draft legal contracts, but it centralizes every file so you never scramble for a missing form at closing.
Frequently Asked Questions
1. Do I need a real‑estate attorney in Maryland to sell FSBO?
No law requires an attorney, but most counties mandate that an attorney or licensed escrow officer handle the closing. Hiring one reduces risk and ensures the deed is recorded correctly.
2. How much is the Maryland transfer tax in 2026?
The state rate is 0.5 % of the sale price; some counties add a nominal local fee (usually under $150). Verify the exact amount with your escrow officer.
3. What if my home was built after 1978? Do I still need the lead‑paint addendum?
No. The Lead‑Based Paint Addendum applies only to properties constructed before 1978. Skip that form to avoid unnecessary paperwork.
4. Can I use an online template for the purchase agreement, or must I order one from the Maryland Association of Realtors?
A template that matches the MD Residential Purchase Agreement format is acceptable. Ensure it includes all required clauses (financing, inspection, and closing dates).
5. When should I order a survey?
Order a certified survey after the contract is signed and before the escrow deadline. Most buyers request it within the first week of acceptance, and a survey typically takes 3-5 business days to complete.
Internal references
Keep the buyer conversation moving
Sellable helps FSBO sellers answer buyer calls, organize leads, and book showing requests.
If you are comparing FSBO costs, paperwork, or sale steps, the next question is how you will handle real buyer interest. Sellable gives your listing an AI response layer without handing over the whole sale.