Maryland Real Estate Sales by Out-of-State Executors and Trustees
A Practical Guide for Attorneys, Financial Advisors, and Fiduciaries

When a client passes away owning real estate in Maryland—particularly on the Eastern Shore—it is increasingly common for the executor or trustee to reside in another state, often Pennsylvania or elsewhere in the Mid-Atlantic region.

While these transactions are routine in one sense, they present several legal, logistical, and tax-related considerations that differ from in-state transactions. Based on both legal experience and current real estate practice, careful coordination early in the process can prevent delays and complications.

Below are the key issues that professionals and fiduciaries should consider.

1. Authority to Act Under Maryland Law

The first and most important question is whether the executor or trustee has clear authority to convey title under Maryland law.

For executors:

• If the estate is being administered in another state, it may be necessary to establish authority in Maryland, depending on how title is held.
• In some cases, ancillary probate proceedings may be required.

For trustees:

• The trust document must clearly authorize the trustee to sell real property.
• Title must be properly vested in the name of the trust.

Before listing or entering into a contract, it is critical to confirm that the fiduciary has unquestioned authority to sign and convey.

2. Title and Probate Considerations

Maryland title companies and settlement attorneys will carefully review:

• how title is currently held
• whether probate has been opened (and where)
• whether all necessary parties are properly identified

Common issues include:

• property still titled solely in the decedent’s name
• incomplete probate documentation
• discrepancies between wills, trusts, and recorded title

Resolving these issues early avoids delays at settlement, particularly when multiple jurisdictions are involved.

3. Maryland Non-Resident Withholding Tax

One of the most frequent surprises for out-of-state fiduciaries is Maryland’s non-resident withholding tax.

At settlement:

• A portion of the sale proceeds is withheld for Maryland income tax purposes
• This applies when the seller is considered a non-resident, including estates and trusts administered out of state

Key points:

• The withholding is not necessarily the final tax liability
• Refunds or additional tax may be determined when the Maryland return is filed
• Advance planning can help manage expectations and cash flow

This issue is particularly important for financial advisors and estate attorneys to address early with clients.

4. Property Condition and Oversight

Out-of-state executors and trustees often face practical challenges in managing the property prior to sale.

Common concerns include:

• vacant homes requiring monitoring and maintenance
• deferred repairs or outdated systems
• seasonal issues (humidity, storms, shoreline conditions)
• insurance coverage for unoccupied properties

In waterfront areas, additional considerations may include:

• dock condition
• shoreline erosion
• flood exposure

Having a local professional network—including contractors, inspectors, and property managers—can be essential.

5. Coordination Among Heirs and Beneficiaries

Many estate-related sales involve multiple beneficiaries, often located in different states.

This can create challenges such as:

• differing opinions on pricing and timing
• emotional attachments to the property
• disagreements about repairs or improvements prior to sale

Clear communication and a structured approach help keep the transaction moving forward.

In some cases, it is helpful to:

• establish agreement on pricing strategy early
• clarify decision-making authority
• maintain regular updates to all interested parties

6. Timing of Sale vs. Estate Administration

The timing of a sale must be coordinated with the broader estate or trust administration process.

Considerations include:

• whether the property must be sold to facilitate distributions
• tax timing issues
• market conditions on the Eastern Shore
• seasonal factors affecting waterfront property demand

In some situations, selling sooner simplifies administration. In others, holding the property temporarily may be advantageous.

This is an area where legal, financial, and real estate considerations intersect.

7. Market-Specific Considerations on the Eastern Shore

Properties on Maryland’s Eastern Shore—particularly waterfront and historic homes—often involve factors not present in more typical suburban transactions.

These may include:

• environmental and “critical area” regulations
• septic and well systems
• unique appraisal challenges for waterfront properties
• buyer expectations for second homes or retirement properties

Understanding these factors helps position the property appropriately and avoid surprises during the transaction.

Final Thoughts

Sales of Maryland real estate by out-of-state executors and trustees are entirely manageable, but they benefit from early planning and coordinated professional guidance.

The most successful transactions typically involve:

• confirming fiduciary authority at the outset
• resolving title and probate issues early
• understanding tax implications before settlement
• establishing local oversight of the property
• maintaining clear communication among all parties

For attorneys, financial advisors, and fiduciaries, anticipating these issues can make the process significantly smoother for clients.

Having spent many years practicing law and now working as a real estate professional on Maryland’s Eastern Shore, I continue to work closely with professionals assisting clients in these situations. When these transactions are approached thoughtfully, they can proceed efficiently and with minimal complication.