Maryland Probate Sales
As Featured On The National Law ReviewProbate Cost Calculator
Estimate what a probate estate typically pays in fees and costs when selling a home, and roughly what's left for the heirs.
Use this calculator to estimate the costs of probate in Maryland, including Personal Representative commission, Register of Wills fees, court costs, and closing expenses. Enter your estate details to see a personalized estimate. The tool applies Maryland statutory formulas for the Personal Representative commission and Register of Wills probate fee, then adds standard estimates for appraisal, notice and filing costs, closing costs, and real estate commission.
Disclaimer: This is an estimate, not a legal or financial document. Every number below is a general approximation. Your estate's actual costs depend on its specific value, county, and circumstances. Before relying on any figure here, verify it with an estate attorney and, for tax questions, a CPA or tax professional licensed in Maryland.
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How the Numbers Are Calculated
Understanding the Formulas Behind the Calculator
This calculator uses Maryland statutory formulas and standard industry estimates to provide a general picture of what an estate might pay when selling a probate home. Every figure is an approximation and should be verified with a qualified professional.
Executor / Personal Representative Commission
Under Maryland Estates and Trusts section 7-601, a personal representative is entitled to reasonable compensation. The standard formula used here is:
- 9% of the first $20,000 of the estate's gross value
- 3.6% of the value exceeding $20,000
This is a guideline; actual compensation may vary by court approval and the complexity of the estate. The fee is calculated on the gross estate value, not just the real estate.
Register of Wills Probate Fees
The Maryland Register of Wills charges a tiered probate fee based on the gross value of the probate estate:
- Under $50,000: $0
- $50,000 to $99,999: $100
- $100,000 to $499,999: $200
- $500,000 to $999,999: $1,000
- $1,000,000 to $2,500,000: $2,000
Other Costs
- Notice and filing costs: Approximately $300 for publishing the notice to creditors in a local newspaper and filing documents with the Register of Wills.
- Probate bond: If required by the will or the court, a probate bond typically costs about 0.5% of the estate value. Not all estates require a bond.
- Appraisal fee: A certified appraisal for the estate inventory, typically around $375 in Maryland.
- Closing costs: Standard real estate closing costs including transfer taxes, recording fees, and title company charges average 1.5% of the sale price.
- Listing agent commission: Typically 5.5% of the sale price when using a real estate agent to market and sell the property. This is optional and shown as a toggle.
Important Limitations
- This calculator does not include attorney fees, which can range from 3% to 5% of the estate or be billed hourly.
- It does not account for Maryland estate tax (applicable to estates over $5 million) or federal estate tax.
- Carrying costs such as property taxes, insurance, utilities, and HOA fees during the probate process are not included.
- The actual net to the estate depends on the specific sale price, the terms of the sale, and the estate's unique circumstances.
- County-specific transfer taxes and recordation taxes vary and may differ from the 1.5% estimate used here.
This is an estimate only. Every probate estate is different. Before making financial decisions, verify all figures with a Maryland probate attorney, and for tax-related questions, consult a CPA or tax professional licensed in Maryland. Marc Cormier and Berkshire Hathaway HomeServices PenFed Realty are not acting as your attorneys, accountants, or tax advisors.
Probate Cost FAQs
Frequently Asked Questions About Probate Costs
How much does probate cost in Maryland?
The main costs are the Personal Representative commission (9% of the first $20,000 plus 3.6% of the excess), the Register of Wills probate fee ($0 to $2,000 by estate value), notice and filing costs (about $300), a mandatory appraisal (about $375), closing costs (about 1.5% of the sale price), and real estate commission (typically 5.5%). Attorney fees add another 3% to 5% of the estate or an hourly rate. For a complete breakdown, see our pillar guide to how much probate costs in Maryland.
What is the Personal Representative commission in Maryland?
Under Maryland Estates and Trusts section 7-601, the standard Personal Representative commission is 9% of the first $20,000 of the estate's gross value plus 3.6% of the value exceeding $20,000. This is a guideline and actual compensation may vary by court approval and the complexity of the estate. The commission is calculated on the gross estate value, not just the real estate.
Are closing costs and real estate commissions included in probate?
Yes. When a probate property is sold, the estate pays standard closing costs, typically about 1.5% of the sale price for transfer taxes, recording fees, and title company charges. If a real estate agent is used, the listing commission is typically 5.5% of the sale price, paid from the sale proceeds at closing. Both are included in this calculator along with the PR commission, Register of Wills fee, bond, appraisal, and notice costs.
Does every Maryland probate estate need to pay all of these fees?
No. Small estates under $50,000 (or $100,000 with a surviving spouse as sole heir) may qualify for simplified administration with lower filing fees and less court oversight. Not every estate requires a probate bond, and estates that sell as-is to a cash buyer may skip the real estate commission. The calculator lets you toggle whether a bond and listing agent apply to get a more accurate estimate for your situation.
What costs does the calculator not include?
Attorney fees, which typically range from 3% to 5% of the estate or an hourly rate, are not included. It also does not account for Maryland estate tax (over $5 million), federal estate tax, or carrying costs such as property taxes, insurance, utilities, and HOA fees during the probate process. For a line-item look at those monthly carrying costs, see our guide to carrying costs on an inherited property in Maryland.
Free Probate Value Analysis
Get Your Free Probate Value Analysis: Know What the Estate Is Worth Before You Decide
Schedule Your Free Probate Value Analysis™
Every Personal Representative needs a clear, defensible picture of the estate's most valuable asset before making decisions. The Probate Value Analysis™ gives you eight essential data points in one free consultation, with no obligation.
For Personal Representatives
How the Probate Value Analysis™ Helps You Make Informed Decisions
As Personal Representative, you carry a fiduciary duty to protect the value of the estate. Every decision you make about the property, whether to sell as-is, make repairs, or list on the open market, has financial consequences for the heirs and beneficiaries.
The Probate Value Analysis™ is designed to give you the complete picture before you commit to any path. Instead of guessing at the numbers or relying on a single data point, you get eight specific, actionable data points that cover every angle of the property's value and market position.
The analysis gives you a valuation you can present to the Orphans' Court and the Register of Wills with confidence, backed by a real in-person inspection and market data.
By comparing as-is value against after-improvement value, you can make an informed choice about whether repairs or staging will generate a strong return for the estate.
The analysis helps you explain the recommended strategy to all beneficiaries clearly, with documented reasoning they can understand and trust.
Making the right decision the first time saves months of court delays and prevents the property from sitting vacant, losing value while the estate carries holding costs.
Get Your Free Probate Value Analysis™
Marc Cormier provides this analysis as part of a free, no-obligation consultation. You get the full picture before you decide anything.
