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 the Register of Wills probate fee, then adds planning estimates and assumptions for appraisal, notice and filing costs, closing costs, and real estate commission. It excludes attorney fees, so this estimate is not directly comparable to guides that include them.
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.
About You
Estimated Closing Statement
Property Carrying Costs During Probate
Every month an estate holds real estate, expenses continue. Estimate these costs to see how they affect the estate's net proceeds.
Carrying Cost Summary
Estate Proceeds Before Carrying Costs vs. Estate Proceeds After Carrying Costs
Before Carrying Costs
$0
After Carrying Costs
$0
Cost of Waiting
Estimated carrying costs by holding period. These figures are estimates, not predictions.
Each scenario includes the one-time property expense once, plus the monthly carrying costs for that many months.
If Held 3 Months
$0
If Held 6 Months
$0
If Held 9 Months
$0
If Held 12 Months
$0
What does waiting another 6 months cost this estate?
$0
Six extra months of monthly carrying costs at the rate entered above. One-time expenses are counted once and do not repeat.
Assumptions and Avoiding Double Counting
- Mortgage principal and lien payoffs are not deducted in this section. They stay in the Mortgage / Lien Payoff line of the closing statement above, and the balance entered there is already subtracted from the net proceeds.
- The closing-cost estimate above (1.5% assumption) covers transfer taxes, recording fees, and title company charges. Property taxes, insurance, HOA fees, and utilities are not part of that estimate, so entering them here does not double count them.
- Property taxes, HOA dues, and utility bills are routinely prorated at closing. If an amount will be settled out of sale proceeds at closing, do not also enter it here as a monthly or one-time cost.
- Enter only costs the estate still expects to pay while it holds the property. Carrying costs already paid from estate funds are not added to this estimate and are not deducted again from future sale proceeds.
Vacant estate properties can continue to generate expenses even when nobody lives there. Property taxes, insurance, utilities, maintenance, and association fees may reduce the amount ultimately available to heirs. Insurance coverage should be reviewed whenever a home becomes vacant.
Disclaimer
Estimates are for planning purposes only. Actual costs vary by property, insurance policy, and estate circumstances. Consult the appropriate legal, tax, and insurance professionals.
This estimate excludes attorney fees; see below. The bond, appraisal, notice and filing, closing-cost, and real estate commission figures above are calculator estimates and assumptions for planning, not Maryland probate fees set by law.
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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 Md. Code, Estates & Trusts § 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 set by Md. Code, Estates & Trusts § 2-206, 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 $2,499,999: $2,000
- $2,500,000 to $4,999,999: $5,000
- $5,000,000 to $7,499,999: $7,500
- $7,500,000 to $9,999,999: $10,000
- $10,000,000 and above: $10,000 plus 0.02% of the excess over $10,000,000
Other Costs
- Notice and filing costs: Approximately $300 (an estimate) 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. The 0.5% is a planning assumption, not a statutory rate, and not all estates require a bond.
- Appraisal fee: A certified appraisal for the estate inventory, typically around $375 in Maryland (an estimate).
- Closing costs: Standard real estate closing costs including transfer taxes, recording fees, and title company charges average 1.5% of the sale price. The 1.5% is a planning assumption, not a Maryland probate fee.
- Listing agent commission: Typically 5.5% of the sale price when using a real estate agent to market and sell the property (a planning assumption, not a Maryland probate fee). 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, per Md. Code, Estates & Trusts § 7-601), the Register of Wills probate fee (tiered by estate value under § 2-206: $0 to $2,000 through $2.5 million and higher above that), notice and filing costs (about $300, an estimate), an appraisal (about $375, an estimate), closing costs (about 1.5% of the sale price, a planning assumption), and real estate commission (typically 5.5%, a planning assumption). Attorney fees are not included in this calculator and add a market-dependent amount, often 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 Md. Code, Estates & Trusts § 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. The statute caps the commission at that amount; actual compensation may be less and can vary with 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 closing costs, modeled here at 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 modeled at 5.5% of the sale price, paid from the sale proceeds at closing. Both figures are planning assumptions used by this calculator, not fees set by Maryland law, and both are included in the estimate 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 when the surviving spouse is the sole legatee or heir) may qualify for simplified administration under Md. Code, Estates & Trusts § 5-601 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
Get Your Free Probate Value Analysis
Understand what your inherited home may be worth, what repairs could cost, and which selling option may leave the estate with the most money. 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.
Compare an agent's opinion of current market value, potential preparation costs, and estimated sale proceeds to help the family evaluate its options. This market analysis is not an independent appraisal or a guarantee of court acceptance. Your estate attorney or CPA can advise when a qualified appraisal is needed.
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™
Understand what your inherited home may be worth, what repairs could cost, and which selling option may leave the estate with the most money. Marc Cormier provides this analysis as part of a free, no-obligation consultation. You get the full picture before you decide anything.
