In Montgomery County, Maryland, an increasing number of homeowners are bypassing the traditional real estate listing process, according to Justin Mitchell, founder of Maryland Cash Home Buyers, a Frederick-based real estate solutions company. Instead of photos, showings, and open houses, these sellers are opting for private sales, driven by factors such as privacy, convenience, timing control, and net proceeds.
Mitchell notes that privacy and convenience top the list of reasons homeowners choose this path. Many do not want online photographs of a longtime family property, open houses, repeated showings, pre-listing repairs, staging, or multiple rounds of buyer negotiations. This approach is particularly appealing to those downsizing, managing an inherited home, relocating, assisting an aging parent, or selling a property that has been in the family for decades. When a property has realistic builder or redevelopment potential, a private sale may allow the homeowner to receive pricing based on the lot and location while avoiding much of the work associated with preparing the existing house for the retail market.
“The correct comparison is not simply the private offer versus the potential listing price,” Mitchell said. “The homeowner should compare likely net proceeds, preparation costs, commissions, carrying time, contingencies, privacy, certainty and personal priorities.”
Matching the property to the right path is crucial. Mitchell emphasizes that not every home fits the same sale strategy. “If an older home sits on a larger or well-located lot near active new construction, it may deserve a builder-focused review,” he explained. “If the existing house has strong retail appeal and the owner wants maximum public market exposure, a traditional listing may be the better path. If the house needs substantial repairs and speed or certainty is the main priority, a standard as-is cash offer may make more sense.”
Maryland Cash Home Buyers offers a Redevelopment & Builder Purchase Program™ that adds a specialized lens when land value may matter, and a Dual-Path Solution™ that gives homeowners access to both a direct purchase option and a licensed Realtor® consultation. “The goal is to identify the path that best fits the property facts and the seller’s actual priorities,” Mitchell said.
When a property does not meet builder criteria, traditional as-is cash offers based on condition and resale value are still available. Structured or creative transactions can also bridge gaps when financing terms are needed. Homeowners also have access to the Dual-Path Solution™, which includes a consultation with Debbi Rivero, a licensed Maryland REALTOR® (License #320362), who can provide comparable-sales context and market-pricing perspective when public MLS exposure might better serve the seller. Depending on the situation, renovating, holding, or delaying a sale are also reasonable choices. Additional Montgomery County-specific guidance is available on the company’s website.
Mitchell stresses that the most useful comparison is not the highest advertised price but the likely net proceeds across each option. A traditional listing involves anticipated sale price, repairs, cleaning, staging, commissions, seller concessions, carrying costs, and closing costs, along with the possibility that buyer financing or appraisal could affect the deal. A standard cash offer offers more speed and certainty but is typically based on the property’s existing condition, renovation costs, and resale value. A builder-oriented offer evaluates whether the land and location support a different use, and when viable, can sometimes provide retail-like net proceeds without the repairs, public exposure, or showings.
“MCHB’s Fair Offer Promise™ is designed to make the assumptions behind an offer easier to understand so the homeowner can compare the available paths using realistic numbers,” Mitchell said. He added that homeowners do not have to list publicly, host an open house, or commit to selling just to find out whether a private sale makes sense. “The purpose is not simply to make a sale,” he said. “The purpose is to identify the facts, explain the available options and determine which path appears most consistent with the seller’s timing, privacy preferences, property condition and desired net outcome.”
The Redevelopment & Builder Purchase Program™ is currently available for qualifying properties in Montgomery County, with additional Maryland markets planned. Builder or developer fit depends on zoning, lot characteristics, location, and market demand at the time of review. Maryland Cash Home Buyers, founded in 2020, offers direct cash purchases, as-is purchase options, and the Dual-Path Solution™. More information is available at Maryland Cash Home Buyers.
