Maryland flips make big dollars, and Maryland takes a big cut on the way out. Over the 12 months ending July 2026, investors flipped about 8,186 Maryland homes for an average gross profit of roughly $100,000 and a 33.7% gross ROI, and Baltimore posted one of the highest typical flip margins of any large metro, 65.9%, in Q1. But between state, county and city transfer and recordation taxes, a Baltimore City sale can lose about 3% of its price to deed taxes alone.
Here's how the spread breaks down across the state, and what it costs to capture it.
Maryland House Flipping in 2026 at a Glance
- National flip margin: 21.5% typical gross ROI and $60,526 typical gross profit in Q2 2026, down from 27.6% and $71,000 a year earlier (ATTOM)
- Maryland flips: about 8,186 flips in the 12 months to July 2026, 16th among states, with a 33.7% average gross ROI, about $100,000 average gross profit and 166 days to flip (BatchData)
- Statewide median price: about $465,000 in June 2026, up 3.3% year over year on 6,913 closed sales, per Maryland Realtors data (ActiveRain)
- Inventory: roughly 2.9 months of supply statewide in June, still a seller's market (ActiveRain)
- Property tax: about 0.92% statewide on average, but 1.37% in Baltimore City, the highest in the state (AARP)
- Transfer tax: a 0.5% state transfer tax plus county transfer taxes of 0.5% to 1.5% and county recordation taxes (Clever)
Why Maryland Margins Hold Up
Maryland didn't see the price slide that hit Texas or Florida. Supply stayed tight, so a renovated house in a good school district still sells. That's showing up in the data: BatchData's 33.7% average gross ROI is well above ATTOM's 21.5% national typical margin, and Baltimore's Q1 figure ranked fourth among metros with more than a million people.
Three things drive it:
- Old housing stock. Baltimore rowhouses and postwar suburban homes around DC give a flipper real value to add, not just paint and fixtures.
- Thin inventory. About 2.9 months of supply means buyers still compete for move-in-ready homes, even with mortgage rates near 6.7%.
- Pricey suburbs. Medians above $500,000 in Anne Arundel and Frederick counties mean a well-executed renovation sells into a deep, well-paid buyer pool.
The squeeze is on the cost side. Long holds of 166 days, high Baltimore City property taxes and stacked deed taxes eat a bigger share of the gross spread here than in most states.
Where to Flip in Maryland: Metro by Metro
Figures come from different sources and periods, so use them as a starting point and pull comps for the street.
Baltimore
Baltimore is the flipping capital of the state. Redfin put the metro's first-half 2026 median at $402,198, up 3.8%, with homes taking 39 days to sell and active listings up 12.3%. City rowhouses can be bought cheaply, which is why gross margins look huge, but the gap between blocks is enormous. Underwrite to comps on the same block, not the neighborhood, and price in Baltimore City's taxes.
Prince George's County
Prince George's County is the more affordable side of the DC suburbs. Its June 2026 median was $460,000, up about 1.4%, with average days on market rising to 33 from 27, per Bright MLS data. Prices are steady rather than rising fast, so the margin has to come from the purchase and the renovation, not appreciation.
Anne Arundel County and Annapolis
Anne Arundel County is one of the fastest-moving markets in the state, with a June median around $535,000 and homes going under contract in about 8 days. Fast sales cut your holding cost, which matters more in Maryland than most places. Waterfront and older Annapolis homes carry bigger budgets and more permitting.
Frederick
Frederick County's median was about $512,500 in July, up 2.5%, and $500,000 year to date, up 3.1%. It draws commuters priced out of Montgomery County, and newer construction is common, so look for dated older homes in and around the city where a real renovation stands out.
Live Maryland Deals on Frontflip
Frontflip tracks auction and Opendoor homes across Maryland, updated daily. Open a market to see each deal on the map with its price and an instant investment report:
What a Maryland Flip Costs in 2026
- Financing: Hard money generally runs about 9.5% to 13% interest plus 1.5 to 3 points. Your resale buyer faces a 30-year mortgage around 6.7%.
- Transfer and recordation taxes: This is Maryland's signature cost. The state charges 0.5%, counties add 0.5% to 1.5%, and recordation tax comes on top. Baltimore City charges a 1.5% transfer tax and 1.0% recordation tax, so with the state's share the deed taxes on a city sale run about 3%. Buyer and seller usually split them, but when you sell to a first-time Maryland buyer, the seller pays the state share. And you pay them twice on a flip, once buying and once selling.
- Property taxes: Baltimore City's rate is $2.248 per $100 of assessed value, the highest in Maryland. Its owner-occupied credit drops that to $2.048, but an investor-owned flip doesn't qualify.
- Insurance: Maryland premiums average about $2,845 a year, manageable by national standards, but get a vacant or builder's risk policy for the rehab period.
Before you write an offer, run your numbers with Frontflip's Maryland rehab cost estimator and Maryland seller net sheet.
Maryland Rules Flippers Should Know
- Wholesaling now requires disclosure. Under HB 124 and SB 160 (Chapter 508 of 2025), effective October 1, 2025, a wholesaler assigning a contract on residential property of up to four units must disclose it to both the seller and the buyer; without the disclosure, either can rescind before settlement and get the deposit back (Department of Legislative Services, Southern Maryland Realtors).
- Use MHIC-licensed contractors. It's a crime to act as a home improvement contractor in Maryland without a Maryland Home Improvement Commission license, which covers homes of three or fewer units (MHIC). Electrical, plumbing and HVAC trades are licensed separately.
- Budget deed taxes on both ends. Because transfer and recordation taxes vary by county and can be split by contract, confirm the local rate for the parcel and who pays in your purchase contract before you close (Maryland DLS 2026 county rates).
2026 Outlook for Flipping Houses in Maryland
Maryland should stay a seller's market through late 2026, with prices rising in the low single digits and inventory too thin to tip into a buyer's market. Expect the best flips to come from older Baltimore-area and Anne Arundel housing where a full renovation adds real value, with deed taxes and holding costs built into the offer from day one.
Key Takeaways
- Maryland flips average about $100,000 in gross profit and a 33.7% gross ROI, well above the national typical margin.
- Baltimore had one of the highest flip margins of any large metro in Q1 2026, but results vary block by block.
- Transfer and recordation taxes can top 3% of the price in Baltimore City, and a flip pays them twice.
- Wholesalers must disclose assignments under the 2025 law, and contractors need an MHIC license.
- Fast-moving Anne Arundel helps on holding costs; Prince George's is steadier and cheaper.
Frequently Asked Questions
Is flipping houses in Maryland profitable in 2026?
Yes, for investors who account for the costs. Maryland flips averaged about a 33.7% gross ROI over the 12 months to July 2026, but transfer taxes, recordation taxes and a 166-day average hold take a bigger bite than in most states.
What is the best city to flip houses in Maryland?
Baltimore offers the cheapest entry and the biggest percentage margins, if you know the blocks. Anne Arundel County has the fastest sales, and Prince George's County is a steadier, more affordable DC-suburb option.
Is wholesaling legal in Maryland?
Yes, but since October 1, 2025, wholesalers assigning residential contracts must disclose the assignment to both seller and buyer. If they don't, either party can cancel before settlement and get their deposit back.
How much does it cost to flip a house in Maryland?
Beyond the purchase and rehab, plan for hard money around 9.5% to 13% plus points, property taxes from under 1% to about 1.4% a year, and deed taxes that can approach 3% of the price on each transaction in Baltimore City.
Looking for last year's numbers? See Flipping Houses in Maryland: 2025 Market Stats & Tips.
Want to run the numbers on a Baltimore rowhouse? Pull up the address in Frontflip for flip scenarios, rental projections and comps in seconds.