Selling a house or land as-is in Maryland.
Star Thing Valley, a real estate investment brand of Star Thing LLC, buys houses and land as-is in Maryland, or assigns its contract to an investor who buys. We pay the closing costs.
Star Thing LLC is not a licensed real estate broker. This solicitation is not from a licensed real estate professional.
What we take off your plate.
Why sellers work with us.
- Our investor network.
We work with investors, builders and land buyers, and with companies that show signed contracts to those buyers. When we assign, we offer the contract to buyers who buy properties like yours. We share your property's details only after you sign.
- No repairs.
We buy as-is. You don't fix, renovate or stage anything. We prefer the property vacant and clear of trash, but it doesn't have to be; we take its condition into account in our price.
- No commission, and we pay the closing costs.
There's no agent commission. We pay deed preparation, transfer taxes, title insurance, recording and the closing agent's fees. If we assign the contract, we're paid a fee from the difference between your price and what the buyer pays.
- No bank loan needed.
Our contract doesn't depend on a loan. During the 14-business-day inspection period we may still cancel, including if we can't buy it, partner on it or pass the contract to another buyer.
- Liens and back taxes, paid from your proceeds at closing.
Any mortgage, liens or unpaid taxes are paid from your sale proceeds at closing, through the title company or closing attorney. If they add up to more than the price, the difference has to be covered before closing; we'll tell you if we see that.
- Inherited or complicated ownership.
We work through death certificates, probate and heirs' paperwork to confirm who can sell.
- You always know where you stand.
Our full contract is public, your state's extra terms have their own page, and there's a fixed end date: if we don't confirm by business day 14, the contract ends on its own and you're free to sell to anyone. The closing date is written in your contract; ask us about it before you sign. Read the full contract →
Your options, side by side.
| Topic | Sell to Star Thing LLC | List with an agent | Sell it yourself |
|---|---|---|---|
| Commission | None. If we assign, our fee comes from the price difference | Usually, often for both agents | No listing commission; you may pay a buyer's agent |
| Closing costs | We pay all of them | Your share | Your share |
| Repairs | None, as-is. We may ask a lower price if the inspection finds surprises | Buyers often ask for repairs or credits | Buyers often ask for repairs or credits |
| Buyer's loan | No financing condition | Often a loan, which can be delayed or denied | Often a loan, which can be delayed or denied |
| Can the buyer back out? | Yes, during our 14-business-day inspection period | Usually during the contingency periods | Usually during the contingency periods |
| Price | A written as-is price in the purchase agreement, from us, based on what investors pay for similar properties, paid in full in cash at closing, with no loan contingency. It changes only if our inspection finds something we didn't expect. Usually lower than a listed sale | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does | Not known until a buyer offers. It can drop after their inspection or appraisal, or fall through if their loan does |
Every detail, row by row: compared with listing with an agent · compared with selling it yourself
See it with your own numbers: Compare what you'd keep
Before you sign.
Four things every seller should know.
- We may assign the contract.
We may assign your contract to an investor or an affiliated company (a company with the same owner as Star Thing LLC), which then buys your property at your price.
- After an assignment, you deal with the new buyer.
Once the new buyer signs an agreement to take over our obligations and we send you a copy with their name and contact details, they take our place, and Star Thing LLC is released. You agree to this release when you sign.
- The inspection period is 14 business days.
Weekends and federal and state holidays don't count. If we don't confirm in writing that we're moving forward, the contract ends on its own.
- Vacant and clear of trash is preferred, not required.
If tenants, belongings or trash will still be there at closing, tell us before we make an offer. We take it into account in our price, and the contract lists anything that stays.
Selling in Maryland.
Our Maryland contract, word for word, on top of our standard terms.
Terms in your contract
Wholesale disclosure
Before signing this agreement, Seller received Buyer's separate written disclosure that the wholesale buyer may assign the contract of sale to another person.
Principal
Buyer is buying for its own account as a principal and is not acting as a broker or agent for Seller or anyone else. Buyer may assign this agreement, and any assignee takes on Buyer's obligations.
Seller disclosure
Unless the sale is exempt under Real Property 10-702(b)(2), Buyer acknowledges receiving Seller's Maryland Residential Property Disclosure or Disclaimer Statement, which is attached to this agreement. Buyer received it on ______________.
Transfer and recordation taxes (Real Prop. 14-117(c))
For a dwelling with one or two single-family units: Section 14–104 of the Real Property Article of the Annotated Code of Maryland provides that, unless otherwise negotiated in the contract or provided by State or local law, the cost of any recordation tax or any State or local transfer tax shall be shared equally between the buyer and seller. (As negotiated in Section 11 of this agreement, Buyer pays all transfer and recordation taxes.)
Critical Area notice (Real Prop. 14-117(d))
Notice to buyer concerning the Chesapeake and Atlantic Coastal Bays Critical Area: Buyer is advised that all or a portion of the property may be located in the "critical area" of the Chesapeake and Atlantic Coastal Bays, and that additional zoning, land use, and resource protection regulations apply in this area. The "critical area" generally consists of all land and water areas within 1,000 feet beyond the landward boundaries of State or private wetlands, the Chesapeake Bay, the Atlantic Coastal Bays, and all of their tidal tributaries. The "critical area" also includes the waters of and lands under the Chesapeake Bay, the Atlantic Coastal Bays, and all of their tidal tributaries to the head of tide. For information as to whether the property is located within the critical area, buyer may contact the local department of planning and zoning, which maintains maps showing the extent of the critical area in the jurisdiction. Allegany, Carroll, Frederick, Garrett, Howard, Montgomery, and Washington counties do not include land located in the critical area.
Military installations (Real Prop. 14-117(k))
For residential property outside Allegany, Carroll, Frederick, Garrett, Howard, Montgomery and Washington counties: Buyer is advised that the property may be located near a military installation that conducts flight operations, munitions testing, or military operations that may result in high noise levels.
Homestead tax credit (Real Prop. 14-117(n))
For residential property: If you plan to live in this home as your principal residence, you may qualify for the homestead property tax credit. The homestead property tax credit may significantly reduce the amount of property taxes you owe. Information: https://dat.maryland.gov/homestead
Purchaser's rights
NOTICE OF PURCHASER'S RIGHTS (Md. Code, Real Prop. 10-702): Unless the sale is exempt under Section 10-702(b), the seller must give the purchaser a residential property disclosure or disclaimer statement on or before entering into this contract. If the purchaser does not receive it by then, the purchaser has the unconditional right, by written notice to the seller or the seller's agent, to rescind this contract at any time before receiving it or within 5 days after receiving it, and to the immediate return of any deposit. This right ends if not exercised before the purchaser applies for a mortgage loan, if the lender discloses in writing at or before application that the right ends on application, or within 5 days after the purchaser receives a lender's written disclosure that the right ends at the end of that 5-day period. It is waived if not exercised before closing or occupancy by the purchaser, whichever comes first. These rights may not be waived in the contract, and any attempted waiver is void.
Residence in default (PHIFA)
If the Property is Seller's residence and is a residence in default under Real Property Article Section 7-301 (60 days or more behind on a mortgage or deed of trust): Seller may rescind this agreement within 5 days after signing it; nothing affecting title will be recorded and no deed will be signed during that time; no quitclaim deed will be used; and the Protection of Homeowners in Foreclosure Act (Real Property Article Title 7, Subtitle 3) applies in full.
Statutory rights
Nothing in this agreement limits any right Seller has under Md. Code, Real Property Section 10-715(d).
Notices you sign first
Disclosure to Owner (Md. Code, Real Prop. 10-715(c)(1))
Signed before the contract.
Star Thing LLC, the wholesale buyer, may assign the contract of sale to another person.
Before you sign our contract, you fill out and sign Maryland's Residential Property Disclosure or Disclaimer Statement (Md. Code, Real Prop. 10-702), unless your sale is exempt under Real Property 10-702(b)(2), and we sign and date a receipt for it. We'll send you the blank form.
For a home built before 1978: the federal lead-based paint disclosure (Exhibit C) and the EPA pamphlet, before you sign the contract.
Our Maryland contract includes the notices Maryland law requires in a contract to sell residential property (Md. Code, Real Prop. 14-117 and 10-702), unless an exemption applies.
Closing
Through a title company, escrow company or closing attorney. We pay all closing costs. Any mortgage or liens are paid from your sale proceeds. If a seller isn't a U.S. person for tax purposes, federal law (FIRPTA) may require part of the price to be withheld for the IRS at closing.
Your rights
If Maryland law gives you more rights than this page lists, those rights apply. This page describes our contract; it isn't legal advice.
Maryland market right now
What home buyers in Maryland are facing.
Public numbers, updated each time we update this page.
30-year mortgage rate (U.S.)
7.32%
Up from 6.19% a year ago
Freddie Mac PMMS, via FRED, week of Oct 22, 2026 · source
Median days on market (Maryland)
47 days
Up from 43 days a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Median listing price (Maryland)
$425,000
Down from $442,500 a year ago
Realtor.com, Housing Inventory Core Metrics, via FRED (St. Louis Fed), September 2026 · source
Listing prices are asking prices, not sale prices, and they aren't a value for your property. Our offer is a separate as-is price and is usually lower than a listed sale.
Other states we buy in.
25 states.