Sell Your Vacant Montgomery County Land For Cash
Get a fair ALL cash offer on your bare Montgomery County land today. We are based right here in Germantown.
No Fees. No Commissions. No Hassle.
We Pay All Closing Costs. Our offers are net offers!
Get Started: Get Your Cash Offer Below…
We are direct land buyers. There are no commissions or fees and no obligation whatsoever. Start below by sharing where your property is and where we can send your offer…
We buy vacant land in Montgomery County, and this is home ground.
Our office is in Germantown, so Montgomery County is the market we know in the most detail. That matters more here than in most places, because Montgomery has two land rules that decide what a parcel is worth before anything else is considered, and a lot of owners have never heard of either one.
We buy with our own funds. No listing, no showings, no waiting on a buyer’s mortgage, and no commission taken off what you walk away with. Tell us where the parcel is, we research it, and we send you a written offer, usually within 48 hours.
No commissions. No agent fees. We pay the closing costs.
The two things that decide what Montgomery land is worth
1. Your water and sewer service category
Montgomery County assigns every property a water category and a sewer category under its Water and Sewer Plan. If yours reads W-6 and S-6, the county does not plan public service to that parcel within its ten year horizon, and in many cases never. You are on a private well and a septic system, which means the lot is only buildable if the soil will take a septic field. A failed percolation test, or no test on record at all, is the single most common reason an upcounty lot sits for years. We do not need a passing perc.
2. Whether your development rights are still attached
The Agricultural Reserve was created in 1980 and covers roughly 93,000 acres of the upcounty. Land inside it is zoned Rural Density Transfer, which holds new housing to about one house per 25 acres. The county compensated owners by issuing Transferable Development Rights at roughly one per five acres, and a great many of those TDRs were sold off decades ago, often by a previous owner. People buy acreage here expecting to subdivide, then discover the rights went with someone else in the 1980s. That is a hard conversation to have with a retail buyer, and it is a common reason a listing collapses late.
Montgomery is also the one county we buy in with no Chesapeake Bay Critical Area, because it has no tidal frontage. If somebody has told you Critical Area rules apply to a Montgomery parcel, they are mistaken. Our Maryland page covers the counties where those rules genuinely do apply.
What it costs to sell Montgomery County land the traditional way
Montgomery carries some of the highest transfer costs in Maryland, which matters because they come out of your side when you list.
| Listing With An Agent | SOLD To Clever Land Buyers LLC | |
|---|---|---|
| Agent commission: | Around 6%, if an agent will take a vacant lot listing at all | NONE |
| Montgomery recordation tax: | $5.05 per $500 of consideration, about 1.01%, on a tiered schedule that rises above $500,000 | We cover it |
| County transfer tax: | 1% of the sale price | We cover it |
| Maryland state transfer tax: | 0.5% of the sale price | We cover it |
| Perc test: | A buyer who wants to build will require one, at your cost | Not needed |
| Days until sold: | 150+ days is routine, and upcounty acreage often sits far longer | 90 days or less |
Rates change and the recordation schedule is tiered. Confirm current figures with the county or your title company before relying on them.
When you sell to us, we pay the closing costs. Our offer is a net offer.
Where we buy in Montgomery County
Anywhere in the county, but most of the vacant land sits upcounty and along the agricultural edge:
- Poolesville
- Barnesville
- Dickerson
- Beallsville
- Damascus
- Clarksburg
- Boyds
- Laytonsville
- Brookeville
- Sandy Spring
- Ashton
- Germantown
We also buy the leftover infill lots downcounty: single parcels in older subdivisions that were platted decades ago, skipped by every builder since, and still generating a tax bill every year.
Situations we buy in
- Ag Reserve acreage whose development rights were sold off years ago
- Upcounty lots that will not perc, or have never been tested
- Parcels sitting in a W-6 and S-6 service category with no public water or sewer coming
- Inherited land, whether or not probate has finished
- Land with delinquent property taxes or an approaching county tax sale
- Landlocked parcels with no deeded access
- Old platted subdivision lots that were never built on
- Farmland coming out of agricultural use
- Owners who live out of state and are done managing a property remotely
- Parcels an agent has already tried and failed to sell
More on how the sale itself runs is on our how it works page, and the numbers against listing are on compare options.
Montgomery County questions we get most
Q:How do I find out my water and sewer category?
A: Montgomery County’s Department of Environmental Protection publishes the service area categories, and your category is tied to the property record. If it reads W-6 and S-6, public service is not planned within the ten year horizon and the lot depends on a well and septic. You do not need to look it up before contacting us. We check it as part of our research.
Q:My land is in the Agricultural Reserve. Is it worth anything?
A: Yes, though usually less than owners expect if the development rights are gone. Rural Density Transfer zoning allows roughly one house per 25 acres, and if the TDRs were sold off the parcel is effectively farm or open land rather than a subdivision opportunity. We buy it either way, and we will tell you plainly what we find rather than letting you discover it halfway through a listing.
Q:Do I need a perc test before selling?
A: Not to sell to us. A failed perc, or none on record, is exactly why so many upcounty lots never sell on the open market, because a buyer who wants to build needs septic approval first. We buy without one and you do not need to pay for testing before talking to us.
Q:Can I sell if I owe back property taxes?
A: Yes. Delinquent taxes do not stop a sale. In almost every case the county is paid straight out of the closing proceeds, so you do not need to clear the bill first. Montgomery County holds an annual tax sale, and selling before a parcel reaches that stage usually leaves you with considerably more.
More general questions are on our FAQ page, or just send us a note or call 240-245-2466.
Get Your Montgomery County Cash Offer
Tell us where the parcel is and we will send a written, no-obligation offer, usually within 48 hours.
Or Give Our Office A Call Today!
240-245-2466
Get Started: Get Your Cash Offer Below…
We are direct land buyers. There are no commissions or fees and no obligation whatsoever. Start below by sharing where your property is and where we can send your offer…