Foreclosure and tax sales in Maryland
What our research shows about Maryland's rules. General information with sources — not legal advice, and not a reading of your papers.
How foreclosure works
- Usual process
- Nonjudicial (out of court)
Filed as an “Order to Docket” in circuit court under a power of sale; the court must ratify the sale.
- Allowed processes
- Judicial (through court) · Nonjudicial (out of court)From a reputable summary[1]
- Main statutes
- Md. Code, Real Prop. § 7-105.1; Md. Code, Real Prop. § 7-105.17; Md. Rule 14-209; Md. Rule 14-210; Md. Rule 14-305; Md. Rule 14-216From a reputable summary[1]
- Typical length (estimate)
- Not researched yet for this state.
The usual timeline
- +At least 120 days
Federal rule: the servicer generally cannot make the first foreclosure notice or filing until you are more than 120 days behind
Applies to most home loans in every state. A complete loss-mitigation application sent more than 37 days before a sale also triggers federal protections.
Checked against the official text12 CFR § 1024.41(f)(1) - +At least 45 days
Notice of default / right to cure — at least 45 days before the next step
A notice of intent to foreclose (with a loss-mitigation application and mediation information) must be sent at least 45 days before filing; the Order to Docket cannot be filed until the later of 90 days after default or 45 days after that notice.
From a reputable summary Ask for mediation — your state gives you the right to request it
Maryland foreclosure mediation (Office of Administrative Hearings). For an owner-occupied home you have 25 days after service to file the mediation request with the circuit court; OAH schedules mediation within 60 days. Documents are due 20 days before the session.
From a reputable summaryNotice of sale — at least 10 days before the sale
The sale is published for three weeks and mailed to you 10–30 days before the sale. After failed mediation, the sale cannot be scheduled sooner than 15 days after mediation.
From a reputable summary- +At least 10 days
Foreclosure sale
From a reputable summary Redemption window
Until the court ratifies the sale (typically 30–45 days after it). You may file exceptions to the sale, usually within 30 days after the report of sale.
From a reputable summary
A general sequence built from the rules above. "At least" periods are the shortest we found; your case can take longer.
Notices and the sale
- Notice before foreclosure
- At least 45 daysA notice of intent to foreclose (with a loss-mitigation application and mediation information) must be sent at least 45 days before filing; the Order to Docket cannot be filed until the later of 90 days after default or 45 days after that notice.
Md. Code, Real Prop. § 7-105.1
From a reputable summary[1] - Notice of sale
- At least 10 daysThe sale is published for three weeks and mailed to you 10–30 days before the sale. After failed mediation, the sale cannot be scheduled sooner than 15 days after mediation.
Md. Code, Real Prop. § 7-105.1; Md. Rules 14-209, 14-210
From a reputable summary[1] - Publication
- Newspaper for three weeks.From a reputable summary[1]
- When sales happen
- Not researched yet for this state.
- Time to answer the lawsuit
- Not researched yet for this state.
- Court confirms the sale
- Yes
The court ratifies the sale.
From a reputable summary[1]
Your rights before and after the sale
- Catching up (reinstatement)
- Up to one business day before the sale.
Md. Code, Real Prop. § 7-105.1
- Buying the home back (redemption)
- LimitedUntil the court ratifies the sale (typically 30–45 days after it). You may file exceptions to the sale, usually within 30 days after the report of sale.
Md. Rule 14-305(e)
- Owing money after the sale (deficiency)
- YesMotion within three years after the court ratifies the auditor’s report.
Md. Rule 14-216(b); Real Prop. § 7-105.17
From a reputable summary[1] - Mediation
- Available on requestMaryland foreclosure mediation (Office of Administrative Hearings).For an owner-occupied home you have 25 days after service to file the mediation request with the circuit court; OAH schedules mediation within 60 days. Documents are due 20 days before the session.
Md. Code, Real Prop. § 7-105.1
From a reputable summary[1]
Property tax sales
- Tax sale system
- Tax lien certificate sale
Tax sale auction; the buyer gets a certificate of sale and must sue to foreclose the right of redemption.
From a reputable summary[3] - How it works
- The collector mails notice at least 30 days before publishing the sale; within 60 days after the sale you get a notice of your right to redeem.
- Redeeming after a tax sale
- The buyer generally must wait six months (nine months for owner-occupied homes in Baltimore City) before suing to foreclose; you can redeem until the court forecloses the right. The certificate is void if no suit is filed within two years.
Md. Code, Tax-Prop. §§ 14-827, 14-833
From a reputable summary[3] - Relief programs
- State Tax Sale Ombudsman (SDAT) — Free help understanding the tax sale and redemption process.
From a reputable summary[4]- Payment plans
- Not researched yet for this state.
- Surplus after a tax sale
- Not researched yet for this state.
Bankruptcy exemptions
- Federal exemption list
- State list only (opted out)
This state has opted out: in bankruptcy you use the state exemption list (plus federal non-bankruptcy exemptions), not the federal § 522(d) list.
From a reputable summary[5] - Homestead exemption
- $31,575 (bankruptcy only)$31,575 in bankruptcy only; not both spouses. Tenancy by the entirety can protect a jointly owned home from one spouse’s creditors.(Md. Code, Cts. & Jud. Proc. § 11-504(f))From a reputable summary[6]
Where to get free help
- Free legal aid (LSC-funded)
- Checked against the official text[8]
- Legal help website
- Checked against the official text[9]
- State housing agency
- Checked against the official text[7]
- Attorney general / consumer protection
- Checked against the official text[10]
- Court self-help
- Checked against the official text[11]
- HUD-approved housing counselors
- HUD-approved housing counseling agencies — Free or low-cost, HUD-approved housing counselors in every state. Call or search by ZIP code.
Sources
Retrieved 2026-09-22. Official texts are marked “official”; summaries are marked “summary”.
- [1]Nolo — Maryland Foreclosure Laws and Proceduressummary
- [2]Nolo — State Foreclosure Laws: 50-state chart (process, deficiency, redemption, reinstatement)summary
- [3]Nolo — Maryland property tax salessummary
- [4]Maryland SDAT — Office of the State Tax Sale Ombudsmanofficial
- [5]Nolo — Federal Bankruptcy Exemptions — which states allow the federal list11 U.S.C. § 522(b)(2)summary
- [6]Asset Protection Planners — Homestead Exemptions by U.S. State and Territory (2026 chart with statute cites)summary
- [7]Maryland Department of Housing and Community Development (official site, checked live)official
- [8]Legal Services Corporation — Our Grantees (official list of LSC-funded programs by state)official
- [9]Home - Maryland Legal Aid (official site, checked live)official
- [10]Attorney General of Maryland - Official Website (official site, checked live)official
- [11]Maryland Court Help Centers | Maryland Courts (official site, checked live)official