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Questions answered by our Leading Real Estate & Home Professionals of 2025
How will the influx of wealthy policymakers to D.C., post-election, impact the local luxury waterfront market?
Historically, transitions in political leadership bring high-net-worth individuals to the D.C. region, driving demand for premier properties. With Annapolis’ proximity to the capital and its exclusive waterfront lifestyle, we anticipate increased interest in luxury estates, limited inventory, and competitive pricing—making now an opportune time to buy or sell.
Brad Kappel | TTR | Sotheby’s International Realty
What is your best advice to buyers trying to successfully buy a home in this competitive market?
Aside from getting a savvy and experienced agent who knows how to write a winning offer, I advise my clients to get fully underwritten on their loan prior to making any offers. Remember that sellers are attracted to offers containing a good purchase price AND as few contingencies as possible. If a buyer’s funding is already secured, that buyer can make offers free of a financing contingency and they can do so without much risk. But each deal is nuanced and not all lenders will underwrite prior to obtaining a ratified contract so be careful!
Claire Buchner, Esq. | Omnia Real Estate
When is the best time to put your home on the market in the spring?
On the Shore, we still have very low inventory so I’m advising all homeowners who are thinking of selling to do so now. We have buyers looking, so why not take advantage of fewer homes for sale and less competition? It’s essential to hire an experienced real estate advisor who can help your home look its best. Decluttering, staging, taking professional photos, and pricing it correctly are all critical in selling, and getting the price and terms you’re looking for!
Laura Carney | TTR | Sotheby’s International Realty
When is the best time to list a waterfront home?
To really understand this question starts with an understanding that most waterfront buyers have specific criteria and take their time to find a home which meet their requirements. Therefore, it is less about timing the market and more important to present the home properly with content rich information for the discerning buyers. The fact is 65% of waterfront homes were listed in the first half of the year so the competition is heaviest in the spring market. The reason for the early presentation of inventory is simply because most waterfront home sellers think their home presents the best in the spring with landscape in full bloom and the strong desire of buyers to be out on the water.
The David Orso Team of Berkshire Hathaway Home Services | Pen Fed Realty
Can I shield my deed from public record?
Yes, select buyers can receive shielding of their personal information through the “Maryland Safe At Home Address Confidentiality Program.” The program, run through the Office of the Secretary of State, serves survivors of threatened, attempted or actual domestic violence, sexual assault, human trafficking, stalking, and harassment. Protection is also available for at-risk professions, including attorneys, judges, and safety officers. Using this program completely shields the deed, and any liens, from public view, by providing the purchaser with a legal substitute address and mail forwarding service.
Cheryl Odell-Duffy | Severna Park Branch Manager & Settlement Officer | Eagle Title
Should I buy title insurance?
Generally, it is a good idea when purchasing a home. There are two types: Lender’s Title Insurance – If you’re taking out a mortgage, your lender will likely require this to protect their investment, and you pay the lenders policy. Owner’s Title Insurance – This is optional but highly recommended. It protects you from potential ownership disputes, unpaid liens, or errors in public records that could threaten your ownership rights. Title insurance is a one-time cost that provides long-term protection.
DeeDee McCracken of The DD McCracken Home Team of Coldwell Banker Realty | O: 410-224-2200 | C: 410-739-7571
Affiliated real estate agents are independent contractor sales associates, not employees. ©2025 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.
What can I do to attract more showings and possibly receive multiple offers on my home?
Taking the time to get your home in prime condition is so important. A qualified Realtor will have the resources to guide you to be the hottest house in town. Buyers want new paint, new flooring, upgraded baths, and great new upgraded kitchen with updated appliances.
Giving your home a facelift prior to entering the market will pay off in price, a short time on the market and the possibility of multiple offers.
Christina Janosik Palmer | Christina Janosik Palmer Group of Keller Williams Flagship of Maryland
What advice would you give to buyers and sellers who have been sitting out the market?
For buyers, now is a great time to get back in the game. Inventory is stabilizing, and while interest rates may seem intimidating, there are creative financing options to explore. Don’t let rates scare you away from finding your dream home—marry the house, date the rate! You can always refinance when rates drop. For sellers, sitting out too long could mean missing opportunities. Buyers are still willing to pay top dollar for properties that are well-presented and competitively priced. The key is to make your home stand out, and that starts with staging and strategic marketing. Even simple updates can make a huge difference. Jumping in now before inventory builds further could give you the upper hand.
Tricia Wilson | Wilson Realty & Staging
Why Work with a Senior Real Estate Specialist® (SRES®)?
As someone over 50, your real estate needs differ from those of a first-time homebuyer or seller. That’s where a Senior Real Estate Specialist® (SRES®) comes in. An SRES®-certified agent is uniquely trained to understand and address the complexities seniors face when buying or selling a home. From financial considerations to lifestyle transitions, an SRES® provides expert guidance to help you navigate the real estate process with confidence and peace of mind. With a compassionate approach and specialized knowledge, an SRES® ensures your real estate journey is smooth, stress-free, and successful.
Carolyn Buchleitner | Long & Foster Real Estate Agent | Annapolis Bestgate Office
How can I understand what’s happening in my local market versus what I hear in the national news?
Selling or Buying, maximizing your best value starts with hiring an experienced local Realtor® who can provide you with both analytical data, along with in-depth insights to each neighborhood; it’s crucial information to understanding our local housing market. Real estate values are driven by local supply and demand, not what’s heard on the national news. Not all neighborhoods or waterfronts are created equal, and you’ll need the insights that only an experienced local agent can provide to help you understand the differences. Insist your agent provide you with recent, comparable sales from the immediate area along with the insights of what makes each neighborhood uniquely special. Only then, can you truly make an informed decision.
Diane Gavin | Long & Foster Real Estate Agent | Severna Park Office
What would you say is the most important factor to consider when selling a waterfront property?
In order to generate the sizzle when you first list your home you need to price it right, make sure your home is polished up so it shines and don’t forget high quality aerial photos. That said, the key factor is to make sure you hire a brokerage that effectively targets the Washington D.C. / Metro market. Recent sales data indicates that most premier waterfront properties are sold to buyers who are migrating this way to experience the Annapolitan lifestyle.
Brad Kappel | TTR | Sotheby’s International Realty
How should I price my home in this market?
Listings and bananas are the same…..they both get stale very quickly. Knowing that buyers watch the days on market and show deference to how others have reacted to the listing, it is critical to create demand early. Pricing a home is an emotional process but one question needs to be asked: “what price will create immediate demand for my home?” The highest prices and strongest terms come from the most competitive offer environment.
The David Orso Team of Berkshire Hathaway Home Services | Pen Fed Realty
How does staging your home before selling make a difference?
Staging creates a strong first impression, as buyers often decide within seconds whether they like a home. It highlights the home’s best features by using strategic furniture placement and decor to emphasize key areas like spacious living rooms. Staging also helps buyers visualize themselves in the space, boosting the home’s perceived value. Additionally, a well-staged home enhances listing appeal in photos and online marketing, attracting more interest. Ultimately, staging can speed up the selling process by making the home more desirable to potential buyers.
DeeDee McCracken of The DD McCracken Home Team of Coldwell Banker Realty | O: 410-224-2200 | C: 410-739-7571
Affiliated real estate agents are independent contractor sales associates, not employees. ©2025 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.
What are the three most common features that buyers look for in a top tier waterfront property?
Privacy is paramount, many of the buyers coming to the Annapolis area in search of a retreat to relax and escape from the hectic city life. Waterview is also extremely important. Unobstructed panoramic views always fetch a premium in this market and the most coveted feature is the waterfront pool. The local critical area laws are very restrictive and having a pool on the waterside can be a challenge to have permitted, so an existing waterside pool is a major value add.
Brad Kappel | TTR | Sotheby’s International Realty
How is the current Talbot County market?
While inventory is increasing, many homes are still selling quickly. If you’re planning to buy, you’ll need to act fast. In January 2025, 51% of home sales occurred within the first 30 days, and 20% were sold within 90 days. Now more than ever, it’s essential to work with an experienced agent to guide you through the buying and selling process.
Cornelia C.Heckenbach | Long & Foster Real Estate | Forbes Global Properties Specialist
What are the qualities I should look for in selecting a Realtor to work with?
An agent’s dedication as a full-time Realtor and their dedication to making your real estate goals a reality. Request the agent’s track record for the last 12 months, don’t be afraid to ask for references and what their reputation is in the industry. Ask for a 90-day business plan in writing. Keep in mind this is a business transaction so you should handle it exactly that way. Ask for a realistic “days on the market” strategy/marketing game plan when listing your home. When buying a home, make sure you meet and interview to decide if all the personalities mesh. Most of all, make sure you select an adequate and knowledgeable advisor to one of your largest purchases or sales.
Christina Janosik Palmer | Christina Janosik Palmer Group of Keller Williams Flagship of Maryland
How has your experience as a coach and former athlete shaped the way you build and lead your real estate team?
Sports have taught me that success is never an individual effort—it’s about having the right team, the right strategy, and the right mindset. As a coach and former athlete, I’ve seen firsthand how teamwork, preparation, and trust lead to victory, and that same philosophy drives our real estate team. We don’t just help clients buy and sell homes; we create a game plan, adjust when needed, and work together to get the best results. Every transaction is a team effort, and our clients are at the center of it all. By surrounding ourselves with the right people and staying committed to a shared goal, we make the process seamless, successful, and even enjoyable. Just like in sports when you have a strong team behind you, winning becomes second nature.
Kevin Brown | Long & Foster Real Estate Agent | Annapolis Fine Homes
Are we on the back end of the “real estate boom”?
The boom is over. Data has conclusively shown the boom was the “Covid Years” from mid-2020 through 2022. The market plummeted from 12,152 homes sold in 2021 to 6970 homes sold in 2023. In 2024, we observed the market flatten out with the number of homes similar to the prior year. Naturally, the number of homes sold is related to the number of listings presented to the market. Here’s the catch; demand is outpacing supply, so we remain in a seller’s market and pricing is holding firm. The flattening of sales could be misleading on the surface without a deeper understanding of all market factors. Data leaves clues!!
The David Orso Team of Berkshire Hathaway Home Services | Pen Fed Realty
It seems like waterfront homes have become unaffordable and uber luxury is the new norm. Is that true?
A passionate NO! Don’t be fooled by advertising of luxury homes by realtors to build a personal brand. I’d offer three statiscal facts to encourage potential waterfront homebuyers to keep looking: (1) The average sales price of waterfront homes in Anne Arundel County in 2024 was $1,578,322. (2) 79% of waterfront homes sold in 2024 were under $2m. (3) 2 out of 3 waterfront homes purchased in 2024 were purchased using a loan NOT cash. My advice for anyone seeking to live on the water but feeling intimidated by the pricing is to meet with a true professional and have a consultation to share your dreams and visions.
The David Orso Team of Berkshire Hathaway Home Services | Pen Fed Realty
Do you see an emerging market in the Annapolis area?
Downsizing is an emerging market. As our client base ages, they are looking for solutions for their housing needs. This often involves selling their home and finding a new one that has a more suitable floor plan with less maintenance and expense. Downsizing can feel overwhelming for most people, however, living in a smaller space can feel like a breath of fresh air in a world filled with excess and brings both financial and emotional benefits. We are involved early in the process to align our clients with the right vendors to help them prepare for this transition. We help them develop a realistic timeline and strategy for making the move as seamless as possible.
John Collins | Long & Foster Real Estate Agent | Annapolis Eastport Office
If I bought title insurance when I bought my house, why do I need to buy it again when I refinance my mortgage?
There are two different types of title insurance policies: owner’s insurance, and lender’s insurance. An owner’s title insurance policy covers you, the consumer, for as long as you own the home. The lender’s policy is specific to the mortgage that is being insured. Therefore, when you refinance your loan, the original lenders policy is no longer valid, and a new policy must be issued to insure your lender’s lien priority on the property.
Brooke Silard | Bilingual Settlement Officer | Eagle Title
Do you expect the Seller’s Market conditions that we have seen for the last couple years will continue throughout 2025?
We have never experienced a time when there were less homes listed for sale. This unprecedented lack of supply coupled with high demand has continued to propel our local market. There are a plethora of cash buyers currently searching for their waterfront escape. If you want to sell your home for top dollar, don’t wait, sell now and catch this hot seller’s market.
Brad Kappel | TTR | Sotheby’s International Realty
Should the seller pay the buyer’s agent commission?
Yes, especially in a competitive market. Offering a commission incentivizes buyer agents to show the property, expands the buyer pool, and may lead to higher offers. Many buyers rely on agents, and if their agent isn’t compensated, the home may get less traffic. While commission structures are negotiable, covering the buyer’s agent fee is still common. Deviating from this norm could make a listing less competitive. Some buyers may lower their offer if they must pay their agent out of pocket. Paying the commission can maximize exposure and help secure the best sale price.
DeeDee McCracken of The DD McCracken Home Team of Coldwell Banker Realty | O: 410-224-2200 | C: 410-739-7571
Affiliated real estate agents are independent contractor sales associates, not employees. ©2025 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logo are trademarks of Coldwell Banker Real Estate LLC. The Coldwell Banker® System is comprised of company owned offices which are owned by a subsidiary of Anywhere Advisors LLC and franchised offices which are independently owned and operated. The Coldwell Banker System fully supports the principles of the Fair Housing Act and the Equal Opportunity Act.
Is now the time to buy or sell on the Eastern Shore?
The best time to buy is when a change in your home fits your wants and needs. I do believe that now is the perfect time to buy on the Eastern Shore for many people. Property values are expected to continue climbing and while interest rates can seem intimidating, many experts believe we are entering a “new normal”. Historically, the average US mortgage rate is over 7.5%. We aren’t seeing many homes enter the market, so if you are looking to cash in on equity built in your current home, now is definitely the time to sell!
Biana Arentz of Coldwell Banker Realty
When is the best time of year to buy a home?
The best time really depends on your personal circumstances and whether you’re ready to buy. Spring and summer are popular because more homes are listed, providing a larger selection. However, these months can also bring more competition and higher prices. Fall and winter, on the other hand, often offer fewer listings, but buyers face less competition, which can lead to better deals.
Courtney Chipouras | Vice President, TTR Sotheby’s International Realty
