SPECIAL ADVERTISING SECTION
QUESTIONS & ANSWERS WITH THE EXPERTS
What makes the most sense (and dollars!) for a seller -- is it better to do a private listing with one brokerage or to list a property on the publicly available MLS?
When your home is publicly marketed, it is accessible to all buyers across all platforms, including but not limited to platforms like Zillow, Redfin, Trulia, Homes.com and tons of brokerage websites. Thus, it is axiomatic that property listings on the MLS enjoy more exposure and, therefore, those property listings have a better chance of selling quickly and for a higher dollar value. After all, putting your listing in front of the full market will always outperform putting it in front of a handful of select buyers.
Claire Buchner, Esq.; Omnia Real Estate
Do you expect the Seller’s Market conditions that we’ve seen for the past few years to continue throughout 2025?
While interest rate fluctuations and economic uncertainty may cool the market, the luxury waterfront market will likely remain competitive. Inventory is still limited in desirable areas like Annapolis, so if you’re selling, now is still a good time. However, sellers should adjust expectations and ensure their homes are priced right to attract serious buyers.
Brad Kappel; TTR | Sotheby’s International 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.
David Orso; The David Orso Team of Berkshire Hathaway Home Services | Pen Fed Realty
Can I sell my investment real estate using a 1031 exchange and buy a vacation home that I can enjoy with my family during the summer months?
No. You can sell your investment real estate and reinvest the gain, tax deferred, to purchase your vacation or second home, the challenge is making sure it will qualify as a 1031 investment property. Meaning that during the initial 24 months of ownership there are strict rules to follow regarding personal use. The important rule is that you can only use the property for 14 days each year or 10% of the actual days that you rent it out. For example, if you lease it for 200 days each year, your personal use can be up to 20 days. If you are able to abide by these rules, after two years the dream vacation home is yours to use as often as you like without any more requirements.
Jack Papaleonti, GRI/Realtor®; The Anchor Team of Academy Realty
Why is title insurance essential in real estate transactions?
Title insurance protects buyers and lenders from potential legal issues that may arise from defects in the property’s title—such as unpaid liens, undisclosed heirs, or recording errors. Without it, buyers risk losing their investment or facing costly legal battles. A one-time premium at closing secures coverage for as long as the owner holds the property. Title insurance offers peace of mind, ensuring the title is clear and ownership is secure. For realtors, emphasizing this protection helps build trust and safeguard clients from post-closing surprises that could derail their real estate goals.
Steve McClung, Esq.; Manor Title
How is the new Towne Row community unique for Annapolis?
Towne Row is a rare offering of 18 new construction, elegant townhomes in the heart of Annapolis—something truly unique for this historic city. The residences feature private elevators, expansive rooftop terraces, and two-car garages, designed for modern, low-maintenance living. Perfect for discerning downsizers, part-time residents, professionals, and multigenerational households, each home offers refined finishes and thoughtful flexibility. Just steps from the upscale shops, dining, and wellness amenities of Annapolis Town Center, and minutes from D.C., Baltimore, and BWI, Towne Row delivers sophisticated urban living in a coveted coastal setting.
Alison Wisnom; Coldwell Banker Realty
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
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
What if my real estate closing is scheduled during my vacation?
With a little advance planning, your closing can still happen smoothly—even if you’re out of town. If you know you’ll be traveling, let your real estate agent, lender, and title company know as early as possible. Depending on the specifics of your transaction, there are several flexible options available that might be available, such as designating a power of attorney to sign on your behalf, using remote online notarization if eligible, or arranging for a mobile notary to meet you at your destination (if traveling within the United States). At Eagle Title, we’ll walk you through the best solution based on your timeline, location, and whether a lender is involved— so you can enjoy your time away with peace of mind.
Brad Walsh, Esq.; President, Eagle Title
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 do we do if we think we need to make repairs or do updates before our home goes on the market?
Before undertaking repairs or doing any updates consult an experienced local realtor to best advise you on the most up to date marketing recommendations. Sometimes an item that you think is an issue may not be. We have even partnered with companies that will do renovations, make licensed repairs and delay the cost until after closing. You get valuable marketing expertise and expert guidance of what is necessary or recommended to increase your property value and help you avoid wasted time and money.
Christy Bishop; Associate Broker; Berkshire Hathaway HomeServices PenFed 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.
Erin Rustand; The David Orso Team of Berkshire Hathaway Home Services | Pen Fed 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.
Megan Huebner; The David Orso Team of Berkshire Hathaway Home Services | Pen Fed Realty
What is the most important factor to consider when selling a waterfront property?
Pricing your home right and showcasing its features with high-quality photos, especially aerial shots, are key. However, the most important factor is partnering with a brokerage that targets the Washington D.C. / Metro market. Many luxury buyers are relocating to experience the Annapolitan and Eastern Shore lifestyle, so leveraging a broker’s connections and expertise in this market is crucial for attracting the right buyers.
Joe Bray; TTR | Sotheby’s International Realty
Assuming all Real Estate agents are identical?
While many of these conversations start with the cost of agent compensation, starting there presumes that all real estate agents provide identical services, and that’s just not true. Not all real estate professionals have the same level of training, expertise or experience. Not all real estate professionals provide the same level of services or have a high level of resources. What services are they and their firm providing to you to sell your home are they marketing, advertising, staging, have access to market data, technology, there certifications, both local and national knowledge are just a few examples of why every agent is different. Whatever you choose, don’t make the mistake of thinking that every agent or firm is the same. The choice is yours, and make sure you are getting the best services for your money.
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 logos 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 Realogy Brokerage Group 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.
With more inventory hitting the market everyday why is staging so important for sellers?
Buyers start their search online, and first impressions happen in seconds. A well-staged home photographs beautifully, grabs attention, and stands out in a crowded market. Without staging, a listing might not make it past the scrolling phase. In-person, staging creates that “wow” factor the moment buyers walk through the door, making the home feel more inviting and move-in ready. Statistics show that staged homes sell 73% faster on average than non-staged homes. Additionally, buyers are willing to pay up to 5-10% more for a home that feels well-presented and move-in ready. Make sure the agent you choose offers staging services – It’s an investment that pays off in both time and price.
Tricia Wilson; Wilson Realty & Staging
Why do I need a Realtor when I can sell my house online?
While you can list your home online, a Realtor brings so much more to the table. I price your home based on local market trends, not guesswork, and market it professionally to attract serious buyers. I negotiate on your behalf to get the best terms and guide you through the complex legal and financial steps—from contract to closing. Selling a home can be overwhelming, but with a Realtor by your side, you’re more likely to sell faster, for more money, and with far less stress.
Jessica Clark; Wilson Realty & Staging
How is the current Talbot County market?
Talbot County’s housing market is currently experiencing a mix of trends; indications of a more balanced market with the number of homes available for sale; yet the median sale price has increased compared to last year. My advice buy now for the market and not in the future for the interest rate.
Cornelia C.Heckenbach; Long & Foster Real Estate; Forbes Global Properties Specialist
What do you recommend to buyers and sellers when they are searching for an agent on the Eastern Shore?
The most important thing is to work with an agent who truly understands the local market. Real estate is complex and specific — neighborhood trends, pricing strategies, off-market opportunities, and seasonal dynamics vary widely. Experienced agents with a deep knowledge of the area bring crucial insight into key factors such as critical areas, permitting requirements, and flood zones, to help avoid potential issues. Choose someone who communicates clearly, listens to your needs, advocates for you, and demonstrates integrity and professionalism. Buying or selling a home is a major financial and emotional decision — the right advisor can make all the difference.
Laura Carney; TTR | Sotheby’s International Realty
What advice do Buyers and Sellers need in the third quarter 2025?
Buyers - Explore ARMS, seller buy down plans, or an assumable mortgage. Talk to your lender and do the work to get Preapproved! Strategize using your Agents experience and market knowledge to submit a strong professionally written offer. Sellers - Have your agent prepare a thorough market analysis! Price your home based on market facts and data. Fully understand what your agents’ fees are, and what you are getting in return. Not all Realtors are created equal. The market is slowing, be prepared for more days on the market.
Lisa Barton of The DD McCracken Home Team of Coldwell Banker Realty; O: 410-224-2200 | C: 410-829-2051
Affiliated real estate agents are independent contractor sales associates, not employees. ©2025 Coldwell Banker. All Rights Reserved. Coldwell Banker and the Coldwell Banker logos 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 Realogy Brokerage Group 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 you seeing in the market compared to last year?
Statistically, things are remarkably similar in terms of sales. Through May, both Talbot and Queen Anne’s Counties were within 3% for unit count and dollar volume compared to the same period last year. When I tell people that, they’re amazed. It amazes me too, especially considering how rough the winter was — it was so slow. But we bounced right back! We’re still seeing a shortage of inventory in some segments and a recovery — or even a surplus — in others. We continue to be impressed by how resilient buyers have been despite the rise in interest rates.
Chuck Mangold Jr.; Benson & Mangold Real Estate
What’s happening in the luxury real estate market right now?
The luxury market is adjusting due to interest rate changes, but demand for high-end properties, particularly waterfront homes, remains strong. Buyers from urban centers like D.C. are seeking privacy and space. Sellers need to focus on exceptional marketing and positioning their properties to attract discerning buyers who are looking for unique, luxury lifestyle offerings.
Alex Clark; TTR | Sotheby’s International Realty
