Updated November 2026. Figures come from the Montgomery County Code and Council, Maryland statutes, Maryland REALTORS, Zillow Research and the Maryland Department of Planning, all read November 9, 2026.
You don’t need a listing agent to sell a Germantown, Maryland home; that part is your call. As of November 2026, Beycome lists it on Bright MLS for $99, with $0 owed to Beycome at closing. Montgomery County then adds a step many sellers miss: most houses and townhouses need a radon test before settlement.
Jump to: 💲 Home values · 📍 County rules · 🏠 Tax estimate · 🪜 Closing taxes · 🤝 State forms · ❓ FAQ
Key takeaways
- Zillow’s typical Germantown value was $413,600 on September 30, 2026, down 2.0% in a year.
- Montgomery County had 3.0 months of inventory in September, up from 2.4 a year earlier.
- A radon test has to happen less than one year before settlement on most houses and townhouses.
- Your written listing material has to show the buyer’s estimated property tax for the first full year.
What is a Germantown home worth right now?
A typical Germantown home was worth $413,600 on Zillow’s index for September 30, 2026. That’s 2.0% less than a year before. Nearby, Zillow shows Montgomery Village at $382,600, Gaithersburg at $513,400 and Clarksburg at $624,400. Boyds, on the rural side, sits at $820,600.
The county figure from Maryland REALTORS looks much higher, at a $610,000 median in September. Don’t price from it. It counts only homes that sold that month, across the whole county. Germantown is a place of owners and renters: the 2020 Census counted 33,305 housing units, and 62.9% of occupied ones were owner-occupied.
| September 2026 | Montgomery County | Frederick County | Maryland |
|---|---|---|---|
| Median sale price | $610,000, up 1.8% | $481,145, up 3.6% | $432,000, up 0.5% |
| Homes sold | 681, down 9.4% | 333, up 8.8% | 5,169, down 7.8% |
| Under contract | 705, down 17.7% | 254, down 22.1% | 5,106, down 16.5% |
| Active listings | 2,447, up 27.2% | 867, up 16.4% | 18,748, up 21.3% |
| Months of inventory | 3.0, was 2.4 | 2.8, was 2.5 | 3.5, was 2.8 |
| Median days on market | 22, unchanged | 29, was 19 | 20, was 17 |
Here’s our read. Buyers have more to choose from than last fall, and fewer signed contracts in September. The median county home still sold in 22 days. A price based on last year’s numbers may sit, so pull recent sales from your own subdivision and compare the same home type.
Which Montgomery County rules apply to a Germantown seller?
Germantown isn’t an incorporated city, so the county rules in Chapter 40 of the Montgomery County Code are the ones you’ll work with. They sit on top of Maryland’s form. Sell without an agent, and these land on you.
| County Code | What you do | When | Covers |
|---|---|---|---|
| Section 40-13C | Test for radon, or let the buyer test. Both sides get the results. | Less than one year before the settlement date | Detached and attached houses, not condos or co-ops |
| Section 40-13B | Hand over approved energy material and 12 months of electric, gas and heating oil bills or usage history. | Before the contract is signed | Detached and attached houses |
| Section 40-12C | Print the buyer’s estimated property tax and non-tax charges. | In written and online sale material | Residential property |
| Section 40-10 | Offer the master plan and maps. The contract needs a notice and a signed acknowledgment. | Before the contract is signed | All real property |
| Section 40-10A | Tell the buyer what you know about public water and sewer service. | Before the contract is signed | All real property |
| Section 40-11 | Disclose where any airport or heliport lies within 5 miles. | Before the contract is signed | All real property |
| Sections 40-12 and 40-12A | Disclose a special protection area or historic designation, with a signed acknowledgment. | Before the contract is signed | Only if it applies |
Do radon first, because it takes time. The county allows a few exceptions, such as foreclosure sales, estate transfers and homes the buyer will tear down. The rule sets a test and shared results. It doesn’t set a repair duty, but a buyer may raise a high reading.
For the airport rule, measure from your address to Montgomery County Airpark in Gaithersburg, and check for heliports. The water and sewer rule reaches only what you know. The master plan step is easy to miss. It’s a right to review that the buyer can waive in writing.
How do you show the property tax estimate in your listing?
Under Section 40-12C, the number you print is what the buyer will owe, not what you pay today. The county’s method uses next year’s phase-in value when it’s available and leaves out credits like the homestead credit. So the buyer’s figure can run above your own bill.
The county gives you the wording: “Estimated property tax and non-tax charges in the first full fiscal year of ownership is $X.” Non-tax charges include the solid waste charge, the water quality protection charge, the front foot benefit charge and the bay restoration fee. Update the figure each July 1, and by January 31 in the last year of your three-year assessment cycle. Open house flyers count. So does a webpage about your home. A “For Sale” sign doesn’t. If you rely in good faith on a county-approved method, the code says you aren’t liable for an error.
WSSC Water’s front foot benefit charge is worth a look on your bill. It can run for 30 years and may be paid off at any time. A private water or sewer fee recorded by covenant is different. It calls for a written notice at resale under Maryland Real Property § 14-117, unless the county has a similar rule. Without it, the buyer can cancel before settlement or claim the fee from you later. Ask your title company to search for one.
West Germantown and Kingsview have a special tax rule
Some parts of Germantown sit in county development districts. For fiscal 2027, Council Resolution 20-1141 sets West Germantown’s special tax at $0.1040 per $100 of assessed value. On a home assessed at $413,600, that’s about $430 a year. Kingsview Village Center is also a district, though its rate is $0.0000 this year.
If you’re in a district, your ads must say so and tell buyers to ask about the extra charges. The contract also needs a notice headed “Notice of Special Tax or Assessment.” The county lists tax classes R061 for Kingsview and R064 for West Germantown.
What are the deed taxes on a Germantown sale?
Three taxes are due when the deed records. The county transfer tax is typically 1% of the price. Maryland’s transfer tax is 0.5%. County recordation tax is $4.45 per $500, and Bill 17-23 added steps above $500,000: another $2.30 per $500 up to $600,000 and $5.75 per $500 from there to $750,000. Maryland law presumes the buyer and seller split these evenly unless the contract says otherwise.
First-time Maryland buyers who’ll live in the home change the math. The state tax falls to 0.25% and you pay all of it. You also pay the recordation and county transfer taxes, unless the contract expressly assigns them to the buyer. Ask about this before you counter an offer.
| Our math, before any exemption | $413,600 sale | $610,000 sale |
|---|---|---|
| County transfer tax at 1% | $4,136 | $6,100 |
| Maryland transfer tax at 0.5% | $2,068 | $3,050 |
| County recordation tax | $3,684.60 | $6,004 |
| Total, regular buyer | $9,888.60 | $15,154 |
| Your half, regular buyer | $4,944.30 | $7,577 |
| Total you’d pay, first-time Maryland buyer | $8,854.60 | $13,629 |
The county also notes an $890 recordation exemption that may be available for owner-occupied homes. Your settlement company should confirm it and your final numbers. Live outside Maryland? The state withholds 8.75% for individuals and 8.25% for entities unless you qualify for an exemption on Form MW506AE.
For comparison, a 3% listing commission on $413,600 would be $12,408, while Beycome Basic is $99. That 3% is only an example. Commissions aren’t set by law or NAR rules, and they’re negotiable. You choose whether to offer a buyer’s agent anything, and how much. Since August 17, 2024, those offers can’t appear on the MLS.
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On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →What does Maryland add on top of the county list?
Real Property § 10-702 has you give each buyer the state disclosure or disclaimer form on or before signing. The current form is dated August 3, 2026. Question 21 asks about a flood zone, conservation area or designated historic district, and it lines up with the county’s historic rule. Questions 22 to 24 cover associations, covenants, and past floods or fires. If the form comes late, the buyer can rescind within 5 days after getting it. Choosing the disclaimer doesn’t excuse latent defects you actually know about.
Many Germantown homes come with an HOA, and § 11B-106 sets a clock. The buyer gets the association’s documents by the contract date or within 20 calendar days after it. A buyer who gets them fewer than 5 calendar days before signing has 5 calendar days after receipt to cancel. After settlement, you tell the HOA about the transfer within 30 calendar days. Condos run under a separate law, so ask the manager.
Under § 14-117, Montgomery County has no land in the Chesapeake Bay critical area and skips the military noise notice. If your home was built before 1978, the federal lead rules still apply: the EPA pamphlet, what you know about lead paint, and a 10-day inspection window unless you both agree to change it.
Listing a Germantown home with Beycome
Your home goes on Bright MLS in Maryland and the major home search sites from one listing. The Germantown flat fee listing page shows Basic at $99. Enhanced is $399 and Concierge is $1,399. None of the three adds a Beycome fee at closing. A complete questionnaire usually goes live within hours, with two business days as the outer limit. In Maryland, the listing runs up to 12 months.**
E-signature, unlimited listing changes, ShowingTime where the MLS offers it, Artur AI and no cancellation fee* come with each package. Maryland’s forms are in your dashboard under Legal Forms. Want a person next to you on the county list? Concierge gives you a dedicated expert 7 days a week, and you keep every decision. Support runs 7 days a week, with Artur AI 24/7.
Hiring a local agent is a fair choice too, especially for a home with a historic designation. Beycome is an alternative to the traditional way, and our sellers close every day with local agents, brokers and title companies on the other side. You’ll need a Maryland title company or attorney either way, since Beycome Title doesn’t operate in Maryland.
Moving somewhere else nearby? The Germantown buyer program is open to every buyer on homes listed by other agents. Beycome keeps 1% of the price, minimum $1,499, and credits you the rest of the buyer-agent commission at closing (the commission credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers).
So far, 22,000+ homeowners have saved over $225 million with us. That’s a home sold every 30 minutes (Beycome internal data, October 2026). For the wider picture, see our Maryland selling guide, the paperwork list for selling on your own, how an MLS listing works without a listing agent, or how the rules differ in Columbia, in Howard County.
Germantown seller questions
Do I need a realtor to sell a house in Germantown, MD?
No, it’s not required; it’s your choice. An agent handles pricing, marketing, showings and negotiation for a fee you agree on. On your own, you do those things and also take on Montgomery County’s disclosures and Maryland’s form.
Is a radon test required to sell a house in Montgomery County?
Yes, for most detached and attached houses. Section 40-13C requires a test less than one year before the settlement date. You can do it or let the buyer do it, and both of you get the results. Condos and co-ops aren’t covered.
How much is the transfer tax on a Germantown home?
The county transfer tax is typically 1% and Maryland’s is 0.5%. Recordation tax starts at $4.45 per $500. On a $413,600 sale, that comes to about $9,888.60 before any exemption, usually split between buyer and seller.
What do I put in my listing about property taxes?
Montgomery County wants the estimated tax and non-tax charges a buyer will owe in the first full fiscal year, not your current bill. Use the county’s wording and update it each July 1.
Is my Germantown home in a development district?
Check your tax bill for class R064 (West Germantown) or R061 (Kingsview Village Center). West Germantown’s special tax is $0.1040 per $100 for fiscal 2027, and a district home needs a notice in the ads and the contract.
Which MLS does Beycome use for Germantown homes?
Bright MLS. Basic is $99 with $0 due to Beycome at closing, and a Maryland listing runs up to 12 months.
Prices as of November 9, 2026. Beycome Basic $99, Enhanced $399 and Concierge $1,399 in Maryland. “$0 at closing” means no Beycome fee at closing; deed taxes, title fees, association balances, tax adjustments and any agreed buyer-agent compensation still apply.
* Cancel free: no cancellation fee (Georgia MLS charges $25); listings under contract can’t be canceled; no refund once listed. ** Listing term is the maximum the state and MLS allow (24 months; 12 in MD and PA).
Buyer credit: Beycome keeps 1% of the price (minimum $1,499); lender approval may be needed.
Commission figures are examples only; commissions are not set by law or NAR rules and are negotiable. Tax figures are our calculations from rates published on the dates shown and can change. The online county code may lag recent legislation. General information, not legal or tax advice.
Sources (all read November 9, 2026)
- Maryland REALTORS, Housing Statistics, September 2026 (data current as of October 12, 2026).
- Zillow Research, ZHVI, September 2026.
- Maryland Department of Planning, 2020 Census profile for Germantown CDP.
- Montgomery County Code: Sections 40-10 and 40-10A, Section 40-11, Sections 40-12 and 40-12A, Section 40-12C, Sections 40-13B and 40-13C.
- Montgomery County Office of Consumer Protection, estimated property tax and development district disclosure.
- Montgomery County Council Resolution 20-1141, fiscal 2027 tax rates (May 21, 2026) and Department of Finance, tax information.
- MC311, county transfer and recordation tax (updated May 19, 2026) and Bill 17-23, recordation tax rates.
- WSSC Water, Front Foot Benefit Charge.
- Maryland Tax-Property § 13-203, Real Property § 14-104, § 14-117 and § 11B-106.
- Maryland Real Property § 10-702 and Disclosure and Disclaimer Statement, rev. August 3, 2026.
- Comptroller of Maryland, Tax Alert on nonresident withholding.
- EPA, lead disclosure for home sales.
- NAR settlement FAQs.
- Beycome, Germantown page and listing package features.
Disclosure & Disclaimer
Beycome provides real estate services through affiliated licensed brokerages and has a commercial interest in the services and business models discussed on this blog. Content reflects Beycome’s perspective and may promote our services; it should not be treated as independent or neutral reporting.
Articles are provided for general informational and educational purposes only, not as financial, tax, legal, or investment advice or a recommendation for your particular situation. Reading this blog does not create a brokerage, advisory, or other professional relationship.
Information, opinions, pricing, service descriptions, and comparisons reflect the sources and information available when an article was published or last updated and may change. Although we aim for accuracy, we do not guarantee that all content is complete, current, or applicable to your circumstances. Laws, market conditions, and service availability vary by location. Examples and estimated savings are illustrative, depend on stated assumptions, and do not guarantee individual results.
Verify relevant information directly and consult qualified professionals before making decisions. Beycome services are subject to applicable agreements, eligibility requirements, and state-specific terms.
