A deed is a record of ownership for a piece of real estate such as land or a home. They are kept in the Land Records Department. Every Maryland County and City have a Land Records Department located in that county’s circuit court. Deeds and other documents stored in land records are open to the public.   A deed to a property is a legal document that establishes ownership and transfers title from one party (the grantor) to another (the grantee) and records ownership for a piece of real estate such as land or a home. It contains information about the parties involved in the transfer, the property itself, and the terms of the transfer.   The deed is signed by the grantor and often requires a witness or notary public to validate the document. Once the deed is executed, it is typically recorded in the local county records to provide public notice of the change in ownership.  Types of Property Deeds in Maryland There are several types of deeds, including warranty deeds, quitclaim deeds, and trust deeds, each serving different purposes and offering different levels of protection to the buyer.  Warranty Deed  A warranty deed, often used in real estate sales, promises that the grantor has clear title to the property and has the right to sell it. The warranty deed guarantees that the property is free of debts or legal claims. If it turns out there are claims or debts, the grantee can sue the grantor for damages.  Quitclaim Deed  A quitclaim deed, on the other hand, makes no guarantees about the title. It simply transfers any ownership interest the grantor may have in the property to the grantee. It's often used in cases where the ownership is unclear or in dispute, or in transfers between family members.  Trust Deed  A trust deed, also known as a deed of trust, is a different type of instrument. It's used in some states as an alternative to a mortgage. In a trust deed, the borrower (the trustor) transfers the title of the property to a neutral third party called a trustee until the loan is paid off. The lender is known as the beneficiary. If the borrower defaults on the loan, the trustee can sell the property on behalf of the lender. Once the loan is fully paid, the trustee reconveys the property back to the borrower.  Obtaining a deed to your property in Anne Arundel County, Maryland, involves accessing the state's land records. The Maryland Judiciary, the 24 elected Court Clerks of Maryland, and the Maryland State Archives have partnered to provide up-to-date access to all verified land record instruments in Maryland through a service called MDLANDREC. This service is currently provided at no charge to individuals who apply for a username and password. Once you have an account, you can access the land records, including deeds, online.  There are two ways to get a copy of your deed: online and in person at a circuit court.  Get Your Deed Online  To get your deed online, you can use the website mdlandrec.net. This website is free to use, but you must create an account using your name and email address. You can search for your deed by first selecting the county where the property is located, then selecting individual search, typing in your first and last name, and pressing search. You will see a list of properties bought and sold by people with that name. You can view and print any of these documents.   Pick Up a Copy of Your Deed in the Circuit Court  The second way to get a copy of your deed is to go to the circuit court in the Maryland county where the property is located. Once inside the courthouse, proceed to the Land Records Department and tell the clerk that you need a copy of your deed. Some courthouses may also have a computer terminal where you can look for the deed yourself. You may request a copy of the deed and other documents from the Land Records Department, but you will be charged a fee based on the number of pages.    For more information about land records, you can visit the webpage mdcourts.gov legal help land records.    The information provided herein is intended for informational purposes only and should not be construed as legal advice. It is not intended to be a comprehensive or detailed statement concerning the matters addressed, legal or otherwise. The content is provided "as is," with no representations or warranties, express or implied.  The information may not be up-to-date or applicable to your specific circumstances. Laws and regulations change frequently, and their interpretations can vary widely. Therefore, you should not act, or refrain from acting, based upon any information contained herein without seeking professional legal advice.  If you need assistance with real estate matters, including obtaining a deed to a property, you should consult with a qualified real estate attorney or appropriate government official who can provide guidance based on current laws and regulations and your specific circumstances. 

Thinking of Listing Your Home in Annapolis? Now is the time to make your move.  This current housing market is pushing Expectations to new heights. If you're thinking of taking advantage of this Spring Market, we can help you make the most of this unique opportunity. The time is now. Despite numerous speculations that the housing market would cool down due to higher interest rates in 2023, tight inventory has created a much different reality.  Two recent reports released by Realtor.com and ATTOM shed some light on sellers’ perceptions of the market during this peak homebuying season. Our Agents use this data to create their strategies for both homebuyers and sellers in this market.  The data on seller expectations Sellers want the best of both worlds, and the COVID-19 pandemic has left a mark on the housing market. In the Maryland Real Estate Market, bidding wars and cash offers above asking prices are still possible due to a shortage of inventory.  All these seller-focused data points come to a head when considering market research released in May from ATTOM. According to the report, May, June, and April are the best months to sell your home.  The report highlights that these months, “may offer seller premiums of 10% or more above market value – with the top 16 best days to sell in the month of May alone.” Realtor.com also weighed in on the ideal home-selling seasonality, including a score system that ranked active listings, new listings, days on market, and views per property on Realtor.com’s website. As we navigate the busy homebuying season, our agents are equipped with essential data to provide outstanding service for their listings. While some cities may experience a fast-moving market due to limited housing options, it's comforting to know that the volatile COVID-19 housing situation has finally settled down. As for those looking for a home, we are finding just as many frustrated homebuyers as we saw in 2020-2022. When the right home is priced well in a good area, buyers may find themselves with a surprising amount of competition at the offer table, according to the report’s Market Data. The Best Real Estate Agent in Annapolis is part of our Team Our real estate agents are not just partnered with the Sotheby's International Realty brand; but have received numerous awards for their expertise and service. The firm is recognized for offering unmatched, high-quality services in the Annapolis real estate market. We were among the top REAL Trends Real Estate Professionals of 2022. With a demonstrated commitment to unparalleled service and a deep understanding of the Annapolis real estate market, we have successfully closed over $300 Million in transactions across Annapolis and Maryland. Unmatched Services in Downtown Annapolis, Maryland Based in Downtown Annapolis, Maryland, Stahley Thompson Homes is committed to providing an exceptional level of real estate services. Our team of experienced, dedicated agents specializes in both the sale and purchase of luxury properties. We bring a uniquely refined, yet comprehensive approach to real estate, leveraging our extensive knowledge of the local market and the international reach of the Sotheby's network. Excellence and Passion for Distinctive Properties What sets Stahley Thompson Homes apart is our commitment to excellence and our passion for distinctive properties. We believe in the power of local expertise, global reach, and creating relationships built on trust and integrity. Our mission is to connect the area’s most discerning individuals with extraordinary living experiences. Your Destination for the Finest Properties in Annapolis Real Estate Whether you are looking for a waterfront home on the Chesapeake Bay, a historic house in downtown Annapolis, or a single-family home, Stahley Thompson Homes of TTR Sotheby's International Realty is the ultimate destination for finding the finest properties and for getting the highest level of services in the real estate industry. We invite you to explore the exceptional with us. Frequently Asked Questions about the Annapolis Real Estate Market The Annapolis real estate market is an attractive option for those looking to buy your home. With its close proximity to Washington D.C., Baltimore, and other major cities, Annapolis is an ideal location for those looking to own a home in a vibrant community. The area offers a range of property styles, from single-family homes to high-end waterfront properties. With its waterfront properties along the Chesapeake Bay, Severn River, and South River with strong economic growth, Annapolis provides the perfect combination for a luxury lifestyle.  What makes Annapolis a unique real estate market? Annapolis is a unique real estate market due to its rich history, waterfront properties, and the presence of the United States Naval Academy. The city offers a mix of historic homes, luxury waterfront estates, and modern townhouses, catering to a wide range of tastes and budgets. How has the Annapolis real estate market been performing recently? While specific market conditions vary during the year, Annapolis generally boasts a robust and active real estate market, thanks in part to its desirable location and high quality of life. For the most current market trends, visit the Annapolis Real Estate Market Summary for real-time trends. What is the most expensive neighborhood in Annapolis? Annapolis is home to several upscale neighborhoods. The most prestigious and often the most expensive is the Historic District, known for its beautifully preserved colonial homes. Waterfront properties along the Chesapeake Bay also command high prices. What services does Stahley Thompson Homes provide to navigate the Annapolis real estate market? Stahley Thompson Homes provide a comprehensive suite of services to navigate the Annapolis real estate market. This includes buying and selling luxury properties, property management services, and personalized consultations with sellers. Our team leverages local expertise and the global reach of the Sotheby's Real Estate network to deliver exceptional results. Why should I choose Stahley Thompson Homes as my real estate agent in Annapolis? Choosing Stahley Thompson Homes means choosing a commitment to excellence, a passion for distinctive properties, and a team that believes in the power of local expertise and global reach. Our mission is to connect discerning individuals with extraordinary living experiences in Annapolis. Want to learn more? Contact one of our expert agents now.    

It seems as if we can't escape inflation right now, whether in our pocketbooks or in the headlines. To try to control inflation, the Federal Reserve (Fed) has begun to raise short-term interest rates. However, this doesn’t happen without creating an impact across the economy. We’ll go over how rising Fed interest rates affect home buyers and others. As real estate buyers, sellers, and investors navigate the tumultuous market created by the current economy, there is one factor that continues to dominate the conversation: The Federal Interest Rate. This number offers insight into how much money lenders can loan out and in turn affects your abilities to buy or sell a home, get mortgages, refinance loans, and more.  Understanding why this rate matters to you as a buyer/seller of real estate is essential – not only it helps inform decision-making but also provides an opportunity to better capitalize on potential profit opportunities. In this article, we’ll go over what exactly goes into setting the Federal Interest Rate and why understanding it should be at top of your mind for those making housing-related decisions. Why Did The Fed Raise Interest Rates? The Federal Reserve is facing a crucial challenge in attempting to keep long-term interest rates and inflation steady. With prices accelerating rapidly, the Fed's ability to influence them relies on its power over one thing: the federal funds rate. It remains to be seen how successful their efforts will be against this complex economic landscape. What we have going on across the globe is the confluence of three disruptors: Supply chain issues related to economic shutdowns caused by the pandemic, more money in the economy due to COVID-19-related stimulus, and sanctions and embargoes on Russian oil because of the war in Ukraine. As a means of controlling inflation, the U.S. central bank raises overnight borrowing rates between banks - known as the federal funds rate- making an impact on interest costs for all types of borrowers alike. Although increases may be small in percentage points, they can have significant implications when it comes to high loan amounts.When rates go up, they can do so more than once and often do. The federal funds rate has increased three times in 2022, rising 1.5% so far. This puts it in a range of 1.5% – 1.75%. The Fed must balance a desire to control inflation with the negative impacts it can have on the economy. The idea of these rate hikes is to make it more expensive for people to borrow money, which slows down spending. If demand drops, the theory goes, sellers will lower or keep a lid on prices until demand comes back. However, the other thing low-interest rates help with is business expansion. Low-interest rates are often key to business expansion, which in turn can contribute to maximum employment. When access to funds is made more attainable, businesses have greater opportunities for growth and the ability to hire more people - fueling a healthy economy. If rate increases occur too quickly, however, demand may decrease leading employers lay off workers resulting in an economic downturn that works against the Fed's objectives of creating conditions favorable job seekers nationwide. If people aren’t spending and they’re losing their jobs, this can lead directly to a recession. Although the economy tends to go in cycles, this is something every Fed chairperson wants to avoid. For this reason, while there’s theoretically no limit to how many times the Fed can raise rates, it’s a delicate balancing act. How Short-Term Interest Rates Are Determined Central banks play a critical role in determining short-term interest rates and creating economic stability. Through careful observation, governments craft policies to maintain appropriate levels of money supply within the economy – too much or too little can cause chaos with prices either soaring or crashing. This policy requires continuous monitoring for optimal results. If the monetary policymakers wish to decrease the money supply, they will raise the interest rate, making it more attractive to deposit funds and reduce borrowing from the central bank. Conversely, if the central bank wishes to increase the money supply, it will decrease the interest rate, which makes it more attractive to borrow and spend money. The federal funds rate is the rate banks charge each other for overnight loans. It also affects the prime rate—the rate banks charge their best customers, many of whom have the highest credit rating possible. How Long-Term Interest Rates are Determined Interest rates on mortgages and other loans don't necessarily have to adhere to the Fed Funds rate. Rather, their motions are dependent upon the demand for 10- or 30-year Treasury notes released by the US Treasury Department during auctions - lower demands result in higher interest yields, while high demands can take them down a notch. If you have a long-term fixed-rate mortgage, car loan, student loan, or any similar non-revolving consumer credit product, this is where it falls. Some credit card annual percentage rates are also affected by these notes. These rates are generally lower than most revolving credit products but are higher than the prime rate. How The Federal Reserve Affects Home Buyers When the Federal Reserve raises the federal funds rate, it tends to lead to higher interest rates across the economy. Mortgage rates are no exception. Let’s take the next few sections to see how this rate increases impact buyers, sellers, and homeowners looking to refinance. Although mortgage rates and the federal funds rate aren’t directly correlated, they do tend to follow the same general direction. Therefore, a higher federal funds rate means higher mortgage rates for buyers. This has several effects: ‣ You wind up qualifying for a lower loan amount. The amount of preapproval from lenders is based on both your down payment and the monthly payment you can afford based on your debt-to-income ratio (DTI). Because your monthly payment is higher, you’ll have a lower loan amount you can handle. This could particularly impact first-time buyers because they don’t have the money from the sale of a home to offset a lower loan amount with a higher down payment. ‣ You may have difficulty finding homes in your price range. As rates rise, sellers typically end up not raising prices and may even lower them if they don’t receive offers after a period, but it’s important to realize that this may not happen right away. Right now, there’s not enough inventory on the housing market to keep up with supply, particularly when it comes to existing homes. For this reason, pent-up demand could sustain higher prices for quite a while. Some buyers may be temporarily priced out of the market. ‣ Higher rates mean higher mortgage payments. This would mean spending a bigger chunk of your monthly budget on your house. ‣ You should carefully weigh buying vs. renting. Typically, with property values going up as fast as they are, the cost of rent goes up faster than mortgage payments, even with higher rates. However, every market is different, so it doesn’t hurt to do the math for your area. How The Federal Reserve Affects Home Sellers If you’re looking to sell your home, you may feel now is the time given that home prices have risen 21.23% this year, according to the Case-Shiller 20-city index at the time of this writing. As rates go up, there are several things you need to consider: ‣ There may be fewer interested buyers. Higher rates mean more people could be priced out of the current market. Because of this, it could take longer for offers to roll in on your home and you may have to wait a while for it to sell. ‣ You might have a harder time finding a new home. One of the things that make your home so desirable and drive home prices up as a seller is the fact that there are so few options on the market. What you need to realize is that even if you make a bundle on your home, you could end up spending a lot more to find another house. You would also be doing so at a higher interest rate. ‣ Your home may not sell for as much. This is the part that’s hardest to predict because inventory is so limited that prices will remain high in many areas for longer than they normally would in a rising-rate environment. However, at some point, the frenzy for housing will end. When that happens, you might have to lower your price to get offers.   But wait, what does it mean for current Homeowners? If you're a homeowner, the way you are affected by the federal funds rate increase depends on the type of mortgage you have and what your goals are. Let's run through three different scenarios.If you have a fixed-rate mortgage and you do nothing with it, your rate won’t change at all. In fact, the only thing that can change your payment is a fluctuation in taxes and insurance. If you have an adjustable-rate mortgage, chances are pretty good that your rate will be going up if the rate is due for an adjustment. Of course, whether this happens and by how much is dependent on caps in your mortgage contract and how far your current rate is from market rates when the adjustment takes place. If you’re looking at refinancing, you should know that if you’ve taken out a new mortgage at any time in the last several years, you probably won’t be getting a lower rate. However, one thing to keep top of mind in this type of market is that years of rising prices mean that many people have a lot of equity. This could work to your advantage in debt consolidation, for example. When the Federal Reserve raises the federal funds rate, interest rates tend to go up everywhere. While no one likes higher mortgage rates, they’ll always be lower than the interest rate you could get on a credit card. Debt consolidation could allow you to roll high-interest debt into your mortgage and pay it off at a much lower rate. What Current Home Buyers Should Do Now Life's circumstances can sometimes compel us to make quick decisions about buying a home, even if the market doesn't seem favorable. Whether it be an ever-growing family or career opportunities that demand relocation, we may find ourselves needing more space and investing in property despite external conditions. You shouldn’t despair just because rates are on the rise if you’re a home buyer. There are several things you can do to make sure you’re prepared to meet any challenge the housing market can throw at you. Get Your Finances in Order by Paying down existing debt. DTI is the key metric that lenders look at when determining what you can afford for a monthly payment. It’s a direct function of your income compared to the amount you spend every month making required debt payments. Neither is easy, but it can be easier to pay off debts than miraculously start making more money. If you’re trying to make the most impact on your DTI, pay off the debts with the biggest monthly payments first. If you are further out from buying a home, you may opt to pay off the debts with the highest interest rates first. Improve your credit score. Your credit score is often a reflection of your financial responsibility, as lenders use it to gauge how well you manage debt. The higher the number, the better - which can be achieved by making consistent and timely payments on debts and using less-than-30% utilization for any revolving lines of credit.Build your savings for a down payment. Building your savings for a down payment can be the difference between an optimal interest rate and one that could cause you to lose valuable funds. Establishing larger amounts of equity in the form of a higher initial down payment goes far in reducing lender risk, resulting in a lower interest rate. Look for ways to trim your budget. Finding small ways to cut back can make it easier to pay down existing debts as we discussed above and save for your down payment.  What To Remember if You are Looking to Buy or Sell a Home  The Federal Reserve increases the federal funds rate in order to try to get inflation under control. Although not directly correlated with higher mortgage rates, they do tend to move in the same direction. If you’re an existing homeowner, whether this impacts you depends on the type of mortgage you have. Those with a fixed rate need not worry. If your ARM is scheduled to adjust, the rate is probably going up. If you’re a home buyer, rising rates have a negative impact on how much you can afford. The good news is that home prices tend to go down as rates rise. The bad news is that it may not happen as quickly this time around because there’s an acute shortage of inventory. The other important thing to keep in mind is that mortgage rates don’t exist in a vacuum. If they’re going up, so is every other consumer interest rate. This could make now a good time to do a debt consolidation by using your home equity to pull cash out.    

As you prepare for the year ahead, Stahley Thompson Homes of TTR Sotheby’s International Realty is here to guide your journey through an ever-evolving real estate landscape. This 2023 Real Estate Outlook offers insight into navigating this dynamic market with confidence and success. Despite expectations of declining prices based on market trends, luxury home values remained consistent in 2022. This fascinating trend suggests that the current housing landscape is being shaped by factors other than cost and availability alone. There are numerous factors that have led to resilient price performance in the market. First, the world’s seen a surge in wealth creation in recent years and the affluent still have more money to spend. Many luxury purchases are made in cash, so the high-end sector remains somewhat insulated from interest-rate fluctuations. As a result of the changes brought by Covid-19, more and more individuals are investing time in creating an inspirational living space – with home life taking center stage even as restrictions have eased. This has become an essential aspect of many people's lifestyles that is here to stay. What that means is luxury homeowners can rationalize the expenses of owning multiple properties since they are spending more time in them and are therefore less likely to put them up for sale. As such, inventory continues to be low coupled with an undersupply of new construction. Fannie Mae’s November 2022 forecast predicted that home sales will decline but begin to rebound in 2024. Fannie Mae economists also believe mortgage rates will steadily fall, but likely not drop below 6% any time soon. Despite this, we have remained busy brokering deals for our clients, many of whom are looking to make opportunistic investments during a fluctuating market.   2023 will be the year of trends beyond the real estate sector, from sustainable luxury items to record-breaking auction sales to luxury goods investments. Now more than ever, we know that the affluent want to spend their equity wisely, and we’re here to help them do just that. The biggest issue to watch across the real estate market in 2023 is inventory, especially in dynamic markets like ours in Annapolis and Washington D.C. In some cases, there’s only a one-month supply, whereas six months is considered equilibrium. This lack of new inventory in the upper end of the market is overshadowing concerns about inflation and higher interest rates. Keep in mind that there is a correlation between the high-end real estate sector and the stock market. High-interest rates often affect corporate earnings and as a result, the stock market. In Silicon Valley, for example, a lot of tech start-ups aren’t performing well, so people are not buying as much at the top. One question we are often asked is could the luxury market be insulated from some of the slowdown in the overall market? In our view, the luxury market has always led us out of difficult cycles and down markets. The higher-end market tends to be insulated. Buyers are still engaged and asking agents to tell them when something interesting comes on the market so they can act quickly if needed. There’s a bit of a divide between sellers and buyers. Home sellers want those multiple bids of the past two years, and buyers are seeing the stock market’s challenges and want a good deal. Fannie Mae projects home price declines of 1.5% in 2023, however, pricing is not an exact science. 2023 will see several factors affecting the general and high-end market. Interest rates impact everything in one way or another, especially confidence in the market. Inventory is another factor. There likely won't be a significant unlocking of supply since few sellers will let go of their properties, creating a lock-in effect. Yet the structure of the overall housing market is very different today from previous years due to an overwhelming number of mortgages that have a fixed rate versus previous years where many had adjustable rates. In terms of new construction, builders were proactive following the pandemic by building single-family homes. In fact, single-family renters have become another pillar of housing. However, building houses is hard, too, because of supply-chain issues and materials affordability. These factors may affect the second-home market. It’s nothing to be alarmed about, but it can be a shock to the system because 2021 was such a historic year for real estate. If you are interested in discussing how these trends may impact your city or potential transaction, contact one of our real estate advisors today.