In Montgomery County, Maryland, a growing number of homeowners are bypassing the traditional real estate listing process, opting instead for private sales that prioritize privacy and convenience. Justin Mitchell, founder of Maryland Cash Home Buyers, a Frederick-based real estate solutions company, says the decision often stems from a desire to avoid the public scrutiny and logistical demands of listing a home.
“Privacy, convenience, timing control and net proceeds are some of the most common reasons,” Mitchell said. He works with homeowners who prefer not to have their property photographed and displayed online, host open houses, or endure repeated showings and negotiations. This approach appeals particularly to those downsizing, managing inherited properties, relocating, assisting aging parents, or selling a family home held for decades.
When a property has potential for redevelopment, a private sale can allow the homeowner to receive pricing based on the land’s value while avoiding the costs and efforts of preparing the existing house for the retail market. “The correct comparison is not simply the private offer versus the potential listing price,” Mitchell said. “The homeowner should compare likely net proceeds, preparation costs, commissions, carrying time, contingencies, privacy, certainty and personal priorities.”
Mitchell emphasizes that not every home suits the same sales strategy. The process begins with evaluating the property’s specifics. “If an older home sits on a larger or well-located lot near active new construction, it may deserve a builder-focused review,” he said. “If the existing house has strong retail appeal and the owner wants maximum public market exposure, a traditional listing may be the better path. If the house needs substantial repairs and speed or certainty is the main priority, a standard as-is cash offer may make more sense.”
Maryland Cash Home Buyers offers homeowners several options, including its Redevelopment & Builder Purchase Program™ for properties where land value is significant, and its Dual-Path Solution™, which combines a direct purchase offer with a consultation from a licensed Realtor®. “The goal is to identify the path that best fits the property facts and the seller’s actual priorities,” Mitchell said.
For properties that don’t qualify for a builder sale, alternatives include a traditional as-is cash offer based on the existing structure’s condition and resale value, or a structured transaction if the seller’s desired price exceeds a standard cash purchase but financing could bridge the gap. Mitchell notes that such arrangements are property-specific and require clear documentation and professional review.
The Dual-Path Solution™ also includes a consultation with Debbi Rivero, a licensed Maryland REALTOR® (License #320362), who can provide comparable-sales context and market-pricing perspective when public MLS exposure might better serve the seller. Depending on the situation, renovating, holding the property, or delaying a sale can also be viable options. Homeowners can find additional guidance on the company’s website.
Mitchell advises that the most useful comparison is net proceeds across each option, not just the highest advertised price. A traditional listing involves anticipated sale price, repairs, cleaning, staging, commissions, concessions, carrying costs, and closing costs, with potential buyer financing or appraisal issues. A standard cash offer offers speed and certainty but is based on the property’s existing condition and renovation costs. A builder-oriented offer evaluates whether the land and location support a different use, and when viable, can provide retail-like net proceeds without the repairs, public exposure, or showings.
“MCHB’s Fair Offer Promise™ is designed to make the assumptions behind an offer easier to understand so the homeowner can compare the available paths using realistic numbers,” Mitchell said. He added that homeowners don’t have to list publicly, host an open house, or commit to selling just to explore a private sale. “The purpose is not simply to make a sale,” he said. “The purpose is to identify the facts, explain the available options and determine which path appears most consistent with the seller’s timing, privacy preferences, property condition and desired net outcome.”
The Redevelopment & Builder Purchase Program™ is currently available for qualifying properties in Montgomery County, with additional Maryland markets planned. Builder or developer fit depends on zoning, lot characteristics, location, and market demand at the time of review.
