2026 guide to DSCR loans in Maryland — Montgomery County rent stabilization, Baltimore and PG County markets, judicial foreclosure, and 1.05% property tax.
Maryland is a two-market DSCR state: the Baltimore region (cash-flow-oriented, lower basis, older housing stock) and the DC-metro suburbs (higher basis, stronger appreciation, more complex regulatory overlay post-2024). Montgomery County’s new rent-stabilization ordinance has materially changed the Maryland investor calculus, and Prince George’s County has a temporary rent cap that may become permanent. In 2026, Maryland DSCR investors need to do county-by-county homework before committing.
This guide walks through DSCR lending in Maryland, the county-level rent rules, and the specific markets where volume concentrates.
Why Investors Choose Maryland
Maryland’s economy straddles two federal-adjacent hubs and one port. The DC-metro suburbs (Montgomery, Prince George’s, Frederick, Howard, Anne Arundel) have tens of thousands of federal workers, contractors, and government-adjacent private-sector jobs. Baltimore has healthcare (Johns Hopkins), higher education, and port logistics. Fort Meade (home of NSA and US Cyber Command) anchors a large defense-contractor cluster in Anne Arundel and Howard.
Population growth has been modest (0.2-0.4% annually), but the income base is among the highest in the US — Howard County and Montgomery County are consistently in the top-10 wealthiest counties by median household income. That supports a durable long-term-rental demand base.
Baltimore runs the opposite playbook: lower acquisition basis ($75K-$200K for many 2-3 bedroom rowhouses), higher cap rates (7-10%), but meaningful tenant-quality variance and deferred-maintenance issues.
DSCR Loan Rules in Maryland
Every major national DSCR lender funds Maryland. There are no Maryland-specific DSCR restrictions. Maryland’s Commercial Law Article governs consumer lending; business-purpose loans to investor LLCs for 1-4 unit property are exempt.
The Maryland Department of Labor / Office of the Commissioner of Financial Regulation supervises lender licensing. Out-of-state non-depository DSCR lenders typically hold Maryland mortgage-lender licenses or operate under Maryland-licensed broker partners.
Typical terms: min DSCR 0.75-1.20, max LTV 75%-80% on purchase, 70%-75% on cash-out refi, min FICO 660-680, 6-9 months reserves.
Taxes & Carrying Costs
Maryland’s effective property tax rate of 1.01% is in the middle tier, but the story is county-level variation:
- Baltimore City — approximately 2.25% effective (the city has unusually high rates because most of its assessment base is residential, not commercial)
- Baltimore County — approximately 1.08%
- Montgomery County — approximately 0.95%
- Prince George’s County — approximately 1.35%
- Howard County — approximately 1.02%
- Anne Arundel County — approximately 0.92%
- Frederick County — approximately 1.03%
Maryland imposes a recordation tax and transfer tax at closing. Combined state and county transfer/recordation can run 1.5-3% of purchase price. Budget this into closing costs.
State income tax: graduated 2-5.75% plus county piggyback tax 1.75-3.2%. Effective state+county rate for non-residents can reach 8-9%. Out-of-state investors file MD non-resident returns.
Maryland LLC fees: $100 formation, $300 annual report (one of the highest in the country).
Insurance runs $1,100-$1,800 per $400K for most of Maryland. Chesapeake Bay waterfront properties run higher with flood exposure.
Foreclosure & Eviction Landscape
Maryland is primarily a judicial foreclosure state, but assent-to-decree foreclosure (when the deed of trust contains specific language, which is standard in investor mortgages) allows an expedited process. Typical timelines: 4-9 months from filing to sale. Maryland 2008-era reforms added mediation requirements that extend timelines for owner-occupied property; investor-owned typically moves faster.
Eviction runs 45-90 days. Non-payment starts with a summons for Failure to Pay Rent — Maryland uses a particularly tenant-friendly process where the tenant can pay on the day of the hearing to avoid eviction. Baltimore City eviction specifically has been the subject of extensive tenant-protection reforms since 2020. Physical removal by the Sheriff runs 21-45 days after judgment in Baltimore; faster in suburban counties.
Landlord-Tenant Law
Statewide — no rent control.
Montgomery County (effective July 2024) — The HOC ordinance caps annual rent increases on covered units at CPI + 3% up to a 6% ceiling. Exemptions for buildings with fewer than 3 units, new construction less than 23 years old, some owner-occupied. Verify per-property before underwriting.
Prince George’s County — A 3% rent cap has been in effect since 2023, originally temporary and subsequently extended/modified by the County Council. Exemptions have varied across iterations (small landlords, new construction). Verify the current ordinance version and exemption status before closing.
Baltimore City — No rent control. However, Baltimore has extensive tenant-protection ordinances including source-of-income discrimination protection, rental-registration requirements, and a lead-paint certification regime that is strict and non-negotiable.
Security deposits are capped at two months’ rent statewide. Landlords have 45 days to return deposits with itemized deductions and interest at a statutorily-set rate.
Top Maryland Markets
Baltimore City — Lowest basis DSCR market in Maryland. Classic rowhouses in Patterson Park, Canton, Highlandtown, Hampden, Remington price $150K-$350K with rents $1,400-$2,000. Lead-paint compliance (MDE lead certification) is required and non-trivial — inspections, certifications, annual filings. Budget this into the operations model.
Montgomery County (Silver Spring, Rockville, Germantown, Gaithersburg) — Higher basis, stronger long-term appreciation. DSCR properties price $450K-$700K with rents $2,400-$3,400. Rent-stabilization ordinance applies to covered multifamily — critical underwriting variable.
Prince George’s County (Bowie, Upper Marlboro, Hyattsville, Laurel) — More moderate basis than Montgomery. Strong long-term-rental demand from DC-commuter base. DSCR properties $325K-$525K with rents $2,100-$2,800. Temporary rent cap applies — verify status.
Howard County (Columbia, Ellicott City) — High-income suburb. Strong schools, stable tenants, tighter cap rates. DSCR properties $475K-$700K with rents $2,600-$3,400.
Anne Arundel County (Annapolis, Severna Park) — State capital plus Chesapeake Bay lifestyle market. Insurance on waterfront property runs higher.
Frederick — Fastest-growing Maryland county, northwest of DC-metro. More affordable than Montgomery, strong appreciation. DSCR properties $325K-$500K.
Special Considerations
Montgomery County rent stabilization — the #1 underwriting variable in Maryland. Baltimore lead-paint compliance — non-negotiable and adds $500-$2,500 per property in inspection and certification costs. DC-proximity markets trade at lower DSCR ratios because basis has outpaced rent; expect 0.95-1.10 ratios in Prince George’s and Montgomery on current-rate purchases.
Entity Formation Notes
Maryland LLCs cost $100 to form and $300 annually (personal-property return). Maryland’s annual report cost is among the highest in the country — budget this. Many investors use a Wyoming or Delaware parent holding LLC owning a Maryland single-purpose LLC. See the entity structure guide.
Getting Started
Use the DSCR calculator, check current rates, then get matched with DSCR lenders funding Maryland.
Related guides: Virginia, Delaware, Pennsylvania.