Dawn Riley's Real Estate Blog

Radon testing deserves more than a number

What Maryland buyers should ask about radon test placement, calibration, credentials and reliable results, with practical advice from Realtor Dawn Riley.

A Calmer Homebuying Plan for Southern Maryland

A Calmer Homebuying Plan for Southern Maryland

A practical, warm plan for reducing homebuying stress through budget clarity, document readiness, decision rules and organized Southern Maryland contract deadlines.

A New Milestone for The Riley Team: We're BBB Accredited

A New Milestone for The Riley Team: We're BBB Accredited

Dawn Riley celebrates The Riley Team's BBB Accreditation and explains the Standards for Trust, current A+ rating, review distinction and what the milestone means for clients.

Boundary Surveys, Fences, and Encroachments Before Closing

Boundary Surveys, Fences, and Encroachments Before Closing

A Southern Maryland guide to boundary surveys, location drawings, fences, easements, encroachments, permits and title review before a home purchase or sale.

Condo and HOA Special Assessments Before You Buy

Condo and HOA Special Assessments Before You Buy

A Maryland buyer and seller guide to condo and HOA resale packages, reserve funding, special assessments, insurance, rules and contract deadlines.

FHA 203(k) and HomeStyle Renovation Loans

FHA 203(k) and HomeStyle Renovation Loans

Compare FHA 203(k) and Fannie Mae HomeStyle renovation financing for a Southern Maryland fixer-upper, including bids, appraisal, permits, escrow and deadlines.

Home Insurance Claims History and CLUE Reports

Home Insurance Claims History and CLUE Reports

A Maryland guide to property loss history, CLUE reports, prior insurance claims, seller records, buyer quotes and correcting errors before closing.

Housing Forecasts Are a Compass, Not a Contract

Housing Forecasts Are a Compass, Not a Contract

Dawn Riley explains how Calvert County buyers and sellers can use national housing forecasts without mistaking them for a local promise about rates, prices or timing.

Using AI in a Home Search Without Losing the Plot

Using AI in a Home Search Without Losing the Plot

How Southern Maryland homebuyers can use AI search tools responsibly while verifying listings, financing, property records, local conditions and contract decisions.

VA Tidewater and Reconsideration of Value

VA Tidewater and Reconsideration of Value

A Southern Maryland guide to the VA Tidewater process, Reconsideration of Value, comparable sales, Notice of Value, contract options and appraisal strategy.

What Focused Teamwork Teaches Us About Real Estate

What Focused Teamwork Teaches Us About Real Estate

A practical Southern Maryland real estate guide to building a focused transaction team with clear roles, deadlines, evidence and communication.

Why Housing Supply Matters to Southern Maryland Buyers

Why Housing Supply Matters to Southern Maryland Buyers

Dawn Riley connects the national housing-supply conversation with Calvert County lots, zoning, permits, utilities, septic feasibility and real buyer choices.

Underground Heating Oil Tanks: What Buyers and Sellers Should Verify

Underground Heating Oil Tanks: What Buyers and Sellers Should Verify

A Maryland home-sale guide to underground heating-oil tank records, testing, closure, releases, insurance, lender review, cleanup, and negotiation.

Selling a Home With Solar Panels: Owned, Financed, Leased, or PPA?

Selling a Home With Solar Panels: Owned, Financed, Leased, or PPA?

A Southern Maryland guide to selling a home with owned, financed, leased, or power-purchase-agreement solar panels, including lender, title, appraisal, roof, and transfer questions.

Selling a Tenant-Occupied Home in Maryland

Selling a Tenant-Occupied Home in Maryland

A Maryland guide to selling a tenant-occupied home, including lease review, tenant purchase rights, notice, access, deposits, lead records, buyer financing, and possession.

Maryland Transfer and Recordation Taxes: What Buyers and Sellers Pay

Maryland Transfer and Recordation Taxes: What Buyers and Sellers Pay

A clear guide to Maryland state transfer tax, Calvert County recordation tax, first-time-buyer treatment, contract allocation, lender tax, exemptions, and closing estimates.

Buying Before You Sell: Bridge Loans, HELOCs, and Contract Strategy

Buying Before You Sell: Bridge Loans, HELOCs, and Contract Strategy

Compare bridge loans, HELOCs, sale contingencies, reserves, qualification, and contract timing when buying a Southern Maryland home before selling the current one.

Shared Wells and Shared Septic Systems: Documents That Matter

Shared Wells and Shared Septic Systems: Documents That Matter

A Southern Maryland buyer and seller guide to shared wells and septic systems, including easements, maintenance agreements, testing, capacity, lender review, insurance, and repair costs.

Flood Zones, Elevation Certificates, and Insurance Before Buying Waterfront

Flood Zones, Elevation Certificates, and Insurance Before Buying Waterfront

What Southern Maryland waterfront buyers should verify about FEMA flood maps, elevation certificates, insurance, lender requirements, claims, shoreline conditions, and total cost.

Private Road Maintenance Agreements and Mortgage Approval

Private Road Maintenance Agreements and Mortgage Approval

What Southern Maryland buyers and sellers should verify about private-road access, recorded maintenance agreements, cost sharing, lender approval, insurance, and resale.

Lead-Based Paint Questions for Pre-1978 Homes

Lead-Based Paint Questions for Pre-1978 Homes

A practical guide to federal lead disclosure, buyer testing, Maryland rental records, renovation safety, financing, insurance, and negotiation for homes built before 1978.

Selling an Inherited Home Through a Maryland Estate

Selling an Inherited Home Through a Maryland Estate

A practical guide to selling inherited Maryland real estate through an estate, including Letters of Administration, title, heirs, creditors, condition, pricing, and settlement planning.

Seller-Paid Closing Costs: How Much Can a Buyer Ask For?

Seller-Paid Closing Costs: How Much Can a Buyer Ask For?

A guide to seller closing-cost help, actual-cost limits, Fannie Mae IPC rules, FHA, VA and USDA approval, appraisal treatment and seller net.

Buying a Bank-Owned Home: What Changes?

A practical buyer guide to REO addenda, as-is terms, inspections, utilities, title, occupancy certifications, financing and bank decision timelines.

Can You Use a USDA Loan in Southern Maryland?

Can You Use a USDA Loan in Southern Maryland?

How USDA property location, household income, occupancy, condition and lender underwriting work for Southern Maryland homebuyers.

Replacement Cost vs. Market Value: How Much Home Insurance Do You Need?

Replacement Cost vs. Market Value: How Much Home Insurance Do You Need?

A Maryland guide to replacement cost, actual cash value, Coverage A, reconstruction estimates, deductibles and insurance review before buying or selling.

How Maryland Down Payment Assistance Works

How Maryland Down Payment Assistance Works

A practical 2026 guide to Maryland Mortgage Program loans, down payment help, income and purchase limits, education, repayment and contract planning.

When Can You Remove Private Mortgage Insurance?

When Can You Remove Private Mortgage Insurance?

A homeowner guide to borrower-requested PMI cancellation, automatic termination, original value, current value, payment history and investor rules.

Why the 2026 FHA Loan Limit Changed and What It Means

Why the 2026 FHA Loan Limit Changed and What It Means

A verified guide to Calvert County's 2026 FHA limit drop, the OMB metro change, all ten affected jurisdictions, and what the change means for FHA assumptions and new loans.

Appraisal Waivers and Value Acceptance Explained

Appraisal Waivers and Value Acceptance Explained

How Fannie Mae value acceptance and Freddie Mac ACE offers work, what property data may still be required, and why buyers may still choose an appraisal.

Using a Power of Attorney to Buy or Sell a Maryland Home

Using a Power of Attorney to Buy or Sell a Maryland Home

How Maryland power-of-attorney authority, execution, recording, lender and title review affect a home purchase or sale.

Can You Recast a Mortgage After Selling Your Current Home?

Can You Recast a Mortgage After Selling Your Current Home?

How a mortgage recast may lower payments after a large principal payment, with servicer, loan-type, timing, fee, escrow and transaction planning questions.

Rural Internet and Work-From-Home Due Diligence

October 12, 2026

A practical Southern Maryland real estate guide from Dawn Riley on rural internet and work-from-home due diligence, including records to collect, professionals to call, buyer and seller steps, and negotiation strategy.

Historic Homes and Renovation Permits Before You List