As of May 2024, the median sold price in Towson is $415,000, up 4.2% year-over-year according to Bright MLS data pulled from the 21204, 21212, 21239, 21284, and 21286 zip codes. Entry-level rowhomes in older sections of Rodgers Forge still trade in the mid-$300s, while updated colonials in Hunt Crest or Stoneleigh list above $550k. New construction is limited—mostly townhomes at Greenbridge off Kenilworth—so resale inventory drives the market.

• Average days on market: 17 (county average is 24)
• List-to-sale ratio: 101.3%—expect modest competition
• Price per square foot: $248, climbing steadily since 2021

Because Towson University enrolls 20,000+ students, investors snap up sub-$400k properties, keeping that price band especially tight. If you’re a first-time buyer, NMHL recommends getting pre-approved for conventional or FHA with our 5-Day Underwrite so you can compete with cash-heavy landlords.

Maryland’s flagship MMP 1st Time Advantage gives 3% down-payment assistance that’s forgiven after five years. Pair it with Baltimore County’s SELP ($10k at 0%) and you can walk into a $350k purchase with as little as $4,000 of your own funds. NMHL also participates in:

• SmartBuy 3.0—up to $30k student-loan payoff for qualifying buyers
• Work for Baltimore City/County—extra 0.25% rate reduction if you teach, police, or nurse within county limits
• Federal Home Loan Bank (FHLB) through First Financial—$7,500 grant available four times a year; we lock your reservation on grant-opening day

Credit hurdles? Our Credit Lift Roadmap gets you from 580 to 640 in 60 days using authorized-user tradelines and rapid-rescore vendors we’ve vetted in Towson.

Local banks often decline FHA files under 640, but NMHL’s direct-endorsed underwriters close them weekly in Towson. At 580–619 we require 3.5% down (gift OK) and two months of reserves; at 620+ you can use FHA 203(k) renovation to buy that dated Cape on Hillen and roll $35k of upgrades into the same loan. If your score is under 580, our NMHL Lift Program pairs you with a non-profit credit counselor on York Road; once you hit 580 we fast-track a new approval without a second pull fee.

Collections? Medical under $2,000 can stay open; any collection over $2,000 needs a written payment plan or three months of documented payments. We’ll coach you on which accounts to tackle first so your score jumps fastest.

Towson sits inside the Fort Meade VA loan limit area—$766,550 zero-down cap for 2024—so a veteran can finance up to that amount with no money down and no PMI. Rodgers Forge, Anneslie, and Southland Hills are especially popular with former Aberdeen Proving Ground or Edgewood Arsenal personnel because commute times stay under 35 minutes via I-95 or MD-295.

NMHL’s in-house VA team includes a retired Army JAG who helps veterans increase disability ratings to 30%, wiping out the 2.15% funding fee and lowering the monthly nut. We also offer VA IRRRL (streamline refi) that skips income documentation if your payment drops 20%—perfect when rates dip.

Whether you run a Towson Row medical practice or a food truck on York Road, write-offs can torpedo traditional qualifying income. NMHL’s 12-month bank-statement program counts 100% of business deposits, minus a 25% expense factor, to calculate usable income. Average daily balances above $25k let you borrow up to 90% LTV on loan amounts to $1 million.

Prefer to stay conventional? We’ll compile a Freddie Mac Form 91 P&L plus two months business statements; most CPA-prepared P&Ls are accepted without further field work if your business bank statements support the stated net profit. Either way, we close in 25 days average—crucial when Towson sellers review multiple offers.

Baltimore County imposes a recordation tax of $5.00 per $500 of purchase price and the state tacks on another 0.25%. On a $400,000 Towson purchase you’ll pay:

• County recordation: $2,000 (split 50/50 with seller unless negotiated)
• State transfer: $1,000
• Title insurance (lender + owner): $2,100
• Lender fees, appraisal, credit, flood cert: $1,450

Total buyer-side closing costs (before grants): roughly $6,550. NMHL’s Zero-Plus promo covers up to $2,500 of that, and seller-paid closing-cost concessions of 3% are common in neighborhoods like Anneslie and Wiltondale.