The biggest money leak in Baltimore landlording isn't the rehab cost — it's the dead time between rent stopping and the new tenant's first check. I map every eviction-to-lease cycle like this.

**1. The court clock: ~6–7 weeks from filing to sheriff.**

Baltimore City rent court moves fast: trials are often set 7–10 days after filing (Public Justice Center data), and the warrant of restitution can be filed within 5 working days of judgment (MD AG). But Baltimore's own notice rules then kick in — 14 days mailed + 7 days posted before the sheriff executes, and the warrant dies after 60 days unexecuted. **Eviction day usually lands 6–7 weeks after filing. Miss the notice paperwork and you're restarting the clock.**

**2. The turnover window: 2–3 weeks if you stage it right.**

Change locks, trash-out (2–4 truckloads on a typical West Baltimore rowhouse), repairs and paint, then deep clean and floors. Bid the crew during the 14/7-day notice period so the day after the sheriff is a work day, not a waiting day. **Every stalled week at $1,200–$1,500 rent is $275–$345 of income you will never get back.**

**3. Do the math on the full gap.**

Rent stopped in month 1, court took ~7 weeks, turnover took 3: roughly 3 months of carrying costs (taxes, insurance, utilities, lawn) plus repairs. **Speed is the margin: a fast professional turnover almost always beats the "cheap" DIY one that drags to 10 weeks.**

**Comps.** Quick look at the numbers around it:

As-is/distressed sales in 21223: 239 N Carey St sold $15,000 (Sep 2026, auction sale); 1622 W Franklin St sold $22,000 (Aug 2026, auction-listed 3bd/1ba 1,600 sq ft); 1063 W Lexington St sold $58,300 (Aug 2026, auction, listed $40,000). That puts auction-distressed value roughly $15–$58K, most likely around $30K.

Renovated sales: 21 N Gilmor St sold $299,900 (Aug 2026, renovated 5bd/3.5ba); 2324 Edmondson Ave sold $208,000 (Apr 2026, fully renovated 3bd/2.5ba 2,748 sq ft); 3909 Norfolk Ave sold $274,000 (Aug 2026, stunning reno 3bd/3.5ba) — so a renovated range of $208–$300K.

Caveat: all three as-is comps were auction sales, which clear below broker-listed fixer prices — real as-is value likely runs above this range. The Norfolk comp is in 21216. Nothing invented; all from Redfin sale records pulled today.

Do you start the turnover crew before the sheriff's date, or wait until you have the keys in hand?

— Dawon | Baltimore, MD