Selling your house without a realtor offers significant benefits but also presents real challenges. Understanding both sides helps you make an informed decision.

Advantages of FSBO

• Commission savings: Keep the 2.5-3% listing agent commission (potentially $10,000+ on a $400,000 home)
• Full control: You make all decisions about pricing, marketing, showings, and negotiations
• Direct communication: Speak directly with buyers without playing telephone through agents
• Flexible scheduling: Show your home on your timeline without coordinating with an agent
• Personal motivation: No one cares more about getting the best deal than you

Disadvantages of FSBO

• Lower sale prices: FSBO homes typically sell for less than agent-listed properties
• Limited exposure: Without MLS access, reaching buyers becomes harder
• Time investment: Expect to spend 20+ hours managing your sale
• Legal risks: Mistakes in disclosures or contracts can lead to lawsuits
• Emotional negotiations: Negotiating your own home sale is stressful
• Buyer agent resistance: Some agents steer clients away from FSBO listings

FSBO works best when you already know the buyer, have real estate experience, or have ample time to manage the process. If you want professional guidance, learn how to find a real estate agent who fits your needs.

Pricing is critical for FSBO success. Overpriced homes sit unsold while underpriced homes leave money on the table. Without an agent's comparative market analysis, you need to research your market thoroughly.

Research Comparable Sales

Start by researching recent sales of similar homes in your neighborhood. Look for properties with:

• Similar square footage (within 10-15%)
• Same number of bedrooms and bathrooms
• Comparable lot size and features
• Similar age and condition
• Same school district and neighborhood
• Sold within the last 3-6 months

Find comparable sales on Zillow, Redfin, or Realtor.com. Your county tax assessor's website may also show recent sale prices. Aim to find 3-5 truly comparable properties to establish a price range.

Adjust for Differences

No two homes are identical, so adjust your price based on differences from your comps:

• Condition: Recently renovated homes command premiums
• Updates: New roof, HVAC, or kitchen adds value
• Location: Corner lots, busy streets, or views affect price
• Lot size: Larger or smaller yards impact value
• Amenities: Pools, garages, and finished basements add value

Consider Getting an Appraisal

For $300-$500, you can hire a licensed appraiser to provide an independent valuation. This gives you confidence in your pricing and documentation to share with buyers. Some sellers also order pre-listing inspections to identify issues before marketing.

For detailed information on pricing and selling expenses, see our guide on how much it costs to sell a house.

First impressions matter even more for FSBO sales. Without a professional agent showcasing your home, your property must sell itself. Invest time in preparation before listing.

Declutter and Depersonalize

Remove excess belongings, personal photos, and unique decor. Buyers need to envision themselves in your space. Pack away family photos, religious items, and collections. Aim for a clean, neutral aesthetic similar to model homes.

Deep Clean and Repair

A spotlessly clean home signals good maintenance. Hire professional cleaners for a deep clean. Fix obvious issues:

• Patch holes and touch up paint
• Fix leaky faucets and running toilets
• Replace burned-out light bulbs
• Repair squeaky doors and loose handles
• Clean windows inside and out
• Steam clean carpets or polish hardwood floors

Boost Curb Appeal

Your home's exterior creates the crucial first impression. Pressure wash the driveway and siding. Mow the lawn and trim bushes. Add fresh mulch and seasonal flowers. Paint or replace a worn front door. Ensure house numbers and the mailbox look sharp.

Consider Staging

Staged homes sell faster and for more money. Professional staging costs $1,500-$4,000, but you can DIY basic staging. Arrange furniture to create conversation areas and highlight each room's purpose. Add fresh flowers, neutral throw pillows, and quality linens.

Marketing is where FSBO sellers face the biggest challenge. Without MLS access and an agent's network, you need to work harder to reach buyers. A multi-channel approach maximizes your exposure.

Professional Photography

Ninety-five percent of buyers start their search online. Quality photos are non-negotiable. Either hire a professional photographer ($150-$300) or learn to take great listing photos yourself:

• Use a wide-angle lens to capture full rooms
• Shoot during daylight with lights on
• Photograph from corners to maximize space
• Include exterior shots and outdoor spaces
• Capture 25-40 photos for your listing

Flat-Fee MLS Listing

Pay $300-$500 for a flat-fee MLS listing service. Your home appears on the MLS and syndicates to Zillow, Realtor.com, Redfin, and other major sites. This dramatically expands your reach and ensures buyer agents can find your listing. You will need to offer a buyer agent commission (typically 2-3%) to incentivize agents to show your home.

FSBO Websites and Platforms

List on dedicated FSBO platforms:

• Zillow: Free FSBO listings reach millions of buyers
• Craigslist: Free local exposure, refresh frequently
• Facebook Marketplace: Reach local buyers and their networks
• ForSaleByOwner.com: Dedicated FSBO site with optional upgrades
• Homes.com and Homesnap: Additional free listing options

Traditional Marketing

Do not neglect traditional methods:

• Yard sign: Professional FSBO signs include your phone number
• Open houses: Weekend open houses attract unrepresented buyers
• Flyers: Distribute to neighbors who may know interested buyers
• Word of mouth: Tell everyone you are selling

Write a Compelling Listing Description

Your description should highlight key features, recent upgrades, and neighborhood benefits. Include:

• Square footage, beds, baths, and lot size
• Recent renovations or updates
• Unique features (fireplace, pool, views)
• School district and commute information
• Nearby amenities (parks, shopping, restaurants)

As a FSBO seller, you handle all showings yourself. This requires flexibility, preparation, and safety awareness.

Scheduling Showings

Be as flexible as possible with showing times. Serious buyers often have tight schedules. Respond quickly to showing requests - delays can cost you offers. Consider using an online scheduling tool to manage appointments.

Preparing for Each Showing

• Turn on all lights and open blinds
• Set a comfortable temperature
• Put away valuables and personal items
• Remove or crate pets
• Light a subtle candle or bake cookies for pleasant scent
• Play soft background music

During the Showing

You have two choices: stay present or leave. Many buyers feel more comfortable exploring without the owner present. If you stay, avoid following buyers around or overselling. Answer questions honestly but let them discover the home.

If you leave, ensure buyers have a way to contact you with questions. Some FSBO sellers provide information packets with property details, disclosures, and their contact information.

Safety Considerations

Showing your home to strangers carries risks. Protect yourself:

• Pre-qualify visitors by asking about their timeline and financing
• Request ID or contact information before showings
• Have a friend or family member present during open houses
• Secure or remove prescription medications and valuables
• Trust your instincts - if something feels wrong, do not proceed alone

FSBO sellers must handle all legal paperwork themselves. Mistakes can void contracts or lead to lawsuits. Understanding requirements protects you.

Required Disclosures

Most states require sellers to disclose known material defects. Common disclosures include:

• Property condition disclosure: Known issues with structure, systems, and major components
• Lead paint disclosure: Required for homes built before 1978
• Natural hazard disclosure: Flood zones, earthquake faults, fire risk areas
• HOA disclosure: Rules, fees, and financial health of any homeowner association
• Death disclosure: Some states require disclosing deaths on the property

Check your state's specific disclosure requirements. Failure to disclose known issues can result in legal liability after closing.

Purchase Agreement

The purchase agreement (contract) is the central document in any home sale. It specifies:

• Purchase price and earnest money deposit
• Financing terms and contingencies
• Inspection contingency and timeline
• Included appliances and personal property
• Closing date and possession terms
• Seller concessions or credits

You can purchase state-specific real estate contracts online, but having an attorney review any contract is strongly recommended.

Hire a Real Estate Attorney

Even if you do not use a real estate agent, hire a real estate attorney. Attorneys charge $500-$1,500 for FSBO transactions and provide:

• Contract review and negotiation assistance
• Ensure proper disclosures are made
• Title search coordination
• Closing document preparation
• Legal protection if disputes arise

In some states (like New York and Massachusetts), attorneys are required for all real estate transactions. Even where optional, attorney oversight is worth the investment.

Negotiating your own home sale is challenging. You have emotional attachment to your home, and buyers know FSBO sellers may be less experienced. Prepare mentally for tough negotiations.

Evaluating Offers

Look beyond the purchase price when evaluating offers:

• Buyer financing: Cash offers are strongest, followed by conventional loans, then FHA/VA
• Earnest money: Larger deposits (2-3%) show serious intent
• Contingencies: Fewer contingencies mean less risk of deal falling through
• Timeline: Does the closing date work for your needs?
• Concessions: Are they asking for closing cost credits or repairs?

Counter Offer Strategies

You can accept, reject, or counter any offer. Effective counter offer strategies include:

• Counter on price while accepting other terms
• Accept the price but reduce contingency periods
• Agree to some but not all requested repairs
• Split the difference on contested items

Common Negotiation Pitfalls

• Getting emotional: This is business, not personal
• Revealing desperation: Never mention you need to sell quickly
• Refusing reasonable offers: An offer in hand beats a potential offer
• Ignoring low offers: Always counter - it keeps negotiation alive
• Over-negotiating: Know when to accept a fair deal

About 87% of home buyers work with real estate agents. To maximize your buyer pool, you need to welcome buyer's agents - even as a FSBO seller.

Should You Offer Buyer Agent Commission?

Offering buyer's agent commission (typically 2-3%) dramatically increases your exposure. Without it, many agents simply will not show your property to their clients. The math often works out:

• More buyers seeing your home = more offers = higher sale price
• Reaching agent-represented buyers is worth the commission cost
• Unrepresented buyers are rare and often less qualified

Note: Recent NAR settlement changes have shifted how buyer agent compensation works. Buyers may now negotiate their own agent's fee directly. However, offering some level of buyer agent compensation remains standard practice.

Interacting with Buyer Agents Professionally

When buyer agents contact you:

• Respond promptly and professionally
• Provide all requested property information
• Be flexible with showing times
• Clarify your commission offer upfront
• Treat them as partners in the transaction

Remember: the buyer's agent represents the buyer, not you. Do not share information about your motivation or bottom line. Understand the difference between listing and buyer agents.

Once you have an accepted offer, the closing process begins. This typically takes 30-45 days for financed purchases, or as little as 1-2 weeks for cash deals.

Opening Escrow

Work with a title company or real estate attorney to open escrow. They will:

• Hold the buyer's earnest money deposit
• Order a title search to verify ownership
• Coordinate with the buyer's lender
• Prepare closing documents

Managing Contingencies

Monitor contingency deadlines and respond promptly:

• Inspection: Be present or available for the home inspection
• Repair negotiations: Respond to repair requests promptly
• Appraisal: Provide access and comparable sales data if needed
• Financing: The buyer's loan process is largely outside your control

Closing Day

At closing, you will sign documents including:

• Deed transferring ownership
• Settlement statement itemizing all costs
• Various affidavits and disclosures
• Tax documents

After signing, the title company records the deed and distributes funds. You will receive your proceeds via wire transfer or check.

For information on timeline expectations, see how long it takes to sell a house.