Tips for selling without a Realtor

🏡 So You Think You Don’t Need an Agent?

A Comprehensive Guide for Selling Your Home on Your Own

So, you’re looking to sell your home and aren’t sure why anyone would pay to use an agent. Surely you can find a way to advertise your home and find a buyer without paying hefty costs in the end, right?

Well, you’re in luck—you’re not the first to have this thought, and you won’t be the last. For many, this can be a cost-saving boon. According to the National Association of REALTORS®, 6% of all homes sold in 2024 did so without a listing agent. Though this is a significant decrease from previous years, it shows that it’s still possible to go it alone, sell your home, and possibly save money. But be warned—it will take work and research on your part. You need to be ready to treat this process as a business transaction and set emotions aside. This is, after all, likely one of your largest investments—and will be for your buyer as well.

First, I want to preface: this is not a sales pitch. Though I am an agent, this guide is here to offer a starting point for those who want to list their own home without utilizing an agent. You are most likely (hopefully) a savvy homeowner, and who better to know the selling points—and cons—of your home than you? So read on! Hopefully you’ll pick up a few pointers to get started on your home selling process. Feel free to print this off and make notes on the page.

Okay, selfish self-promotion time... selling your home is not for everyone. Although my readers of this guide are bright, self-starters, ready to do the legwork and learn whatever it takes to succeed; your friends, neighbors, and relatives may not be. There is nothing wrong with not being equipped to handle the listing process on your own—everyone has their own talents. I’m sure John from your high school plays a mean electric guitar, and Aunt Carol can make an Alfredo lasagna that leaves you 10 pounds heavier and crying for more, but they may need help when it comes to selling their home.

So if you find this guide helpful but see those around you struggling with the idea of selling their own home, please give them my contact info so I can help get them on the right path. And if they don’t happen to be in my neck of the woods, I can connect them with an agent I’ve vetted and trust to deliver the same level of service I give to all my clients.

Last point before getting into the guide; I need to disclose that this guide and its contents do not constitute me providing any of its readers my services as an agent. If you want to go that route and learn all the benefits of working with me as your agent can help make your home selling a breeze, I would love to make that happen, but only a signed representation agreement will signify an agency agreement between you, me and my brokerage.

We all have our strengths! Mine just happens to be buying and selling homes. Hopefully you have what it takes to be a successful FSBO (For Sale By Owner). So read on—and then the work begins: research your state laws, and get ready to put your home’s best foot forward.

📚 Table of Contents

So You Think You Don’t Need an Agent? (Introduction)

Section 1: Understanding the FSBO Process

Section 2: Get Your Home Ready to Sell

Section 3: Price Your Home Correctly

Section 4: Market Your Home Like a Pro

Section 5: Hosting Showings & Open Houses

Section 6: Offers & Negotiations - Navigating the Deal

Section 7: Paperwork, Legal Steps & Closing the Sale

Section 8: Common FSBO Pitfalls & When to Call for Help

📌 Section 1: Understand the FSBO Process

So you’ve made the decision to go it alone. That’s great—but before you throw a “For Sale” sign in the yard and start posting on Facebook Marketplace, let’s take a step back and look at what’s really involved in selling a home solo.

✅ What Does FSBO Actually Mean?

“For Sale By Owner,” or FSBO (pronounced fizz-bo by those of us who live in this world), means you're not hiring a listing agent to sell your home. You’re handling everything: pricing, marketing, showings, negotiations, contracts, and coordinating the closing.

It can absolutely be done, but it’s not always as simple as it seems. You’re not just a homeowner—you’re now a photographer, marketer, negotiator, and transaction coordinator all rolled into one.

🧾 The Pros of Selling FSBO

You skip the listing agent’s commission (typically around 2.5%–3%), which can mean more money in your pocket—if you price and market your home correctly.
You control everything. You choose how to advertise, when to show the home, and how to handle negotiations.
You already know your home best. You know what makes it special and what a buyer needs to fall in love with it.

⚠️ The Challenges of FSBO

You might leave money on the table. Studies show that FSBO homes often sell for less than agent-listed properties—sometimes significantly less.
Legal paperwork and disclosures can be tricky. A missed detail could lead to liability or a delayed sale.
Marketing reach is limited. Agents pay to have listings placed in the MLS (Multiple Listing Service), which pushes them to Zillow, Realtor.com, Redfin, etc. You’ll have to find your own way to get visibility.
Buyers may hesitate. Some buyers will be nervous to view your property. They may be uneasy to work directly with a seller, or without the agents experience on both ends. They may also not have extra cash on hand to pay their own agent and may assume a fsbo seller will not offer to pay the buyer agent commission.

👀 Is FSBO Right for You?

You’ll want to be honest with yourself:

Are you comfortable with contracts and deadlines?
Can you emotionally separate yourself from your home during negotiations?
Do you have time to schedule and conduct showings, answer inquiries, and manage the process?

If you’re thinking “Yes!”—awesome, let’s keep going. If you’re thinking “...maybe?”—that’s okay too. This guide will still help you make informed choices, whether you go the full FSBO route or decide to partner with a pro down the road.

🧹 Section 2: Get Your Home Ready to Sell

Alright, now that you’ve decided to tackle this yourself, it’s time to get your home looking its absolute best. First impressions matter—a lot. Buyers will judge your house based on photos and curb appeal before they ever step inside. That means the prep work you do now sets the tone for the whole selling process.

🧼 Declutter and Deep Clean

This is step one, and it’s non-negotiable. You’re not just tidying up—you’re staging your home to help buyers picture themselves living there.

Box up anything you don’t use daily. Less is more.
Clear off counters, shelves, and personal photos.
Clean like your in-laws are coming over with a magnifying glass.
Don’t forget baseboards, vents, and windows—they get noticed more than you think.

If it helps, pretend you're prepping for a home magazine shoot. (Or better yet, imagine someone walking in and instantly texting their partner, “You need to see this one.”)

🔧 Make Small Repairs

You know that squeaky door, loose handle, or drippy faucet you’ve ignored for months? Time to fix it. These little things can give buyers the impression your home hasn’t been well maintained—even if the big stuff is in great shape.

Focus on:

Patch holes or scuffs in walls
Replace burned-out bulbs and dated fixtures
Repair anything that creaks, leaks, or doesn’t quite close properly

🛋 Consider Light Staging

You don’t need to go full HGTV, but a few thoughtful touches go a long way.

Add fresh throw pillows, a cozy blanket, or a bowl of fruit on the counter
Keep décor simple, modern, and neutral
Bring in a few plants or fresh flowers to liven up the space

Pro tip: If your furniture is bulky or outdated, remove a few pieces to open up the room. Spacious feels better than being crowded every time.

🌳 Boost Curb Appeal

Your exterior is the handshake before the hello. Buyers often drive by before scheduling a showing—so make that first glance count.

Mow the lawn, edge the sidewalk, trim bushes
Clean the front porch, sweep away cobwebs, and consider adding a new welcome mat or potted plant
Repaint the front door if it’s chipped or faded—it’s a small thing that makes a big impression

💰 Section 3: Price Your Home Correctly

Now for the million-dollar question (or hopefully your home’s value): how much should you list it for?

This is where a lot of FSBO sellers get stuck. Price too high, and buyers scroll past it or wait for a drop. Price too low, and you risk leaving thousands on the table. The goal? Hit the sweet spot that attracts buyers, creates urgency, and keeps you competitive in your market.

📊 Do the Research

You're going to want to play detective here—think of it as a blend of Zillow, spreadsheets, and caffeine.

Look at comparable homes (comps): Find homes that recently sold in your neighborhood with similar size, features, and condition.
Pay attention to price per square foot. It’s not everything, but it’s a good starting metric.
Watch active listings, too: These are your competition, not your pricing guide. Just because your neighbor is asking $480K doesn’t mean they’ll get it.

Pro tip: Focus more on recently sold homes than those just listed. What buyers actually paid is what the market will bear—not what sellers hope to get.

📉 Avoid Emotional Pricing

You’ve probably invested a lot in your home, both financially and emotionally. But the market doesn’t price based on the memories you’ve made—it looks at condition, location, and value.

Ask yourself:

Am I pricing based on what I need, or what the market supports?
Would I pay this price for a similar home, if I were the buyer?

🛠 Factor in Condition and Updates

Have you done recent renovations? New roof? Updated kitchen? Those upgrades count—but be realistic. Not all updates bring dollar-for-dollar returns. A beautifully remodeled bathroom is a bonus. A “slightly newer” dishwasher? Not so much.

At the same time, if your home needs work, that needs to be reflected in your price.

🧾 Consider Offering a Buyer’s Agent Commission

Even if you're not using a listing agent, most serious buyers will have one. If you’re unwilling to pay a buyer’s agent commission (usually around 2.5%–3%), it could drastically reduce your buyer pool. Consider offering a fair commission to keep your listing attractive.

📣 Section 4: Market Your Home Like a Pro

You’ve cleaned, staged, and priced it right. Now it’s time to tell the world. Marketing is your moment to shine—it’s what draws buyers in before they ever step foot on your property. So let’s make your listing stand out like a fresh donut in a stale box.

📸 Get Professional-Looking Photos (Seriously)

Photos are everything. In today’s market, your listing photos are your curb appeal. If your home looks dark, cluttered, or taken with a shaky phone camera… people will keep scrolling.

Use natural light. Open the curtains and take photos during the day.
Shoot from corners to show the full size of each room.
Capture the best features. That kitchen island, fireplace, or backyard oasis should be front and center.
Hire a pro photographer if you can—it’s often under $500 and absolutely worth it.

If your photos don’t make someone stop mid-scroll, you're missing opportunities.

🖥 List Your Home Online

To get eyes on your home, you need to go where buyers are looking.

Zillow (you can list FSBO for free!)
Facebook Marketplace and local Facebook groups
Craigslist (yep, people still use it—just be ready to vet responses)
Nextdoor, Realtor.com, and FSBO-specific websites like ForSaleByOwner.com or FSBO.com

The more places you list, the more exposure your home will get.

🪧 Use Eye-Catching Signage

Don’t underestimate the power of a simple “For Sale By Owner” sign—especially if you’re in a high-traffic neighborhood.

Make sure your sign is clean, easy to read, and includes your contact number or website.
Consider adding a QR code that links to your photo gallery or listing info.
Place flyers in a weatherproof box with key info, pricing, and highlights for drive-by interest.

📝 Create a Simple But Strong Listing Description (with Keywords That Sell)

This is your chance to make your home irresistible. A well-written listing doesn’t just list features—it tells a story. Think about what a buyer will feel when they walk through the door. You’re painting that picture with words.

Use emotionally-driven language combined with high-value keywords buyers tend to search for. Here are some that have been shown to boost interest and engagement:

🧠 High-Impact Keywords to Consider:

“Move-in ready” – Suggests low effort, immediate comfort.
“Updated” or “Renovated” – These highlight modern value.
“Open floor plan” – A top request for modern living.
“Natural light” – Buyers love bright, airy spaces.
“Hardwood floors” – A desirable upgrade.
“Stainless steel appliances” – Signals a modern kitchen.
“Walk-in closet” – One of the top-searched features.
“Primary suite” – A more modern alternative to “master bedroom.”
“Fenced backyard” – Especially important to buyers with pets or kids.
“Quiet neighborhood” or “cul-de-sac” – Appeals to buyers looking for peace and privacy.
“Close to schools/shopping/trails” – Location sells.

🏡 Example Listing With Keywords:

“Move-in ready 3-bedroom home with an open floor plan and abundant natural light. The updated kitchen features stainless steel appliances, granite countertops, and a breakfast bar perfect for entertaining. Relax in the spacious primary suite with a walk-in closet and en suite bathroom. Enjoy outdoor living in the fenced backyard, all located on a quiet cul-de-sac just minutes from local schools and parks.”

Pro Tip: Keep it clear and concise—buyers skim listings quickly. Use bullet points in flyers or printed materials, and keep paragraphs short for online platforms.

🚪 Section 5: Hosting Showings & Open Houses

This is the phase where you let buyers walk through and picture themselves living in your home. It can be nerve-wracking, but it’s also exciting—because this is when your house stops being “just a listing” and starts being someone’s future home.

🏡 Open Houses: When (and Why) to Host One

Open houses can help build interest fast, especially during your first weekend on the market. They create buzz and can lead to offers more quickly if handled right.

Tips for hosting a successful open house:

Pick your timing wisely. Weekends (especially Sunday afternoons) typically get the best foot traffic.
Advertise everywhere. Use Zillow, Facebook groups, Nextdoor, Craigslist, and directional yard signs on nearby corners.
Create takeaway flyers. Include a few high-quality photos, a bulleted list of upgrades and key features, your asking price, and your contact info.
Stage lightly. Use fresh flowers, soft music, and even cookies or bottled water for an inviting touch.

📌 Safety tip: Have a friend or family member present with you. Always prioritize your comfort and security when strangers are entering your home.

👟 Private Showings: The Real Test Drive

Most serious buyers will schedule private showings, and these are even more important than open houses.

Prepping for each showing:

Wipe down counters, mirrors, and floors
Take out the trash and hide personal hygiene and laundry items
Tuck away valuables, mail, and paperwork
Hide pet bowls, toys, and litter boxes
Add finishing touches: lights on, toilet lids down, and blinds open

📷 Quick pro tip: If you can’t be there to reset before every showing, take photos of your home “show-ready” and use them as a checklist.

🚷 Should You Be There?

If possible, don’t be. Buyers feel more comfortable speaking freely, taking their time, and exploring if the seller isn’t present. If you must stay:

Greet them with a smile
Offer to answer questions at the end

Stay in one neutral space (like the backyard or garage)

💼 Section 6: Offers & Negotiations – Navigating the Deal

Welcome to the business end of the transaction. This is where things get serious—and where deals can be made or lost depending on how you respond.

Don’t worry—we’ll walk through it clearly and confidently.

✉️ When an Offer Comes In

Take a deep breath—it’s easy to jump at the first offer, but reviewing carefully is key.

Here’s what to look at:

Purchase price – Obvious, yes, but not the only priority.
Financing method – Cash is fastest. FHA/VA buyers may have stricter appraisal or condition requirements.
Pre-approval letter – Required. This shows the buyer is financially qualified.
Closing date – Is it realistic for your timeline?
Contingencies – These are conditions the buyer must meet:
- Home inspection (they can ask for repairs or back out)
- Appraisal (required by most lenders)
- Financing (if the loan falls through, the deal can die)
- Home sale contingency (buyer has to sell their home before buying yours)
Earnest money deposit – This is “skin in the game.” A higher amount shows stronger intent.

📋 Tip: Ask for everything in writing and give yourself time (usually 24–48 hours) to review and respond. Some states have time requirements on how long you can take to respond to an offer so be sure to look this up before you get started and respond in the allowed amount of time.

🤝 How to Negotiate Without Losing the Deal

Buyers will almost always offer below your asking price, or request things like closing costs or repairs. That doesn’t mean they’re being difficult—it’s just the dance of negotiation.

Keys to negotiating like a pro:

Don’t get emotional. It’s business. Stay calm, even if an offer feels “insulting.”
Use comps and facts. If your home is priced fairly, respond with market data.
Be flexible—when it makes sense. If they offer close to your price but want to move fast, it may still be a win for you.
Respond quickly. Delays create doubt and give buyers time to look elsewhere.
Ask for the buyer's “highest and best.” If you receive multiple offers, it’s OK to let buyers know and ask for their final offer.

📌 Not sure how to respond? Even as a FSBO seller, you can bring in a flat-fee broker or real estate attorney just to help with the paperwork and negotiations. It’s cheaper than full agent commission and protects your interests.

✍️ Accepting, Countering, or Declining an Offer

Once you've reviewed the offer, you’ve got three options: accept, counter, or decline. Here’s how to handle each one like a pro:

✅ Accepting the Offer

If the terms work for you, congratulations! Sign the purchase agreement, return it to the buyer or their agent, and you’re officially under contract. At this point:

All timelines kick in (inspection period, financing, appraisal, etc.)
The buyer will likely schedule a home inspection soon
The title company or closing attorney will begin preparing for closing

🔁 Countering an Offer

Want to move forward but need a few terms adjusted? That’s when you counter. You can negotiate:

Price
Closing date
Contingencies
Who pays certain closing costs
Repairs or allowances

How to counter:

Respond in writing (email is fine if informal, but use a contract addendum if formal)
Clearly list the changes you want
Set a deadline for the buyer to respond (some states have set time limits in place to respond so be sure to know of these before setting your own deadline.)

📋 Pro Tip: Keep negotiations simple and focused. If you counter every detail, you risk overwhelming or irritating the buyer.

❌ Declining an Offer

Sometimes, it’s just not a fit—and that’s okay.

If you want to decline:

Respond respectfully and promptly
A simple message like, “Thank you for your offer, but we’ve decided not to move forward with it at this time,” is sufficient
You do not need to provide a reason, though some sellers choose to give a general one (e.g., “We’re holding out for a higher price,” or “The timeline doesn’t align with our plans.”)

📌 Bonus tip: Even if you decline, keep the buyer’s contact info—deals fall through, and you may want to circle back.

🗂️ Section 7: Paperwork, Legal Steps & Closing the Sale

So, you’ve accepted an offer. Great work! Now comes the part that feels the most technical—but don’t worry, it’s just a matter of staying organized, meeting deadlines, and partnering with the right professionals.

🧾 What Happens Right After Acceptance?

Once both parties sign the purchase agreement, you’re officially under contract—and your timeline begins.

Key deadlines are typically outlined in the agreement and may include:

Home inspection period
Financing approval deadline
Appraisal timeline
Closing date

Most of these steps happen in the buyer’s court, but as the seller, you’ll need to stay in communication, provide access to the home, and stay prepared for potential negotiations (like repairs).

📋 The Documents You’ll Need

Even without an agent, you’ll still need to complete several essential forms and disclosures. These vary slightly by state, but here’s a general list:

Purchase Agreement – Signed contract between buyer and seller
Seller’s Disclosure Form – Details about the home’s condition, repairs, systems, etc. (required in most states)
Lead-Based Paint Disclosure – Required for homes built before 1978
Well/Septic Disclosures – If applicable
HOA Documentation – If your property is part of a homeowners’ association
Payoff Statement – From your mortgage lender, showing the balance owed
Closing Statement – Final settlement sheet showing credits, charges, and net proceeds

📌 Pro Tip: Many title companies, attorneys, or online FSBO platforms can supply templates or help complete these documents for a flat fee.

⚖️ Should You Hire a Closing Attorney or Title Company?

YES. While you may be selling on your own, this part really does need a professional touch.

Title companies or closing attorneys:

Handle the title search (to make sure there are no liens or ownership issues)
Manage escrow and earnest money
Prepare the settlement statement (HUD-1 or Closing Disclosure)
Coordinate signing day
Ensure proper recording of the deed and mortgage payoff

Even experienced FSBO sellers almost always rely on these pros to finalize the deal. In some states, a real estate attorney is legally required.

🧑‍💼 Final Walkthrough & Closing Day

Right before closing, the buyer will usually do a final walkthrough—this is their chance to confirm that:

The home is in the same condition as when they made the offer
Any agreed-upon repairs have been completed
Appliances or items you agreed to leave are still present

Then it’s time for the closing appointment, where both parties sign the final paperwork. This is often done at the title office or attorney’s office.

💵 What Happens at Closing?

At the closing table:

You’ll sign the deed transfer
The buyer signs loan docs (if applicable)
You hand over the keys, garage openers, manuals, etc.
Funds are disbursed (mortgage gets paid off, your remaining proceeds are wired or given via check)

📌 Pro Tip: Bring your ID and double-check the wire instructions in person to avoid fraud. Sadly, wire scams do happen—verify everything.

🎉 Congratulations, You Sold Your Home!

It’s official—your FSBO sale is complete. You navigated pricing, marketing, showing, negotiating, and paperwork like a pro. Take a moment to celebrate—this is no small feat!

⚠️ Section 8: Common FSBO Pitfalls & When to Call for Help

You’ve done the research, prepped your home, handled showings, and maybe even fielded offers. Selling your home on your own is a serious accomplishment—but even seasoned FSBO sellers can run into unexpected challenges.

Here’s a rundown of some common mistakes to avoid, and signs it might be time to bring in a little backup.

❌ Common FSBO Mistakes (and How to Avoid Them)

1. Overpricing the Home

It’s one of the most common issues. If your price is based on emotion or what you hope to get, you could scare off buyers before they even step foot inside.

Fix it: Use recent comps (sold homes in your area with similar features), or hire an appraiser for a one-time valuation.

2. Poor Photos or Weak Listings

In today’s market, your online listing is your curb appeal. Low-light or cluttered photos, no room descriptions, or typos can drive away serious buyers.

Fix it: Use natural lighting, tidy every room, and consider hiring a professional photographer. Write your listing like a mini love letter to the home, focusing on benefits, not just features.

3. Not Being Ready for the Legal Side

One missed disclosure or misstep in the contract can result in delays—or legal headaches down the road.

Fix it: Don’t wing the paperwork. Consult a real estate attorney or closing specialist for a flat fee to ensure everything’s in order.

4. Letting Emotions Get in the Way

You love your home. But buyers are going to critique it. They may offer less than you hoped. This is business—it’s okay.

Fix it: Stay objective. View your home as a product and focus on your financial and timeline goals.

5. Inconsistent Showings or Poor Communication

Buyers expect quick responses. If you delay or aren’t flexible with showings, they’ll move on to another property.

Fix it: Use a dedicated email or phone line for selling. Be ready to schedule showings quickly and follow up with interested buyers.

🛑 When to Consider Getting Help

There’s no shame in bringing in a professional if things get tricky. Here are signs that calling in a pro (even for a limited task) might save you time, money, or stress:

You’re getting traffic but no offers – May be a pricing or marketing issue
You’re overwhelmed with paperwork – A real estate attorney or flat-fee broker can step in
Buyers seem unsure about dealing directly with you – Some buyers are more comfortable negotiating through an agent
The buyer brings in an aggressive agent – Having a professional on your side levels the playing field
You get multiple complex offers – Sorting through contingencies, escalation clauses, and appraisal gaps can get confusing
Your time is limited – FSBO can become a second job. If you’re not able to respond quickly, a delay can cost you

Selling FSBO doesn’t mean you have to do everything alone. Think of it like DIY home improvement—you may be able to handle a lot yourself, but there are moments when a licensed professional can save time, stress, and costly mistakes.

If you’ve started the FSBO journey but feel like it’s time to get support, I’d be happy to discuss what a professional partnership would look like. And if you're outside my service area, I can connect you with a trusted, vetted agent who operates with the same high standards I give to every client.

You’ve taken a huge step by educating yourself—now you’re ready to move forward with confidence, whichever route you choose. You’ve got this.

📘 Disclaimer

This guide is intended for general informational purposes only and is not a substitute for professional legal, financial, or real estate advice. Although I am a licensed real estate agent, I am not offering brokerage services through this document. Any advice, assistance, or representation must be covered by a signed representation agreement.

Each real estate transaction is unique. You are responsible for understanding and complying with all applicable federal, state, and local laws. When in doubt, consult with a qualified real estate attorney, accountant, or licensed agent in your area.