How to Sell Your House Without a Realtor

Ever thought of selling your house without a Realtor? If you’re brave enough to embark on this endeavor, read on. Word of CAUTION: it’s not for the faint of heart. Yes, you may save money on commissions, but is that worth your time & sanity? If so, you’ll be among your fellow FSBO crowd filling out contracts, negotiating terms, showcasing your home to buyers, and much more. In this blog, we’ll cover the good, bad, and the bright side of selling your home yourself. Buckle up my friend, because we’re holding nothing back.

What Does It Mean to Sell Your House Without a Realtor?

Selling your house without a realtor means you’re taking on the role of the listing agent yourself. You’ll handle everything from pricing your home to marketing, to scheduling showings and negotiating offers. You’ll also manage all paperwork, contracts, seller disclosures, state-required paperwork, and more. You’ll be on the front line working directly with buyers or their representatives. As for the closing, you’ll need to hire either a reputable title company or a real estate attorney. Your title rep or attorney will be your best friend throughout this adventure. They will be incredibly helpful, or should be, providing you with reminders for contract deadlines, answering questions you may have, and streamlining the process from contract to close. They are not there to take over your job; however, they are an incredible resource to your team.

Never receive or give any money to/from buyers. I cannot tell you how many times sellers/buyers have come to me for help because they “worked out a deal”, only to never see a dime or worse- sign over their property and never see payment. Yes. It has happened. I am not an attorney and cannot answer any legal questions, and I always send these poor souls to get legal advice.

Word of CAUTION: Always, always, hire a title company or attorney to handle closing.

The Top Reasons Why Homeowners Choose to Sell Their Homes Without a Real Estate Agent

Here’s why a lot of owners skip the realtor and go the FSBO route:

Save on commission fees (typically 2-3%).
Desire for a quicker sale
Market the way you want, especially if you already have a buyer lined up

Do I have to pay a buyer agent commission on a FSBO Sale?

If you sell your house without a realtor, you won’t be paying a listing agent any commission. But, if your buyer is represented (which is highly likely) then you may be responsible for their commission. While you are not required to pay the buyer rep, not offering compensation could impact your home’s chances of selling. To learn more about the NAR Settlement and what it means for home buyers and sellers, click here.

This fee is for a buyer’s representative to bring a buyer to your property. This benefits both buyers and sellers. The commission typically ranges from 2-3% of the home’s sale price. Everything is negotiable

If the buyer is not represented, you might bypass all fees and work directly with a title company or real estate attorney, every FSBO seller’s dream.

The FSBO’s desire to save time is almost as important to saving money on commissions and fees. In fact FSBO sellers are most likely to sell their home within the first week of listing. This isn’t because they found the magic formula. It’s because they already have a buyer lined up. For those that don’t have a buyer or the buyer fell through- their property sits on the market significantly longer than homes listed with an agent.

If you’re confident in your ability to market, communicate, and negotiate—or you’re selling in a hot area – selling FSBO can be a smart financial move. Just remember that the sale process is typically complex and time-consuming, and for inexperienced sellers will turn into a full-time job.

One major disadvantage to FSBO sellers is, the lack of inside scoop on pricing tactics. Zillow and Realtor.com are great but only take you so far. For accurate sold comps, they lack greatly, leaving you in the dark. This data is imperative to have when pricing your home accurately.

Pros and Cons of Selling Your House Without a Real Estate Agent

Let’s pause here and take a look at the pros and cons. Here’s a quick comparison table so you can see how going FSBO up against using an agent.

Selling Method	Pros	Cons
With a Realtor	– Expertise and guidance throughout the entire process – Access to MLS and marketing tools – Handles negotiations, showings & paperwork -Large buyer pool	– 5–6% commission fees – The possibility of encountering an inexperienced or poorly suited agent. – Hidden/Extra brokerage Fees
Without a Realtor (FSBO)	– Save on commission fees – Full control over the sale – Can move as fast as you want	– Must handle all responsibilities yourself – Less exposure – Risk of legal mistakes -Time Consuming -Underpricing your home and leaving money on the table

Why FSBOs regret not hiring a Pro to sell their house.

To read the full article click here

How to Determine the Right Price for Your Home When You’re Selling For Sale By Owner ‘FSBO’

Okay, pricing is the big one. FSBO sellers are less likely to know how to price their home. Sites like Zillow, Redfin, and Realtor.com offer “Zestimates” but take them with a grain of salt. You’ll want to look for houses that are similar to yours. Think age, style, bed/bath count, square footage, etc. Also, you’ll want to factor in any extras, garage, upgrades, pool etc. County sites are also a great option to check for sold comps.

FSBO Pricing Strategies

40% paid for a professional appraisal
36% used recent homes sold in the area
16% of FSBO sellers used online home valuation tools
15% based on the profit needed

(Source: National Association of Realtors)

Statistics on FSBO vs. realtor sale prices

FSBO homes sold for an average of nearly 15% less than comparable homes listed on the MLS.
Sellers who use an agent are 43% more likely to be happy with the home’s selling price than FSBO sellers.

(Sources: National Association of Realtors, Clever Real Estate)

Research indicates that homes sold FSBO typically fetch lower prices than those sold with the assistance of a real estate agent. FSBO properties are less likely to exceed their listed prices, often selling for about $55,000 less than homes sold via a realtor.

Tips to Price Your Home.

Check Sold Comps-Look at homes sold in your neighborhood in the last 3-6 months.

Use Online Valuation Tools: Sites like Zillow and Realtor.com. Compare your home to similar homes in the area.

Hire An Appraiser: From $330-$500 you can get a professional unbiased estimate.

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The Importance of Curb Appeal and Home Prep When Selling Your House Without a Realtor

When you don’t have an agent to coach you, curb appeal matters more than ever. It’s your first impression—and first impressions sell homes. When you are checking sold comps, take note of what they look like-Inside and out. You’ll start to notice what it takes to get the attention of buyers.

Here are a few must-do’s to get you started:

Power wash the exterior. Clean up any yard debris & fix broken fences
Mow the lawn and trim bushes
Declutter and deep clean inside
Touch up paint and fix minor issues
Stage each room to show off the space

Put yourself in the buyer’s shoes. What are you paying attention to? What are the things you’d want to see when buying a home? You don’t need to renovate your whole house, but clean, neat, and move-in ready will go a long way.

How to Market Your Home When Selling Your House without a Realtor

List Online

Professional Photos

Video Walkthrough

Social Media

This is where a lot of FSBO sellers trip up—don’t let that be you. According to NAR, nearly 63% of FSBO sellers didn’t market their home! Marketing is HUGE and one of the most important aspects of selling your house FSBO. You need to get your property out there!
Here’s how to get eyes on your property:
• List on FSBO websites like Zillow, ForSaleByOwner.com, and Facebook Marketplace
• Take professional photos (seriously, no iPhone shots with dirty laundry in the corner). Hire a professional to do inside and outside pictures. Aerial shots are great and give the buyer a perspective of the location. Lighting does wonders to pictures. Your photos are what buyers see first. First impressions are everything. Your photos should make the buys stop in their tracks and check out your listing.
• Create a video walkthrough and upload it to YouTube or social media. Matterport is a fantastic program that allows buyers to tour your home without actually touring! This program is more professional than a video that would be filmed with an iPhone. Matterport keeps the walkthrough organized, the video steady, and gives a birds eye view of the layout.
• Put a sign in your yard with your phone number or website. Get a temporary Google number so you don’t continue to get calls after the sale.
• Boost on social media (Facebook and Instagram ads work wonders locally) Social media is where your buyers come from. Youtube, Facebook, Instagram, etc. In 2024, Facebook had approximately 3.07 billion monthly active users, YouTube had 2.53 billion, and Instagram had 2 billion, according to social media statistics from January to June 2024. That’s a lot of potential buyers! Source: https://backlinko.com/facebook-users
FSBO sellers often rely on word-of-mouth marketing, such as family and friends. They are also more likely to already know or have a buyer in mind. This can lead to a quicker sale initially, but agent-assisted sales surpass FSBO sale due to the agents having a broader reach and/or marketing strategies.
You might also consider paying a flat fee MLS service to get your home listed on the Multiple Listing Service—agents will still see it, and you’ll reach more serious buyers. Flat Fee Services are great because they utilize the Realtor’s marketing platforms that get blasted to several sites at once. This creates a larger buying pool and helps get your property out there. Flat rates vary by area and brokerage.

What Paperwork Is Needed to Sell a Home Without a Real Estate Agent

Paperwork sounds scary, but it’s not as bad as you think.

Here’s what you’ll need:

Property disclosure forms (required in Florida if the owner has lived in the property)
Purchase & Sale agreement/contract
Lead-based paint disclosure (if your home was built before 1978)
Title report or deed (Provided by title company or attorney)
Closing statement (HUD-1) (Provided by title company or attorney)

Your real estate attorney or title company will help draft or review these documents to make sure everything looks good. It’s worth the money to avoid costly mistakes.

*Pro Tip. I know I’ve said it before and it’s worth saying again-Never exchange money between buyer or seller without the use of a professional third party, ie: attorney or title company. Everything should be outlined in the contract so all parties are on the same page.

How to Handle Showings and Negotiations When Selling Your Home FSBO

This part can feel awkward at first, but confidence is key.

For showings:

Always schedule showings in advance. Keeping a lock box on location will be helpful as well.
Make sure to get contact info for all showing agents. Business cards are great.
When showing your house to a buyer who is not represented, always get a photocopy of their driver’s license before showing. I’ve had many buyers refuse to do this. It’s a red flag, and your safety is a priority. Don’t back down on this requirement.
Require a proof of funds letter, and/or a pre-approval letter from all buyers before scheduling a showing. This will eliminate tire kickers and save you a lot of time.
Leave the lights on and the house clean
Step out or give buyers space (they talk more openly without you hovering)
Remember safety first.
If animals are in the house, especially dogs, the rule of thumb is to remove them during the showing. I have so many stories about buyers letting dogs out of kennels, feeding the animals, and animals getting loose. Keep it safe and remove them from the house.

For negotiations:

Be polite, but firm
Know your bottom line and your ideal outcome
Respond quickly to offers. When negotiating offers, keep everything in writing and on the contract.
Don’t get emotional—this is business, not personal

If you receive multiple offers, compare them closely—not just price, but also contingencies, timelines, and buyer financing.

Understanding the Closing Process and What Happens After You Accept an Offer

Congrats! You accepted an offer—but it’s not done yet.

Here’s what happens next:

The buyer does inspections. Inspection time can vary depending on the contract. It is imperative that you are aware of the inspection time frame and stay on top any deadlines. Cash buyers typically have a shorter inspection time -around 5-10 days. For buyers applying for a loan, inspection time can run 15-25 days. This is always negotiable.
They get an appraisal (if using a loan). The bank will order an appraisal. This is something you want to stay on top of. If the appraisal comes back below asking price the buyers will want to renegotiate. Sometimes buyers will tell the sellers what the appraisal came in at, but they are not required to disclose.
The title company runs a title search. Title searches can take anywhere from 7-10 business days. Some real estate attorneys can get title done in as little as 3 business days.
You both agree on closing terms
You sign final paperwork and hand over keys

This is where a real estate attorney or escrow/title agent is incredibly helpful. They’ll make sure funds are handled securely and all legal documents are filed correctly.

Get Your Fair Cash Offer!

When It Might Be Better to Use a Realtor or at Least a Hybrid Option or Get a Cash Offer On Your Home

Let’s keep it real—not everyone should go the FSBO route. It’s a lot of work and you’re dealing with legally binding contracts. It can be a lot of pressure on someone who has never bought/sold a property.

Consider working with a realtor if:

You’re in a tricky market (rural, or high-end)
You’re unfamiliar with contracts or negotiations
You want full exposure to the MLS
You need to sell fast and can’t manage it yourself
You’re In pre foreclosure, behind on property taxes, or any title issues.

You can also look into flat-fee agents or discount brokers, who handle parts of the process for less than traditional commission. Some sellers even negotiate a one-time fee with a realtor just to help with paperwork or pricing. Flat fee services vary and can be negotiated between the realtor and seller. Most of the time the sellers use the agents MLS for marketing services and the seller handles everything else. The fee can vary depending on what the agent does. The more responsibility of the realtor the higher the fee.

Cash offers are a great benefit to selling your home fast. Cash home buyers are typically investors. They bring speed, fewer complications, and faster closing times to the table. They also have fewer contingencies like appraisals, financing, or inspections. When you work with the right cash home buyer, the streamlined process can save you time, money, and stress.

Final Thoughts: FSBO, Realtor, Cash Offer

Selling your house without a realtor isn’t some crazy idea. If you’re organized, motivated, and willing to do the work, it can be incredibly rewarding. You’ll save money, stay in control, and maybe even learn a few new skills along the way.

Just be honest with yourself about what you can (and can’t) handle. Don’t be afraid to bring in help when you need it—whether that’s an attorney, photographer, or title company

Remember: this is your home, your money, and your journey. You’ve got this.

ABOUT THE AUTHOR

Jessica is a licensed real estate broker in the state of Florida. She has been buying and selling real estate since 2006. She is an investor at heart. She specializes in helping homeowners dealing with distresses properties such as: Tax delinquent, foreclosures, creative financing, probate, inheritance, hoarding, liens, and more. All publications are opinion based formed by experience. If you are seeking tax or legal advice it is recommended that you contact a licensed CPA and/or Attorney for your specific needs. If you’d like to learn more about how Particular Properties can help you please click button below!

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