How to Sell Your House Without a Realtor

The best way to sell your house without a realtor depends on your goals, experience, and local market.

One of the following five options may be best for your selling journey — but don't sleep on an alternative that could net you more than selling without a realtor.

Sell for sale by owner (FSBO)

Selling for sale by owner can be a good option for experienced sellers or sellers who already have a buyer lined up. You could save an average of 2.88% of your home’s sale price by not paying a listing agent commission.[4]

However, sellers who don’t use a realtor can also struggle to sell their home for its full market value. Some states also require you to use a real estate attorney at closing, which could eat into your savings.

Use a flat fee MLS company

Sellers without a realtor who don't have a buyer lined up generally use a flat fee MLS service to get their listing on the multiple listing service (MLS).

The MLS is the first stop for buyer’s agents searching for properties for their clients. Most MLSs syndicate to Realtor.com, Zillow, and other real estate sites.

In addition to getting your listing on the MLS, most flat fee MLS companies offer additional services like pricing and paperwork support. In Alabama, Colorado, Illinois, Indiana, Kansas, Maine, Missouri, Oregon, Texas, Utah, Washington, and West Virginia, you must purchase a minimum amount of services when using a flat fee MLS company.

Flat fee MLS companies generally charge $45–$5,000, depending on the services you choose.

With this option, you'll still have to handle every part of the sales process that you don't outsource to the flat fee MLS company.

If you're willing and able to manage your own sale, using a flat fee MLS company can be a great budget-friendly option.

Hire a transaction coordinator

Sellers hire transaction coordinators to handle a sale's paperwork and other administrative tasks.

Transaction coordinators generally don't help with marketing, pricing, or negotiations, so they're more of an option for sellers without a realtor who use a flat fee MLS company but also want more administrative help with their sale.

Some transaction coordinators charge an hourly rate of around $40–$55, while others charge a flat fee ranging from several hundred to several thousand dollars.[5]

This option is best for inexperienced sellers who want assistance with the sales process and paperwork.

Hire a real estate attorney

Real estate attorneys generally perform the tasks of a transaction coordinator and some of the tasks a real estate agent handles.

This option is best for inexperienced sellers who want extra assurance they're doing everything right.

🚨 Sellers in Connecticut, Delaware, Georgia, Massachusetts, North Carolina, Rhode Island, South Carolina, and West Virginia must use a real estate attorney for part or all of their sale. Even if your state doesn't require you to hire a real estate attorney, consider hiring one to draw up your sales contract and make sure you comply with local laws.

Find a cash buyer

Cash buyers buy homes from sellers for cash, bypassing the steps required in the other options to sell without a realtor. They can make on-the-spot offers and close within 7–14 days.

Online marketplaces like Clever Offers, investors, and iBuyers are your best cash buyer options.

Typically, using a cash buyer is a good option for those who want to sell their home fast or as is. On the downside, you'll likely get only 60%–80% of the home's after-repair value from a cash buyer.[3]

This option is best for sellers who value a speedy sale or have a home that needs major repairs and want to sell as is.

Should I sell my house without a realtor?

Selling without a realtor may be right for sellers who have the following going for them:

• They've previously sold a home. You're more likely to avoid financial or legal missteps than a first-time seller.
• They have a lot of time to handle the details of a sale. Houses spend an average of 50 days on the market in the U.S.
• They already have a buyer lined up. About 30% of sellers without a realtor sold to a family or a neighbor.[2] If you fall into this group, check out our tips for selling to a family member.
• They're in a hot seller’s market. In a hot market, you’re more likely to sell for list price or above when selling without a realtor.
• They need to sell fast. You can sell to a cash home buyer within a few days.

Selling without a realtor may be wrong for sellers with the following goals and experience:

• They want to sell for market value — or higher. Sellers without a realtor got around 18% less than sellers who used an agent.[2] Cash home buyers typically pay 60%–80% of a home's after-repair value.[3]
• They don’t have a lot of free time. You’ll have to do almost everything an agent does when selling for sale by owner (FSBO), without the efficiency and knowledge an experienced real estate agent brings to the deal.
• They've never sold a home. Again, when you sell without a realtor, you’ll have to learn to do everything an agent in the state can.
• They want to limit their exposure to legal risks. About 36% of recent sellers not using a realtor say they made legal mistakes because they didn’t use an agent.[6]

Overall, selling a home without a realtor is best for experienced sellers who can dedicate lots of time to their home sale. Approximately 53% of buyers said they didn't trust sellers who didn't have an agent, so you'll need to work hard to make a buyer feel comfortable.[6]

💸 If you don't want the pressure and responsibility that comes from selling without a realtor, and you still want to save money, we recommend working with a top-rated local agent who charges a reduced listing fee.

Selling your house without a realtor in 8 steps

1. Set a listing price | 2. Prepare your home | 3. List your home | 4. Manage showings | 5. Review offers | 6. Accept an offer | 7. Host inspections | 8. Close your home sale

1. Set a listing price

Setting the wrong price is the biggest mistake you can make when selling your home without a realtor, according to Ben Mizes, CEO of Clever Real Estate. 

"Overpricing can scare off potential buyers and leave your home lingering on the market," Mizes says. "On the other hand, underpricing could mean leaving money on the table. Striking the right balance is key to generating interest and securing competitive offers."

Nearly half of sellers who didn't use an agent (49%) wish they'd priced their home differently, while 73% of represented sellers say their agent priced their home correctly.[6]

“Many people have this mindset of, we’ll price it high and see what happens, then lower it if we need to,” says Delaney Juarez from Keller Williams. But this strategy can backfire. It often wastes the initial two weeks of listing, which is when a home attracts the most interest, according to Juarez.

Why sellers struggle to price homes

Experts cite limited access to tools like the MLS and up-to-date market data.

Home seller Hans Baker shared his mispricing experience: “Zillow estimated my home at $662,000, not accounting for a finished basement and added square footage. I listed it at $725,000 with no interest. When tax records updated the square footage, Zillow adjusted, and suddenly, buyers were interested.”

Baker's experience highlights how small data inaccuracies can affect a home’s perceived value, potentially delaying sales or attracting the wrong buyers.

How to price your house

Pricing your house to maximize your sale price isn't impossible, but 17% of FSBO sellers said it's the most difficult FSBO task.[2]

These are your best options for determining an optimum listing price.

2. Prep your home for sale

If your home is move-in ready, you're in a strong position to sell quickly and potentially get top dollar, according to Juarez. 

Around 34% of home buyers prioritize finding a house that doesn't need significant renovations.[7] 

A pre-sale home inspection can help uncover hidden issues that could delay (or even derail) your sale. Since only 20% of all buyers waive the home inspection contingency, proactively addressing potential problems can prevent last-minute price negotiations or repair requests.[8]

🤔 Should I get a pre-inspection?

Not every seller needs a pre-inspection. Deciding which repairs to make before selling depends on your timeline and budget.

A real estate agent can offer expert advice on what fixes will most likely boost your home’s value and which ones you can safely skip.

For example, small updates like fresh paint or landscaping often yield a high return on your investment, but more costly renovations like replacing your roof may not add enough value to justify the expense.

⚡ Options for selling as is: Marketplaces like Clever Offers and other cash home buyers provide a hassle-free alternative, buying homes as is with no repairs or inspections required. 

3. List and market your home

Getting your home listed on the multiple listing service (MLS) is a smart move. 

The MLS is a massive database where real estate professionals share information about properties for sale. It's a key resource that connects sellers with a wide network of potential buyers and their agents.

Plus, most MLS services don’t just list your home on the MLS. They push your listing to hundreds of other real estate websites, including major sites like Zillow and Realtor.com.

Overall, 46% of buyers found the homes they purchased online, so it's crucial to get your listing where buyers and their agents look for properties.[2]

How to get your home listed on the MLS

You'll need a flat fee MLS company to get your home listed on your local MLS, as only real estate agents can list on the MLS.

Flat fee MLS services are an affordable way to list your home on the local MLS without hiring a full-service realtor. For a one-time fee ($45–$5,000), a licensed broker posts your listing, which gets syndicated to top real estate websites.

4. Manage showings

You'll be the primary point of contact for home-showing inquiries, so be prepared to manage a lot of phone calls and emails from interested buyers and realtors.

It's best to use scheduling tools such as Google Calendar, ShowingTime, Doodle, and Calendly to keep track of showings. These tools will help you track details for each showing, including the date, time, and contact information for the buyer and their agent.

5. Review and negotiate offers

When you receive an offer from a buyer, it typically includes the offer price and the following key information:

• Closing costs. The buyer may ask you to cover or split closing costs. 
• Buyer's agent concession. The buyer may ask for a concession to pay their real estate agent's commission.
• Closing date. The usual timeline is 30–60 days.
• Contingencies. Criteria that buyers and sellers must meet before finalizing the sale.
• Pre-approval letter. The sale may fall apart if the buyer doesn’t have a loan pre-approval from a bank. A buyer with a cash offer doesn’t need a pre-approval letter.

Once you’ve reviewed the offer, you have three main options:

1. Accept the offer. If the price and terms are what you were hoping for, and you don’t expect better offers to come in anytime soon, you may want to accept it. Think hard about whether to reject an offer. Approximately 46% of sellers without a realtor rejected an offer that ended up being their highest.[6]
2. Make a counteroffer. If you’re unhappy with the offer or have other offers (or will likely get some soon), consider making a counteroffer. Almost everything is up for negotiation, not just the price. For example, you can negotiate a faster closing date.
3. Reject the offer. If the offer’s too low or not what you want, it’s okay to say no. Send a polite response to the buyer or the buyer’s agent. The buyer might come back with a better offer.

6. Accept an offer and complete the closing paperwork

Once you and the buyer agree to the purchase terms, the next step is to complete the paperwork. 

The buyer or their agent will likely send an offer digitally, using e-signature software like DigiSign. Look in your inbox for an email prompting you to sign the "Offer to Purchase."

Sellers without a realtor typically need to provide the buyer with the mandated seller’s disclosures and draw up the final sales contract. 

⏭️ Check your state's paperwork requirements

7. Allow buyers to conduct inspections

Once you've accepted an offer, the buyer will typically schedule inspections to evaluate your property's condition. Buyers want to confirm their understanding of the home’s condition and ensure they’re comfortable moving forward with the purchase.

The buyer might conduct a few different types of inspections:

• General home inspection. A thorough assessment of the home’s overall condition.
• Specialized inspections. Termite inspections, radon testing, and evaluations for specific systems like the HVAC or roof fall into this category.
• Appraisal inspection. Lenders want to verify that the home’s value aligns with the loan amount.

How to prepare for inspections

• Provide access. Make sure the inspector can access all areas, including the attic, basement, HVAC system, and electrical panels.
• Share documentation. Let the inspector see your records of any recent upgrades or repairs to show they were done professionally.

After inspections, buyers may request repairs or concessions based on the findings. Your job will be to determine which repair requests are reasonable and to prioritize fixes that could delay the sale or impact financing.

💡 Pro tip: If you can’t or don’t want to make repairs, consider offering a credit toward the buyer’s closing costs as a compromise.

8. Close on your home sale 

The closing process can vary by state. For instance, some states require sellers to have an attorney handle closing. Check your state's rules and regulations for selling without a realtor for details.  

No matter which state you're in, expect to do the following:

• Review and sign the closing disclosure (CD). This important document details the final terms and costs of the sale. Review the CD to ensure all information is correct, and sign it when you're ready. 
• Hand over keys to the buyer's agent or your attorney. You'll need to provide the buyer's agent with all keys to the property.
• Maintain communication. Stay in contact with your attorney if you have one. They can assist with any last-minute questions or issues during the closing process.

Selling without a realtor vs. selling with a realtor: Who nets more?

You can usually net more selling with a real estate agent than without a realtor.

On the surface, sellers without a realtor appear to have an advantage. Because they don't have to pay a listing agent, sellers save the average 2.88% commission.

But homes sold without a realtor go for 18% less than homes sold by an agent. On a home with a median listing price of $429,500, that's a difference of $77,310.[2]

Sellers without a realtor also have to pay a flat fee MLS company $45–$5,000 to list their property on the MLS for agents and their buyers to find.

💰 Use our calculator below to estimate how much selling without a realtor will likely cost you.

Paperwork for selling a house by owner

You'll need to fill out or obtain at least 14 documents, including the sales contract, closing statement, and bill of sale.

If you're using an attorney, they'll likely supply the documents you need to complete your sale.

The paperwork for selling a home can quickly become overwhelming. In California, for example, the paperwork for the average property sale is 180 pages long, according to realtor Marlene Bertrand. 

Approximately 36% of sellers without a realtor say they made a legal mistake with their paperwork, which carries significant risks.[6]

FAQ

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Data sources

This article draws on data from the National Association of Realtors, Clever's Market Pulse housing data set, Clever's Market Heat Index, HomeAdvisor, and other trusted resources.

Market data is sourced from Realtor.com, Redfin, Zillow, and the U.S. Census. 

We update this article at least every three months to reflect current market conditions in the U.S.

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