Selling your house without a realtor — known as for sale by owner (FSBO) — costs an average of $31,752, or about 8% of your home’s sale price. That’s roughly $10,577 less than selling with a traditional real estate agent, which runs about 10% of the sale price.
But here’s the catch: Homes sold FSBO typically sell for $55,000 less on average than homes sold with an agent.[2] Even if you save on commissions and fees, you could walk away with less money overall because your home might sell for a lower price.
If you’re considering FSBO, it’s important to weigh the potential savings against the possible loss in sale price — and the extra time, work, and expertise required to handle marketing, negotiations, and paperwork on your own.
💡 Pro tip: You don’t have to choose between full commission and going solo. Many sellers save thousands by working with discount agents who charge a reduced rate (like 1.5%) while still providing full service and expert negotiation to help you get top dollar. Answer a few quick questions to get matched with the top 1.5% agents near you.
The estimated costs were informed by HomeAdvisor's True Cost Guide, HomeGuide’s Home Improvement and Repair Cost Estimator, and supplemental pricing research. All expenses were calculated assuming a 2,200-square-foot home (the average home size in 2024) valued at $400,000.
FSBO vs. realtor: Total cost comparison
| Cost category | FSBO seller | Agented seller |
|---|---|---|
| Standard home sale expenses | $18,329 | $18,329 |
| Listing agent commission (3%) | — | $12,000 |
| Buyer’s agent commission (3%) | $12,000 | $12,000 |
| FSBO-specific expenses | $1,423 | — |
| Total cost | $31,752 | $42,329 |
FSBO sellers save mainly by avoiding the listing agent commission. This fee is typically 2.5–3%, with the nationwide average at 2.88%.
However, FSBO sellers take on certain expenses agents usually cover upfront — like photography, marketing, and MLS access. These costs are relatively small compared to real estate agent commission, but they still add up.
FSBO-specific costs
When you sell FSBO, you’re responsible for arranging and paying for services your listing agent would normally handle. These services help you price and market your home, as well as manage the legal side of the transaction.
| Item | Average cost | Why it’s needed |
|---|---|---|
| Appraisal | $358 | A professional valuation can help you price your home accurately |
| Photography | $165[3] | High-quality images for listings and ads will draw in buyers |
| Marketing | $300 | Basic marketing can include flyers, newspaper ads, and a yard sign |
| MLS listing | $300 | A flat fee MLS company posts your listing on the MLS, which means more buyer's agents will see it |
| Sales contract | $300 | An attorney drafts and reviews paperwork so you avoid legal issues |
| Total | $1,423 |
An MLS listing will get your home in front of the most buyers. The multiple listing service (MLS) is the main database agents use to share listings. It also feeds listings to major home search sites like Zillow and Realtor.com, giving your property much more exposure. Nearly 90% of sellers use the MLS,[2] and homes listed there sell for 17.5% more on average than those that aren’t.[4] A flat fee MLS company can post your home on the MLS for you, typically for a few hundred dollars.
Some FSBO sellers also pay for a land survey, which costs about $543. In some states, a survey is required before closing. In others, it’s optional. If it’s not required, the buyer typically pays if they want one conducted.
For marketing, you control the budget and strategy. You could keep costs near zero with free online listings and DIY flyers, or spend several thousand dollars on billboards and premium online ads.
Standard home sale costs (FSBO or realtor)
Certain home sale costs apply whether you sell your home FSBO or with an agent.
1. Buyer’s agent fee
Many FSBO sellers cover a 2.5–3% commission for the buyer’s agent to attract buyers in the form of a concession at closing. On a $400,000 home, a 3% buyer's agent fee equals $12,000.
| Item | Average cost |
|---|---|
| Buyer's agent fee concession | $12,000 |
Following the 2024 NAR settlement, sellers are no longer required to advertise the buyer’s agent commission in the MLS, and buyers are expected to negotiate their agent’s pay directly.[5]
However, most buyers can’t afford to pay an agent out of pocket. To avoid shrinking their pool of potential buyers, many sellers still cover the buyer's agent fee via a concession at closing.
2. Home preparation
Prepping your home before listing is essential for attracting buyers and maximizing your sale price. Budget just under 1% of your home’s value for cleaning, repairs, and staging.
| Item | Average cost |
|---|---|
| Interior cleaning | $400 |
| Minor interior updates | $100 |
| Landscaping | $123 |
| Power washing | $310 |
| Staging | $1,849 |
| Pre-inspection | $343 |
| Total | $3,125 |
Additional cleaning: $200. Depending on your home's condition of your home, you may need to budget for extra cleaning, like hiring a carpet shampoo service (about $110) or a junk removal company ($242).
Additional interior improvements: $400–1,600. The need for interior upgrades varies and could include grout and tile cleaning ($479) or floor waxing (about $0.75 per square foot).
Additional landscaping updates: $300–1,000. If your yard hasn’t been maintained, you might need services like tree trimming ($947) or stump removal ($368).
Exterior paint: $3,178. If your exterior paint is too worn for power washing, consider repainting.
Additional inspections: $200–1,000. A pre-sale inspection may reveal the need for specialty checks, such as a roof inspection ($247) or sewer line inspection ($999).
Major repairs: $2,000–10,000+. If your home requires major repairs, you’ll need to decide whether to disclose the issues and lower the price or fix them before listing. Examples include replacing a roof ($9,521) or repairing a sewer line ($3,469).
3. Moving costs
Moving expenses are often overlooked, but they can be significant. Even local moves add up quickly.
| Item | Average cost |
|---|---|
| Movers | $1,710 |
| Moving supplies | $50 |
| Storage pod | $200 |
| Utilities setup | $200 |
| Vacant property insurance | $175 |
| Total | $2,335 |
Extra moving services: $2,000–8,000. The farther you move, the more it costs. Hiring movers for a cross-country relocation typically runs $4,572, and adding professional packing services can tack on another $1,000. Moving large items like a piano will increase your total, and transporting a car averages about $1,190.
Lodging: Varies. If you need temporary housing between leaving your old home and moving into your new one, factor it into your budget. Hotels average about $158 per night, though you could save by staying with family or friends or using a short-term rental.[1]
4. Concessions to the buyer
When you negotiate your home sale with the buyer, you'll likely make some concessions to ensure a successful sale. The most common concession is a home warranty.
| Item | Average cost |
|---|---|
| Home warranty | $792 |
Minor repairs: $200–500. If the home inspection reveals issues, the buyer may ask you to make repairs. Costs vary, but examples include fixing a leaky toilet (about $271) or replacing a wobbly stair railing (around $375).
Appliances: $2,000–10,000. Some buyers request that appliances stay with the home, meaning you’ll need to replace them in your new place. A washer and dryer average $1,000 to $2,300, while a new refrigerator runs about $1,500.
Buyer’s closing costs: $6,255–15,637. Sellers sometimes agree to cover the buyer’s closing costs, which typically range from 2% to 5% of the mortgage amount. For example, if the buyer puts 10% down on a $400,000 home, their closing costs would be about $12,600.
5. Closing costs
Closing costs are the fees and taxes required to finalize the sale. While amounts vary by location and sale price, here’s a typical breakdown:
| Item | Average cost |
|---|---|
| Transfer tax | $4,000 |
| Title insurance | $3,000 |
| Escrow fees | $4,000 |
| Prorated property tax | $1,077 |
| Total | $12,077 |
Homeowners association (HOA) transfer fees: $250. If your home is in an HOA community, you’ll likely owe an administrative fee to transfer ownership. Unless your HOA contract specifies who pays, this cost can be negotiated, and in some cases, the buyer and seller split the fee.
Attorney fees: $750. In certain states, a real estate attorney must be present at closing, adding a modest fee to your total costs.
Outstanding mortgage balance: Variable. If you still owe money on your mortgage, you’ll need to pay off the remaining balance at closing. The amount left after repayment becomes your net proceeds.
Capital gains taxes: Variable. You can typically avoid paying taxes on profits up to $250,000 for single filers or $500,000 for married couples filing jointly if the property was your primary residence. However, if you sold another home for a profit within the last two years, you may owe capital gains tax. Rates vary based on your income, tax bracket, and other factors.
Bottom line: How much does it cost to sell a house by owner?
Selling FSBO can save thousands in commission, but it also means taking on more responsibility and very likely earning a lower sale price. On average, FSBO homes sell for $55,000 less than homes sold with an agent.[2] Even if you save around $12,000 in commission by selling on your own, that lower sale price means you’ll probably walk away with less money overall.
Here's an example with a home worth $400,000.
| FSBO | Realtor | |
|---|---|---|
| Selling costs | $31,752 | $42,329 |
| Cost savings | $12,000 | — |
| Final sale price | $345,000 | $400,000 |
| Net proceeds | $301,248 | $357,671 |
Bottom line: Most FSBO sellers keep their expenses lower but lose far more in final profit.
If you want to save money and maximize your sale price, consider working with a low-commission agent — you’ll get full professional support, a stronger pricing strategy, and better negotiation power for up to half of the traditional 3% listing fee. Find a top-rated 1.5% agent near you.
FAQ
How much are closing costs for a seller without an agent?
Sellers typically pay 1–2% of the sale price in closing costs, covering expenses like transfer taxes, title fees, and attorney fees. Learn more about seller closing costs.
Who pays realtor fees for sale by owner?
In an FSBO sale, you won’t owe a listing agent commission, but you may want to cover the buyer’s agent fee (typically 2–3%) to attract more buyers. Learn more about how realtor fees work.
How much does it cost to list on Zillow for sale by owner?
Zillow allows FSBO sellers to post for free. Find out how FSBO listings work on Zillow.
