The paperwork for selling a house without a realtor, also called for sale by owner (FSBO), includes 14 required or recommended documents. Depending on the state where you're selling your house and your situation, you may also need to obtain or complete more than a dozen other documents.
Each piece of paperwork fits into one of three phases of the home-selling process: Preparing to list your home, handling offers and contracts, and closing the sale.
Completing this paperwork is a time-consuming process, and it's crucial to understand your legal obligations at each stage of the sale process.
Select the state you live in below for details about the state-specific paperwork you need to sell your house without a realtor. Or read on for a general overview of the paperwork required to sell your house without a realtor.
Pick your state from the list below to learn about the paperwork for selling without a realtor in your local market.
🚨 DISCLAIMER: This article doesn't contain legal advice. Real Estate Witch recommends you consult a real estate agent or attorney to navigate the paperwork required to sell a home.
Phase 1: Preparing to list your home
| 📋 Document | What is it? |
|---|---|
| Comparative market analysis (CMA) | An estimate of your home’s market value, usually performed for free by a real estate agent. |
| Preliminary title report | A document that identifies any outstanding issues with the property, like liens or back taxes. |
| Original sales contract | The original contract from when you bought the house, which includes disclosures made by the previous seller. |
| Seller’s net sheet | A worksheet showing your proceeds from the sale, minus expenses. |
Before your home hits the market, we recommend gathering the following four documents. The documents aren't all legally required, but they can help you market your home to buyers and avoid legal headaches.
Comparative market analysis (CMA)
A comparative market analysis estimates the current market value of your home based on recent sales of similar properties. It helps you set an appropriate listing price to avoid underpricing or overpricing your home.
How can you get it? Real estate agents typically provide CMAs for the sellers they represent. They use property data from the multiple listing service (MLS), a realtor-operated database of homes for sale and that previously sold.
You can create a version of a CMA for yourself using free data from Zillow or other real estate websites, but it will be limited compared to a realtor-produced CMA.
Many real estate agents will provide FSBO sellers with a free CMA with the hope of gaining their business.
Don't ask for a CMA if you're planning to mislead an agent into thinking you need their services. But if you're open to using an agent, asking for a CMA can help you weigh the costs and benefits of hiring one. You’ll also feel confident that you’ve evaluated all your options.
Here's how to find a real estate agent.
Preliminary title report
A preliminary title report tells you if you have outstanding title issues with your home — things like liens and back taxes.
You should address any issues the preliminary title report surfaces. For instance, you may decide to pay off liens and back taxes or add them to the disclosures and lower your listing price.
How can you get it? Your title company or your county assessor can provide a preliminary title report. It typically costs $1,077 in the United States.
Original sales contract
The original sales contract from when you bought the house shows the chain of ownership from the previous owner to you. It also indicates disclosures made by the previous seller and the previous sale price.
Many buyers ask for the sales contract to understand the home's history and factor it into their purchase decision.
How can you get it? You should have a copy of the original sales contract. The realtor or broker who originally helped you buy your property (assuming you used one) may also have a copy. Many realtors keep copies for up to seven years after the sale.
Seller's net sheet
The seller’s net sheet estimates how much you may earn from your home sale after deducting expenses and fees. This document helps you keep track of the money coming in and going out throughout the home sale process so you stay on top of what you’ll earn.
It's not a required legal document.
How can you get it? If you sell without a realtor, the number crunching is your responsibility. You can use our net sheet calculator to create your own rough estimate.
If you sell with an agent, they’ll provide one based on the list price, then do other versions as you compare various offers and counteroffers.
If you're selling without a realtor and don't already know your buyer, you'll likely use a flat fee MLS service to list your home on the multiple listing service (MLS). The MLS is a realtor-operated database buyers and agents use to find homes.
Using a flat fee MLS service means completing the paperwork to sign up. You'll also have to write your listing to post on the MLS.
💡You should know: Some flat fee MLS companies have plans that include paperwork assistance or offer paperwork help for an additional cost.
Additional paperwork you may need before you list
The following paperwork isn't required everywhere, but it could make your sale easier. Click a document name below to see details.
Mortgage payoff statement
A mortgage payoff statement shows your payoff amount, which is how much you have to pay to satisfy your mortgage in full. The payoff amount differs from the current or outstanding balance because it includes extra costs like fees and interest.
You won't need a mortgage payoff statement if you've paid off your home’s mortgage.
How can you get it? Request a payoff statement from your lender or mortgage servicer.
Certificate of compliance
A certificate of compliance is a legal document that confirms your parcel of land exists and complies with state and local laws.
Not every jurisdiction requires a certificate of compliance. Check your state's paperwork requirements.
How can you get it? Your local county or municipality can provide this, usually through its tax assessor’s office or building or planning department.
Property survey
A property survey shows the legal borders of your property, buildings, improvements, and the location of any easements.
Sellers aren't usually required to conduct a property survey, but it can be useful to get one if your property boundaries are unclear.
How can you get it? If you don’t have a copy, check with your local tax assessor’s office or your municipality or county’s land records.
Homeowner association (HOA) covenants and agreements
Covenants and agreements detail the regulations set by the HOA, including pet policies, noise regulations, and property alterations. The documents also specify HOA fees, both upfront and ongoing.
How can you get it? Check with your HOA management company, if you have one.
Receipts for improvements and repairs
Receipts reassure potential buyers if your home has been significantly updated or renovated.
How can you get it? If you don't have copies in your records, you may be able to get copies from the contractors or companies who did the work.
Appliance warranties and service records
If you’re including home appliances in your sale, the buyer will likely want to see the warranties and service records. They'll also want to know the status of your HVAC system.
How can you get it? If you don't have copies in your records, you may be able to get copies from the contractors or companies who did the work.
Utility bills
Expect buyers to ask about your utility costs. Buyers will likely want to know the average bills for electricity, gas, water, and other utilities during each season.
How can you get it? If you don't have records of your utility bills, ask your utility companies.
Appraisal report
Loan providers typically require buyers to order a professional appraisal — an estimate of a home's fair market value — after they’ve made an offer. However, you're free to get your own appraisal to help you price your home correctly.
Appraisals in the U.S. typically cost between $233–$361. For a more detailed cost range, check out the ”Paperwork for Selling a House Without a Realtor” article for your state.
How can you get it? Search the U.S. government’s appraiser registry to find a certified appraiser near you.
Home inspection report
Buyers typically order a home inspection after putting in an offer on a home, but you can get one before you list your home to identify necessary repairs. You can also use an inspection report as a marketing tool to reassure buyers about the state of your home.
How can you get it? The International Association of Certified Home Inspectors and the American Society of Home Inspectors each maintain databases of qualified inspectors.
Certificate of occupancy
A certificate of occupancy confirms your home is up to code and safe to live in.
How can you get it? Check with your local department of permitting services.
Plans and permits
This is the paperwork concerning any work on your house that required a permit. It will reassure buyers that everything is up to local code.
How can you get it? If you don't have copies of your permits, ask the contractor who performed the job or your local government agency that oversees permitting.
Phase 2: Offer and contract paperwork
| 📋 Document | What is it? |
|---|---|
| Two forms of ID | A government-issued piece of identification, plus another document. |
| Purchase offer | A document outlining the buyer's offer for the property and any counteroffers. |
| Purchase agreement | A document with the final details of the sale, including the final sale price, closing date, and contingencies. |
| Seller disclosures | A form that lists material defects of the property required by law. |
| Home inspection report | A report from a professional inspector about the condition and safety of the property. |
| Appraisal report | A report from a professional appraiser that establishes the fair market value of the home. |
A buyer’s offer is just a starting point for this phase of the sale. Negotiations will follow, most commonly about the purchase price, earnest money deposit, closing and moving dates, buyer’s agent commission, contingencies, deadlines for delivering the required paperwork, and concessions.
Once you’ve agreed to terms with the buyer, you’ll sign off on the final purchase agreement. From there, you’ll execute your part of the contract. At a minimum, you’ll provide the buyer with mandated disclosures and other documents that allow them to do their due diligence. You may also need to let inspectors and appraisers access your home.
With so much on the table, many sellers find the offer and contract period to be the most stressful phase of the home-selling process.
🚨 You’ll also need to verify the buyer’s financing to ensure they’re working with a reputable lender who can get them approved for a loan on time.
Two forms of ID
You'll need to share two valid pieces of ID to confirm you're you. A government agency should issue at least one.
How can you get it? Use your valid passport, driver's license, or other piece of state-issued identification.
Purchase offer
A purchase offer documents the buyer’s offer and defines the terms of the deal. When you get a purchase offer from a potential buyer, you can accept, reject, or make a counteroffer.
A purchase offer typically includes:
- The home’s address
- The seller’s name
- The names of the people who will be on the title
- The buyer's offer price and the down payment amount
- The earnest money deposit
- Any contingencies
- Any concessions
- A list of fees and closing costs
- The buyer’s preferred closing date, move-in date, and deadline to respond to the offer
How can you get it? If the buyer has an agent, you’ll get the purchase offer from their agent. Otherwise, it will come directly from the buyer.
If you negotiate on price or other terms, you'll amend your counteroffers to the purchase offer.
Purchase agreement
The purchase agreement is essentially the final version of the purchase offer, including the final sale price, terms of the deal, closing date, earnest money amount, contingencies, and other elements of the sale. It's a binding contract between the buyer and the seller.
How can you get it? The buyer’s agent will usually write up the purchase agreement.
If the buyer doesn’t have an agent, you'll likely have to provide a purchase agreement. If you're one of the 38% of FSBO sellers who sell to a relative, friend, or neighbor, you might fall into this category.[1] In this case, we recommend working with a real estate attorney, low-commission realtor, or transaction coordinator to draft your purchase agreement. You'll want to make sure you get everything right to avoid legal issues.
🚨 You may have to provide a purchase agreement — even if the buyer has an agent — if you're selling a house in Alaska, Colorado, Florida, Kansas, Oklahoma, Texas, Vermont, or Wyoming.
Each of those states forbids dual agency — when one agent represents both the buyer and seller in a real estate deal. If this is the case, we recommend consulting with a real estate attorney, low-commission agent, or transaction coordinator.
Seller disclosure
Seller disclosures list known defects or negative conditions about the property. All sellers must abide by federal disclosure laws surrounding lead paint and any local laws.
While most states have strict disclosure laws, some are buyer-beware states that put the onus on the buyer to do their due diligence about the home they're buying. But even in buyer-beware states, you have to follow some disclosure rules.
Anyone selling without a realtor should talk to a real estate agent or attorney to ensure you understand your state's requirements.
How can you get it? Give buyers the Environmental Protection Agency's Protect Your Family From Lead in Your Home pamphlet.
Check with your city and county government to understand what local disclosures you need to make.
Pick your state from the list below to learn about the paperwork for selling without a realtor in your local market.
Home inspection report
The buyer may request a home inspection once they have a purchase agreement. However, sellers can get an inspection before listing their home to get an independent analysis of its condition and what issues might need to be addressed.
The home inspector creates a detailed home inspection report after evaluating the house from top to bottom. The report includes photos of the home’s systems, appliances, and structural features, noting issues that could affect the value or safety of the property.
If the inspector uncovers issues, you and the buyer will likely return to the negotiating table. For example, the buyer may want to renegotiate the sale price or have you cover the cost of repairs for any defects uncovered during the inspection.
How can you get it? Usually, the buyer pays for the home inspection. The International Association of Certified Home Inspectors and the American Society of Home Inspectors also maintain databases of qualified inspectors.
Appraisal report
The appraisal report details your home's fair market value. Lenders typically require a report before they approve a buyer's mortgage because they want to know the amount they’re loaning is in line with the property’s actual value.
If the appraised value of your home comes in below the offer price, the buyer has to make up the difference in cash or convince you to drop the price.
How can you get it? It’s usually the buyer’s responsibility to get the appraisal report. If you want a copy, request one from the lender within 30 days of the appraisal.
Additional offer and contract process paperwork you may need
The following paperwork may be required for certain parties. Click a document topic below to see details.
Government notices
State and local governments provide documentation to homeowners whose property is subject to government action, such as re-zoning, annexation, or a change in tax assessment.
How can you get it? Check with your state or local government.
Litigation documents
If you're involved in any legal actions involving your property, you may need to share related documents with potential buyers.
How can you get it? From your records, your attorney, or the party instigating the legal action.
Water test documents
Some cities and counties may require you to certify your water systems. Often, these tests cover septic system inspections and water quality. You may need to provide the results of the tests or the status of your water system to buyers.
How can you get it? Check with your local government.
Divorce decree
If you owned your house jointly with your former spouse and now own it outright, you need official proof that you can sell it.
How can you get it? Your records. If you can't find your divorce records, check with your divorce attorney.
Phase 3: Closing paperwork
| 📋 Document | What is it? |
|---|---|
| Property deed | A document that legally transfers ownership of the property from the seller to the buyer. |
| Closing statement | A document that details the seller’s proceeds from the sale after expenses. It's essentially the final form of the seller’s net sheet. |
| Property tax records | Local/state documents that show your property’s tax rate and assessed value. |
| Bill of sale | A document that confirms the details of the sale, including the final sale price and itemized costs of the sale. |
You'll need to complete four legally required documents during the closing process. Both parties must review and understand this key paperwork before the closing date.
Any discrepancies, questions, or misunderstandings regarding the closing paperwork can cause a delay or trigger potential legal actions in the future.
You must hire an attorney to facilitate the closing process in Alabama, Connecticut, Delaware, Georgia, Kentucky, Massachusetts, Mississippi, New Hampshire, New York, Rhode Island, and South Carolina.
If you live in a state where you're not required to use an attorney for closing, we recommend considering hiring one or using another qualified party, like a low-commission real estate agent or a transaction coordinator.
Attorneys help prepare and draft the closing documents, perform a title search, and identify any issues with the property (like liens or easements). They’ll also help coordinate the closing date, review closing documents, and ensure the money is distributed appropriately at the end of the sale. These tasks can be difficult for a seller with little or no experience.
You'll also still need to hire a title company to help conduct the closing process.
Property deed
The property deed is a legal document that transfers property ownership from the seller to the buyer. You must notarize and file the deed with your county recorder’s office or other local authority.
How can you get it? If you can’t find your copy of the deed, get one through your county recorder’s or assessor’s office. A real estate attorney or title search company can also get the deed for you.
It'll cost you $1,077 on average to get the deed. The cost generally depends on the value of the property.
Closing statement
The closing statement, also known as the settlement sheet, finalizes all the costs and credits of a real estate transaction. It's essentially the final version of the seller’s net sheet.
How can you get it? Your title company will fill out and supply the closing statement. A closing agent or attorney can also help you navigate the closing paperwork if you hire one.
Property tax records
Property tax records include local tax data related to the property, such as the tax rate, property assessment value, and any tax exemptions.
You'll need the property's tax record to determine what prorated property taxes you'll owe at closing and how much the buyer will have to pay moving forward.
How can you get it? You can usually find property records through your county assessor’s office or your state’s department of revenue.
Bill of sale
The bill of sale confirms the transaction, including the final sale price and an itemized list of the costs of the sale.
How can you get it? Your title company will fill out and supply the bill of sale. A closing agent or attorney can also help you navigate the closing paperwork if you hire one.
Additional closing paperwork you may need
The following paperwork is required only for certain parties. Click a document name below to see details.
1099-S tax form
The 1099-S tax form specifies any capital gains taxes you owe on your home’s sale.
It's only applicable if you’re selling your primary residence and you’re earning a profit that’s less than $250,000 (if you’re single) or $500,000 (if you’re married).
How can you get it? The person or entity conducting the closing, usually the title company, closing agent, or attorney. You can also download and print the 1099-S form from the IRS website.
If you get a 1099-S form, you'll need to file it with the IRS.
Relevant wills, trusts, or power of attorney letters
If you're selling an inherited property, you'll need the legal documents that passed ownership to you.
How can you get it? If you don't have them in your records, check with the attorney who manages the estate.
Where to find help with paperwork for selling without a realtor
We recommend seeking professional help to complete the paperwork required to sell a house without a realtor.
Getting assistance with the paperwork will ensure a smooth transaction and help you avoid being among the 36% of recent FSBO home sellers who say they made legal mistakes during their sale because they didn't have a real estate agent[2]
Consider these four options for assistance.
Low-commission realtor
Low-commission realtors are full-service realtors who can assist you with the entire home-selling process for a reduced listing commission rate.
When you consider all the costs of selling a house, selling with a low-commission agent can sometimes save you as much or more money while providing professional services.
A recent survey found that FSBO sellers sold their homes for around 13% less than sellers who used an agent.[3]
💰 Sell for more and save on fees while still getting the support of a full-service realtor. Fill out this form to get matched with local agents who charge a 1.5% listing fee. It's free to see how much you can save.
Flat fee MLS company
Some flat fee MLS companies offer plans with paperwork support. You'll pay more than you would to just list on the MLS, but getting support could be a good value.
Flat fee MLS plans cost between $75–$1,500 on average. Plans with paperwork support are usually at the higher end of the cost scale.
A flat fee MLS company may also offer paperwork support as an add-on to lower-cost plans.
Pick your state from the list below to learn about the flat fee MLS companies in your local market.
Real estate attorney
🚨 You're required to hire an attorney to facilitate the home sale process if you live in Alabama, Connecticut, Delaware, Georgia, Kentucky, Massachusetts, Mississippi, New Hampshire, New York, Rhode Island, or South Carolina.
You can hire an attorney to help with the purchase contract, title search, closing, and other parts of the process. Real estate attorneys cost between $152–$343 per hour on average.
Transaction coordinator
You can hire a transaction coordinator to support parts of selling your home, including the paperwork.
⚡ Real Estate Witch can connect you with a transaction coordinator to manage your paperwork for a flat $3,000 fee.
Where to find paperwork for selling without a realtor
Find paperwork through the following channels:
- LawDepot and eForms offer free downloadable forms.
- US Legal combines the most popular state-specific real estate forms into a subscription package for a monthly fee of $39–$59.
- State realtor associations sometimes offer blank contracts and forms.
- State and local government offices can supply tax records, property surveys, and deeds.
You can also find state-specific paperwork and links via our paperwork for selling a house without a realtor pages for each state.
Pick your state from the list below to learn about the paperwork for selling without a realtor in your local market.
FAQ
What paperwork do I need to sell a house without a realtor?
Selling a house by yourself requires a lot of paperwork, including a purchase agreement, a deed, property tax records, a property survey, a home inspection, a seller’s net sheet, and more.
Pick your state from the list below to learn about the paperwork for selling without a realtor in your local market.
Where can I find free paperwork for selling without a realtor?
Online resources offer some free paperwork for selling a house by owner, although other documents — like title reports and a certificate of compliance — usually cost money.
Pick your state from the list below to learn about the paperwork for selling without a realtor in your local market.
Who draws up the contract in a for sale by owner home purchase?
Normally, the seller’s agent writes the contract. But if you're selling without a realtor, you'll have to write it or hire a professional to do it for you.
Why trust us
Our team conducted in-depth research on selling without a realtor in the United States and the paperwork involved in the process. Our research involved:
- Surveys of more than 1,000 home sellers, including for sale by owner (FSBO) sellers and those who considered selling FSBO but eventually sold with an agent
- Surveys and interviews of real estate agents for on-the-ground insights into the home-selling process
- Original research from other trusted sources, such as the National Association of Realtors
As our primary sources update, we refresh the data in our series accordingly.
