How To Sell Your House Without A Realtor [Updated for 2022]

👉 Jump to: How to sell without a realtor (by state) | Can you save without a realtor? | Pros and cons | How to sell without a realtor | Alternatives | Costs | FAQs

Selling your house without a realtor is possible, but it’s not easy. Unless you have a lot of experience with the selling process and you live in a hot market, we don’t recommend it. Selling for sale by owner (FSBO) is often time consuming, stressful, and the payoff may be less than what you were hoping for.

On average, FSBO homes sell for significantly less than homes that have a real estate agent. So whatever you save by not paying a listing fee may be negated by a lower selling price.

For most sellers, there’s a better way to save money on your home sale while still getting the peace of mind that comes with having a realtor. We recommend starting with our partners at Clever Real Estate.

Clever pre-negotiates lower commission rates with experienced real estate agents at top brokerages like Keller Williams and Berkshire Hathaway. Sellers pay a low 1% listing fee — a fraction of the 3% that most traditional realtors charge. On the sale of a $300,000 home, you’d save around $6,000 in realtor fees!

When you work with Clever, you’ll get a full-service realtor in your corner to guide you along the way, so you’ll be protected from many of the risks that FSBO sellers face. You can try Clever for free with no obligation, so you can still explore selling FSBO at any point. Find a top local agent and get a 1% listing fee now!

Can you really save without a realtor?

When you sell without a realtor, you won’t pay the listing fee that goes to the seller’s agent. That listing fee is about 2.72% of the final sale price on average. But avoiding the listing fee doesn’t mean that selling on your own will result in savings overall.

Research shows that FSBO homes sell for 5.5-26% less than homes sold in traditional agent assisted home sales. So you’ll potentially be losing a lot more on the final sale price than you’ll save on the listing fee.

Plus, even if you don’t have your own agent, you’ll usually still have to pay the buyer’s agent commission, which is 2.65% on average. Our own Data Center research shows that many people are unaware that sellers have to pay both the seller’s and buyer’s agent commission.

That said, location makes a big difference in whether or not you can save without a realtor. In some states — especially where the market is red hot — selling FSBO is a viable option, especially if you already have a lot of experience selling homes.

» MORE: How to sell without a realtor in your state

For everyone else, FSBO is probably more hassle than it’s worth. If you want to save on commission and still get the best price possible for your home, you’re better off going with a discount realtor. That way you’ll save money, but without the risks and stress of selling without an agent. 

Our friends at Clever Real Estate, for example, can connect you with top-rated local agents who will sell your home for a 1% listing fee, compared to the typical 2.5-3% commission rate. On the sale of a $400,000 home, you could save $8,000 with Clever!

How to sell without a realtor in your state

The process for selling without a realtor varies between states due to different local laws and regulations. If you’re sure you want to sell on your own, we recommend reading our state-specific guides to selling without a realtor.

To see how the process works where you live, click on your state below.

Selling without a realtor: Pros and cons

The decision to sell your house without a real estate agent comes with pros and cons. While you will save money on your listing fee, there are other costs to consider. Plus, you’ll need to manage the amount of time and work selling a house entails.

Before you dive in, consider the potential drawbacks and benefits.

Pros

✅ You won’t pay a listing fee

For most sellers, the biggest benefit of selling without a realtor is not having to pay the fee charged by a listing agent. The current average listing fee is 2.72%, which on a home sale represents thousands of dollars. That’s a lot of money that you’ll get to keep in your pocket at the end of the day.

However, what our own Data Center survey has shown is that many sellers overlook the fact that the listing fee is only one half of the commission on a real estate sale. The other half is the buyer’s agent commission, which is around 2.65% on average.

While it’s technically up to you whether you offer a competitive buyer’s agent commission, failing to do so means your property is unlikely to attract many buyers’ agents.

Buyers’ agents make their living off of commission, so if you’re not offering a good commission those agents are disincentivized to show your house to their clients. Since 87% of buyers use an agent, a low buyer’s agent commission means your house will likely miss out on a ton of potential interest.

✅ In a hot real estate market, your house may “sell itself”

If you live in a hot real estate market, you may not have as great of a need for a real estate agent. Where homes routinely sell above asking price and within days of coming on the market, things like marketing, staging, showing, and negotiations tend to require a lot less time.

However, you will still need to do some work if you live in a hot market, such as getting your house listed, hiring a photographer, and taking care of the paperwork. That’s why you should have some experience selling a house already.

If you do feel comfortable selling on your own and you think your current real estate market conditions are favorable, you’ll need to find out what the actual process is for selling without a realtor where you live. Laws and regulations vary widely from state to state, so arm yourself with information that pertains to your area before taking the leap.

» LEARN: How to sell without a realtor by state 

✅ You’ll have full control over your FSBO sale

For extreme DIYers, selling a house without a real estate agent is appealing. You’ll have full control over every aspect of your sale, including pricing, prepping, photography, marketing, and negotiations.

While for many people all that work is less than appealing, it may suit your personality just fine. So long as you have the time to be able to commit to it, selling FSBO may be worthwhile if you prefer a more hands on approach.

Keep in mind, however, that there is a steep learning curve when it comes to selling without a realtor. No matter how much of a DIYer you are, you should at least have some experience selling homes already and, ideally, you should live in an area where there is a lot of demand.

Cons

❌ FSBO homes often sell for less

Homes that are sold without a realtor tend to fetch lower prices than agented homes. Research shows that FSBO homes sell for anywhere from 5.5-26% less than agented homes on average.

Without a realtor, you risk mispricing your home, which — if it is underpriced — can lead to you getting a lower purchase price for it than you would with a realtor. Our own Data Center study found that determining a listing price for the home is among the most challenging aspects for sellers.

Most real estate agents are also experienced negotiators and they tend to have a good idea of when an offer is worthwhile and when it isn’t. Since most buyers have a realtor, you’ll be at a significant disadvantage during negotiations.

Plus, if you had your own seller’s agent, you’d have someone who knows what buyers are most likely willing to pay a premium for — such as certain types of renovations or a seller’s willingness to cover closing costs. This insider knowledge of the market can ultimately help you get a better price for your home. Without it, you risk losing out on a higher sale price.

❌ FSBO paperwork can be overwhelming

Paperwork is one of the most daunting aspects of selling a home and it can quickly become overwhelming. In California, for example, the average property sale is 180 pages long, according to realtor Marlene Bertrand.

Paperwork errors also carry significant risks. In many states, disclosure laws require sellers to inform buyers of defects with the property. If you fail to disclose a defect, you could be held liable by the buyer, resulting in potential legal and financial consequences.

Paperwork risks even tend to drive buyers away from FSBO homes. Our Data Center survey found that legal risks were the number one reason buyers were hesitant to consider purchasing a FSBO property.

Actual paperwork requirements also vary a lot from state to state. We recommend checking out how to sell without a realtor in your state to better understand what the requirements are where you live.

❌ Selling FSBO takes time and work

Selling a home is a lot of work and can easily overwhelm even experienced sellers. In addition to the paperwork already mentioned, some of the other tasks you’ll likely have to tackle include:

• Prepping the home (including possible renovations)
• Pricing
• Creating a listing
• Photography
• Showings
• Staging
• Marketing
• Negotiations

All of this work can mean that selling your house is a full-time job. Not only that, but you may end up creating more potentially unnecessary work for yourself in the process. For example, you could end up investing in renovations that you think will help your house sell faster, only to find out later that those renovations aren’t a priority for most sellers.

Because a real estate agent is much more likely to know how to attract buyers, they can better advise you about which renovations are worth the investment, and which aren’t.

How to sell your house without a realtor

If you’ve decided selling your house without a realtor is the best approach for you, follow these steps to increase your chances of a successful sale. 

1. Determine how much your home is actually worth

Pricing your home correctly is vital. Realtor.com notes that buyers may form negative opinions of a home that’s been on the market for a long time, or that’s had to adjust its price multiple times. 

Use online tools like Zillow to research recent sales in your neighborhood. Learn the price per square foot for comparable homes nearby and apply that to your home. 

This can only take you so far, though. The unique features and upgrades of your home, the conditions of your local market, and more will impact your ideal listing price.

A lack of knowledge of industry and pricing trends is likely one reason why FSBO homes often sell for less. 

2. Prep your home for sale

Pre-inspection

Depending on your home’s age and the conditions in your local area, it may be worth it to conduct a home inspection prior to selling.

Typically, a home inspection is initiated by the buyer after their offer is accepted. But you can use a seller’s pre-inspection as a bargaining tool, plus it will give you a heads-up on any repairs you may want to do proactively. 

» MORE: How Much Does a Home Inspection Cost? 

Repairs

Depending on what the inspector finds, you may want to perform some repairs on your home. 

If you’re aware of things that need repair, you’ll usually have to disclose that to potential buyers (actual rules vary by state, so check your local requirements first). In most cases, it will make more sense to just go ahead and take care of smaller repairs (like a leaky toilet or sticky door jamb) before listing your home.

Improvements

Typically, realtors can advise on whether major home improvements will net a positive return on investment. For example, remodeling a bathroom may cost you $7,000, but it could boost the overall home value $12,000. 

On the other hand, some improvements will net a negative return on investment. 

Without the guidance of a listing agent, you’ll have to decide which improvements (if any) will help your home sell, and which will be a waste of money.

Staging

You may want to consider staging your home to maximize appeal, especially if you plan on holding an open house..

This can be as simple as decluttering, putting some personal items in storage, and rearranging your current furnishings. Or you may choose to move out and hire a professional company to stage your home with rented furniture and decor.

Home staging costs about $1,500 and a storage pod goes for around $100/month. While this may seem expensive, it will help your home look its best to buyers.

Curb appeal

It’s a good idea to make your home look welcoming from the outside as well as on the inside. 

Make a good first impression by tidying up the landscaping and adding inviting details. This can include trimming the grass and shrubs, planting some seasonal flowers, power-washing walkways and the exterior of your home, and adding a simple welcome mat.

3. Market your home

Photography

Professional photos are one of the most effective ways of attracting potential buyers. About 87% of buyers who used the internet in their home search found photos very useful.

Since browsing properties online is so popular, photos that show your house in its best light are crucial to a successful sale. Potential buyers want to see clear photos of key areas around the home, like the kitchen, main gathering areas, and backyard. If you’re selling without a realtor, we strongly recommend getting a professional photographer to take pictures of your home.

Get on the MLS

One of the most effective ways to market your home is to list it on the multiple listing service (MLS) with a flat-fee MLS service. The MLS is the main directory buyers’ agents use to find homes and it is how your listing will get syndicated to major real estate websites, like Zillow and Realtor.com.

Only a person or company with a real estate license can post on the MLS. That requirement would typically shutout most FSBO sellers. Flat-fee MLS companies solve this problem by having their own real estate license, so they can post your listing to the MLS on your behalf. 

Fees and services offered by flat fee MLS companies vary. Some are as low as $100, while others charge upwards of $1,000 if you need more hands-on service (at which point you’re probably better off just hiring a discount agent).

» MORE: The Best Flat Fee MLS Companies

4. Negotiate offers

As offers start coming in, negotiations begin. Negotiating a purchase agreement can be difficult for a FSBO seller because you’re usually dealing with buyer’s agents who are seasoned pros.

Price negotiations will be influenced by how much interest there is in your home. If you have a few decent offers to choose from, you’ll have some leverage at the bargaining table. 

If you only have a single offer, a bunch of low-ball offers, or your house has been on the market for a while, the buyer will likely enter the negotiations with more power. Of course, you’re under no obligation to accept any offer at any time, but when you’re desperate to find a buyer, you may end up selling for much less than you planned. 

5. Gather the closing FSBO paperwork and sell your house!

After you’ve found a buyer, compiling all the necessary documents and filing them correctly is one of the most challenging tasks for a FSBO seller.

Below is a checklist of items you’ll need in most transactions. Research your local and state regulations, as requirements may vary. Not sure if you’ve set up your paperwork correctly? Reach out to a real estate attorney for support. 

For sale by owner paperwork checklist

Ensure everything is submitted correctly, otherwise you may jeopardize the sale or put yourself at risk for future litigation from the buyer.

» LEARN: Paperwork You’ll Need to Sell FSBO 

Alternatives to selling without a realtor

If you want to save money when buying or selling your home, FSBO isn’t your only option. There are ways to save on commission while retaining the benefits of working with a listing agent.

Work with a flat fee MLS company 

Most flat fee MLS companies allow you to pick and choose which services you need. For example, you may want help with listing on the MLS and with contract review, but you prefer to opt out of a yard sign and video tour. 

Many companies price their offerings by service tier, while others allow you to choose each service à la carte. They typically charge a flat rate ranging from as low as about $100 for the most basic service to over $1,000 for a more premium package. A few are priced as a reduced commission percentage, especially if you need more personalized attention. 

Flat fee MLS companies are best for individuals with a few real estate transactions under their belt who know exactly what they need and what they can handle on their own.

» MORE: Read This BEFORE You Pay for a Flat Fee MLS Company

Choose a discount brokerage

Some brokerages (like Redfin, for example) offer reduced commission rates while still providing you with a full-service real estate agent. Discount brokers provide a good balance between savings and service. You get to keep more money in your pocket, but because you have a realtor you’ll face fewer risks than if you sold FSBO. 

Be sure to do your research into each discount broker beforehand, since service and savings do vary. With some, for example, you’ll be working with a team rather than one agent, which can lead to a reduction in service quality.

Others assign you just one agent, so you’ll get a more traditional realtor experience, but for less. Clever’s partner agents, for example, are from big-name full-service brokerages like Keller Williams and RE/MAX. They’re vetted top sales performers in their regions.  

When you sell your home with Clever, your agent will list your home for a 1% commission rate (or a flat fee of $3,000 for homes that sell for less than $350,000). It’s a way to save big on realtor fees. For example, on the sale of a $400,000 home, you’ll save $8,000!

Some other agent matching services like Ideal Agent and UpNest also offer discounts. But with Clever, you’ll save at least twice as much!

How much does selling without a realtor cost?

Appraisal

One of the top challenges FSBO sellers encounter is determining how to price their home.

For that reason, you may want to hire an appraiser. A professional pre-listing appraisal ensures your home is priced accurately before it ever hits the market. According to Home Advisor, this service costs an average of $341.

Photography

Eye-catching professional photos are essential, especially given the popularity of online home sales platforms like Zillow. Professional home photography costs an average of $165, according to Thumbtack.

You may also need to invest in drone photography, videos, or a 3D tour to ensure your listing can compete with other homes in your price range.

Marketing

Depending on your home and your local market, you may need to spend anywhere from relatively little to as much as a few thousand dollars to attract the attention of the right buyer.

Marketing can range from a free Craigslist ad and a lawn sign you picked up at the dollar store to an ad in your local newspaper. 

MLS listing

The multiple listing service (MLS) is how real estate agents in your local area learn about homes on the market.

Unfortunately, only licensed agents can put a home on the MLS. But there are companies (called flat-fee MLS services) you can pay to list your home. The price of a flat-fee MLS listing typically ranges from $100-$300, but this will vary depending on your location and add-ons.

» MORE: Read This BEFORE You Pay For A Flat-Fee MLS Service 

Real estate attorney 

If your contract to sell contains any errors, you could face legal trouble down the road. 

You can find websites that offer free contract templates, but we recommend you hire a real estate attorney to give your contract a review to make sure it will hold water. The average cost of this service is $300. 

» MORE: Do I need a real estate lawyer to sell my house? 

Should I sell without a realtor?

Selling your home without a real estate agent is a lot of work. 

And it probably won’t save you much money. In fact, you could end up selling your home for less than what you save in commission.

Unless you live in a hot housing market and you’re an experienced seller, we think it’s more prudent to work with an agent. It will save you time and countless headaches throughout the home sale process.

The good news is that you no longer have to pay full price to get a full-service agent. Our friends at Clever, for example, can match you with a full-service realtor from major brokerages like Keller Williams and RE/MAX, but with a substantially reduced listing fee.

You’ll get the reassurance that comes with having your own realtor, but at a fraction of the price. In fact, the average Clever seller saves $9,600 in realtor fees!

FAQs

Related links

11 Best For Sale By Owner Websites: Learn the pros and cons of the top sites that help you sell FSBO.

Read This Before You List Your FSBO on Zillow: Zillow is one of the most popular home selling sites on the web. But it can be confusing to list your FSBO home for sale. This article details the best approach.

1% Listing Fees: A Way To Save Thousands Or A Huge Scam?: Want all the benefits of a realtor without the high price? Scoring a discounted commission rate is easier than you think.

How to Sell Your House in 2022: A complete guide to selling a house in 12 steps, to educate you on the home sale process and prepare you for your big sale.