The best way to sell your house without a realtor depends on your goals, experience, and local market.
💵 If your main goal is to avoid paying a commission to a listing agent but still want your house listed on your local multiple listing service (MLS), you should use a flat fee MLS service.
- You'll save an average of 2.74% of the sale price of your home by not paying a commission.
- You'll maximize your exposure to buyers, who typically look for homes to buy on the MLS.
- You'll retain full control of your sale.
- But you'll pay an average of $75–$1,500 to list on your state's MLS. You'll also need to look for hidden fees and other charges that can increase your selling costs.
⚒️ If you want to avoid paying a listing agent fee and don't want to list on the MLS, consider using free do-it-yourself resources.
- You'll save the 2.74% commission, and you can list on free for sale by owner websites like ForSaleByOwner.com or Zillow's free listing option.
- But your home listing on a free site will have far less visibility than if you use an agent or a paid flat fee MLS service. Virtually all buyers and their agents use the MLS, so you won't reach a critical mass of potential buyers. Free listings on Zillow are in a different section of the site, so most home shoppers won't even see them.
- Because you'll have less competition among buyers, your house will probably stay on the market for an extended time, and you're more likely to sell for less than market value.
- When listing on free sites, you'll also likely attract investors, home flippers, and real estate agents. Investors and agents may make lowball offers on your home, and agents may promise to connect you with buyers if you give them your listing.
⏰ If you want to sell your home fast or 'as is,' a cash home buyer may be best.
- You'll save the 2.74% commission.
- You won't have to list your home on the MLS or for sale by owner websites.
- You can use an offers marketplace like Clever Offers to compare offers. They'll source competing offers on your behalf, which makes selling your property more efficient.
- But you'll likely get only 60%–80% of the home's after-repair value from a cash buyer.
💰 If you want to save on realtor commission but are open to having an agent for the right price, consider selling with a low commission realtor.
- You'll likely make more money on your home sale using an agent. Homes sold with agents sell for an average of 13% more than homes sold without a realtor.[2]
- You don't have to pay high commission fees to get the support of a full-service agent. You can use a service like Clever Real Estate to match you with a full-service agent from Keller Williams, RE/MAX, or other well-known brands who will charge just 1.5% to sell your property.
Find the rules and best practices for selling without a realtor in your state below, or read on for general information about meeting your selling goals.
Rules, regulations, and processes for selling without a realtor vary by location. Select your state from the list below for tailored guidance.
Pros and cons of selling your house without a realtor
Pros
- You don’t have to pay the 2.74% average listing commission.
- Your house may "sell itself" in a hot market. Homes in markets where buyers outnumber sellers often sell quickly, and above the asking price, so tasks like marketing and staging may take less effort.
- You have full control of your sale. Sellers who enjoy hands-on projects and have the time to manage the process will thrive.
- You may not have to pay the typical $75–1,500 it costs to list your home on the MLS if you have a buyer lined up and can bypass a flat fee MLS service.
Cons
- You’ll likely sell your house for 13% less than an agent-led home sale.[2]
- You’ll likely get only 60%–80% of your home's fair market value if you sell to a cash home buyer.[3]
- You’ll risk making a legal mistake, as 36% of sellers without a realtor say they did.[4]
- You’ll spend a lot of time managing the sales process. Selling a home without a realtor has a steep learning curve, especially if you're new to it. You’ll need to research local market trends, handle negotiations, and ensure your paperwork follows real estate laws.
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 united_states of represented sellers say their agent priced their home correctly.[5]
“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.
A comparative market analysis can provide valuable insights into your home's value.
Typically, realtors provide a CMA for their clients using property data from the MLS, comparing similar homes recently sold in the area. You can try to perform your own CMA using a real estate website like Zillow to compare your home to similar recently sold properties in your area, but it won't be as accurate as a realtor's CMA. Local real estate professionals can access more data from the MLS than is publicly available, and they have professional knowledge about how your home’s features and market conditions affect your home value.
Real estate agents may perform a free CMA for sellers without a realtor to try to earn your business. Don’t ask for one if you plan to mislead an agent into thinking you need their services.
But if you’re open to using a real estate professional, asking for a CMA will allow you to weigh the costs and benefits of hiring an agent. You’ll also feel confident that you’ve evaluated all your options.
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.[6]
A pre-sale home inspection can help uncover hidden issues that could delay (or even derail) your sale. Since only 17% of all buyers waive the home inspection contingency, proactively addressing potential problems can prevent last-minute price negotiations or repair requests.[7]
🤔 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.
Clever Offers, for instance, sources competing offers from local cash buyers, saving you the time it takes to make individual connections.
Preparing your home can help you attract more buyers and potentially sell for a higher price. Follow these five quick tips to get started.
- Make small fixes. Adding a new coat of paint or repairing damaged fixtures can give your home a polished look.
- Improve curb appeal. A neat lawn, fresh flowers, and a clean front door make a great first impression. Inside, declutter and stage rooms to help buyers imagine living in the space.
- Use quality marketing. High-quality photos and videos can attract buyers and boost your sale price. Realtor Kristyn Grewell notes that videos, in particular, have become essential for showcasing homes. “They’re a safe way for buyers to check out homes,” Grewell says.
- Stage your home. Staging helps homes sell faster and for more money — 81% of buyers' agents say it helps buyers envision living there.[1]
- Write a strong listing description. Highlight your home’s best features and details photos can’t capture. A vast majority of buyers (80%) rank "detailed information about properties for sale" as the second most important factor after photos, so paint a picture that entices them to schedule a showing. Check realtor listings for inspiration.[1]
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, 51% of buyers found the homes they purchased online, so it's crucial to get your listing where buyers and their agents look for properties.[8]
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 ($75–$1,500), a licensed broker posts your listing, which gets syndicated to top real estate websites.
Consider using the following tools to reach a broader audience:
- Free for sale by owner websites. List on a free for sale by owner (FSBO) website like ForSaleByOwner.com or use Zillow's free listing option. While these sites are easy to use and don't cost money, they don't list properties on the MLS. You won't reach a critical mass of potential buyers if you use them as your only option. Also, Zillow doesn't make it easy to find FSBO listings, so most home shoppers won't even see them.
- Social media. Facebook Marketplace and Nextdoor, for instance, allow home sale listings, but these listings won't also appear on the MLS.
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.
- Keep your home between 68 and 76 degrees Fahrenheit. Potential buyers should walk into a comfortable environment.
- Let in plenty of natural light. Studies show that natural light improves people’s moods.
- Use a neutral scent. Try subtle candles or air fresheners.
- Let buyers tour the home on their own. Your presence can be a distraction, and potential buyers might not feel comfortable having an honest conversation with their real estate agent. Use a lockbox to provide agents access and plan to be away from the home before they arrive.
- Schedule back-to-back showing appointments. Blocks of appointments fuel the impression your home has multiple interested buyers. You’ll also reduce the number of times you’ll leave your home while buyers tour it.
- Share disclosure forms and property fact sheets. Keep them in a noticeable spot in the home, like on a kitchen counter.
- Promptly respond to buyer questions. Buyers typically see many properties. If you’re not responsive, they may lose interest in your home and focus on other options.
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:
- 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.[5]
- 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.
- Reject the offer. If the offer’s too low or not what you’re looking for, 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.
Consider addressing the following factors if your home isn’t attracting acceptable offers:
- Adjust your price
- Boost your marketing efforts
- Make cosmetic updates to your home
Bringing in a real estate professional can help, too. An agent can offer expert pricing, marketing, and negotiation advice to help you secure the best possible deal. Let Real Estate Witch connect you with top-rated local agents for more specific advice, with no obligation to move forward.
Negotiating as a seller without a realtor can be tough, especially when facing buyer agents who've completed multiple sales. “A buyer’s broker has expertise, giving the buyer the upper hand," Sean Gilliam of Mission Realty says. "[For sale by owner] sellers often lack leverage in areas they don’t fully understand.”
Experts say that flexibility is essential. Offering a buyer’s agent commission can draw interest, as seller Hans Baker explains: “We’re offering three percent commission to a buyer’s agent. Listing it will cost a couple of thousand dollars, and I’ll have a lawyer handle the closing.”
It’s also important to appeal to buyer needs. Realtor Delaney Juarez suggests asking, “What do buyers want right now?” Offering incentives like buying down their mortgage interest rate can make your property more appealing.
Generating multiple offers can also shift negotiations in your favor. Multiple buyers can drive up the price or provide leverage for you to gain concessions from buyers.
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
💰 Who pays the buyer's agent fee?
The recent settlement of a lawsuit against the National Association of Realtors (NAR) has changed how buyer’s agent commissions work, especially for sellers without a realtor.
Sellers no longer set the buyer's agent commission rate. Instead, it’s negotiated directly between the buyer and their agent.
In practice, however, many buyers' agents still expect compensation from sellers through a 2%–3% concession.
If you refuse to offer a buyer’s agent concession, you work against your interests. The vast majority of buyers (90%) work with an agent. Not offering a concession gives a buyer's agent little incentive to show their clients your home.
📊 Key insight: Alex Antonakos, an agent in Tampa, Florida, suggests thinking of the buyer's agent concession as part of the marketing of your home. "We want to bring in the most buyers, correct?" Antonakos says, "Price and commissions offered is marketing."
Real Estate Witch can connect you with top-rated listing agents who know how to factor buyer's agent concessions into your selling strategy. You'll likely make more money on your home sale using an agent. Homes sold with agents sell for an average of 13% more than homes sold without a realtor.[2]
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.
Rules, regulations, and processes for selling without a realtor vary by location. Select your state from the list below for tailored guidance.
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 2.74% commission.
But homes sold without a realtor go for 13% less than homes sold by an agent. On a home with a median value of $424,900, that's a difference of $55,237. [2]
Sellers without a realtor also have to pay a flat fee MLS company $75–$1,500 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.
Rules, regulations, and processes for selling without a realtor vary by location. Select your state from the list below for tailored guidance.
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.[4]
🗣️ Sound off: Paperwork for selling without a realtor
A seller on Reddit shared that state-provided forms simplified the paperwork process. However, they still encountered agents attempting to use proprietary forms that favored their brokerages.
To stay in control, stick to state-approved forms. Ensure all parties adhere to them, and consult with a real estate attorney or title company for professional guidance.
Alternatives to selling without a realtor
| Situation | Option |
| You need to sell fast | Sell to a cash buyer |
| You already have a buyer | Hire a real estate attorney |
| You want to save money and you need support | Use a low commission realtor |
Sell to a cash buyer
Selling to a cash buyer is a great option if the following applies to you:
- You want a quick sale and are okay with selling for a lower price
- Your home needs major repairs you can't afford
- You've inherited a property that's outdated or in poor shape
Cash buyers like Clever Offers are often the fastest route to sell without a realtor. They can make on-the-spot offers and close within 7–14 days.
But remember, if you aim for the highest sale price, investors might not be your best bet. They buy homes at lower prices (often around 60%–80% of fair market value) to profit from fixing and reselling or renting them.[3]
Hire a real estate attorney
🚨 Sellers in Alabama, Connecticut, Delaware, Georgia, Kentucky, Massachusetts, Mississippi, New Hampshire, New York, Rhode Island, and South Carolina must use a real estate attorney for part or all of their sale.
If you already know your buyer, you might only need to hire a real estate attorney instead of a realtor. While attorneys don't negotiate sale terms, they can provide essential legal guidance.
What can a real estate attorney do?
- Draft contracts based on your agreement with the buyer
- Supply necessary paperwork, such as property disclosure documents
- Amend contracts after inspections
- Perform title searches and address any issues that arise
- Prepare a statement of your closing costs
- Create the deed and other required documents for closing
- Oversee the entire closing process, including the recording of the deed
Attorneys generally charge a fee of $152–$343 per hour for straightforward sales. Complex real estate transactions may have higher costs.
Use a low commission realtor
Low commission real estate brokers provide lower listing fees for home sellers. For example, they might charge a 1.5% listing agent commission instead of the usual 2.5%–3% rate.
Because selling with an agent typically nets 13% more than selling without a realtor, using a low commission agent is often the best option for maximizing the return on your house. The extra money you make on your sale offsets any money you save by avoiding a listing agent commission.[2]
Service levels vary among low commission realtors. While some provide full service like traditional agents, others offer limited assistance that doesn't include negotiation, paperwork, or closing guidance.
Top discount brokers optimize the selling process to offer full services at reduced rates. For instance, Clever Real Estate connects sellers with local realtors who offer discounted commissions through referrals, saving costs for both agents and sellers.
💡 Pro tip: Use à la carte real estate services to fill knowledge gaps
Consider hiring a professional photographer, home stager, real estate attorney, transaction coordinator, or other real estate professionals to support pieces of your transaction. Real Estate Witch can connect you with a transaction coordinator to assist with your sale for a flat $3,000 fee.
FAQ
Selling your home without a realtor involves key legal steps, including complying with state and local real estate laws, accurately pricing your home, and disclosing your home's condition and past issues to buyers.
You'll need to draft a legally binding purchase agreement, handle contingencies like inspections, and ensure a clear property title. Closing often requires professional assistance, such as a title company or attorney.
Consult with a local real estate attorney or agent to ensure compliance.
Your best bet is to get a comparative market analysis (CMA) or broker price opinion from a realtor.
Realtors typically provide a CMA for their clients using property data from the MLS, comparing similar homes recently sold in the area. Some realtors, however, will give CMAs to sellers without a realtor in hopes of winning their business.
If you don't want to consult an agent for a CMA, home value estimators you'll find on Zillow and elsewhere give you a starting point.
Sellers without a realtor usually save 2%–3% in listing fees compared to those who sell with a traditional real estate agent, but still need to account for all other costs associated with selling a home.
You should know that sellers without a realtor typically net 13% less than those who sell with a realtor. This means you may end up losing money by selling your home without a realtor. Working with a full-service low commission broker may be a better option, since you get the expertise of a realtor at a lower cost.[2]
You can close the sale on your home within a couple of weeks using a cash buyer.
Cash buyers offer the fastest way to sell your house without a realtor. They'll make offers almost instantly.
You'll likely give up a lot of your profits using a cash buyer, however. Cash buyers typically pay just 60%–80% of a home's fair market value.[3]
Selling without a realtor can take months, depending on your local market and many other factors.
Why you can trust us
Real Estate Witch’s mission is to provide accurate, actionable, and practical information you can use to make better decisions on your real estate journey.
We’ve built this article on a foundation of data from multiple reliable sources, including studies and surveys conducted by the Real Estate Witch team, U.S. government databases, the National Association of Realtors, and other independent groups.
We update the article at least every three months to keep up with market events, trends, and other developments that may impact those who want to sell their house without a realtor.
