How to Sell Your House Without a Realtor

Steps to sell FSBO | Pros and cons | Money-saving alternatives

Selling your house without a realtor is entirely possible and can be a cost-effective choice for some homeowners, especially those looking to save on real estate commissions. 

However, this approach requires more than just listing your home online — it takes thorough preparation and a strong grasp of the selling process from start to finish. You’ll handle tasks like pricing, marketing, and negotiating—typically managed by a real estate agent.

That's why most sellers (90%) work with an agent. With FSBO sales falling to a historical low of just 6% of all sales, the data reflects the challenges of going it alone.

But that doesn’t mean FSBO isn’t worth considering. Many sellers use flat fee MLS services to list on top real estate sites and avoid the full expense of a traditional agent. (Check out our flat fee MLS guide for more details.)

Ultimately, the right decision depends on your goals, experience, and local market. This guide explores the pros and cons of selling without a realtor, offers tips, and helps you decide if FSBO works for you.

Selling your house without a realtor in 8 steps

1. Set a listing price
2. Prepare your home for sale
3. List and market your home online
4. Manage showings
5. Review and negotiate offers
6. Accept an offer
7. Host buyer inspections
8. Close on your home sale

1. Set a competitive listing price

Setting the wrong price is the biggest mistake when selling your home, says Ben Mizes, CEO of Clever Real Estate. 

"Overpricing can scare off potential buyers and leave your home lingering on the market,' explains Mizes. "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."

A recent survey confirms that mispricing is a common issue with FSBO sales. The survey found that over half of FSBO sellers had to lower their initial asking price before selling. On the flip side, data from the National Association of Realtors (NAR) shows that agents often sell homes for the full asking price (or higher).[1]

“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 FSBO 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 even small data inaccuracies can affect a home’s perceived value, potentially delaying sales or attracting the wrong buyers.

2. Prep your home for sale

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

For example, well-maintained properties with no glaring issues tend to appeal to more buyers and reduce time on the market.

If your home needs work, 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.[2]

However, 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 ROI, but other costly renovations like replacing your roof may not add enough value to justify the expense.

⚡ Streamline your home sale: Overwhelmed by the thought of prepping your home? Cash home buyers can provide a hassle-free alternative, buying homes as-is with no repairs or inspections required. 

Clever Offers connects you with trusted cash buyers to compare offers and choose the best one for your needs. It’s quick, free, and commitment-free—so you can sell your home on your terms. Fill out this quick form to get cash offers today! 

3. List and market your home

If you don't have a buyer already or aren't selling to someone you know, getting your home 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 (and their agents) with a wide network of potential buyers.

About 86% of all sellers use the MLS, making it the top spot for listing homes, way ahead of methods like yard signs. But only 3% of FSBO sellers tap into the MLS, even though it's where most buyers start their search.[3]

Experts agree that listing on the MLS can help you sell your home quicker and for more money. 

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, Realtor.com, and more.

4. Manage showings 

Booking showing appointments is a crucial part of selling. Potential buyers will visit your place in person, see if it feels right, and hopefully make an offer. 

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

It's best to use scheduling tools, such as Google Calendar or a traditional planner, to keep track of showings. This will help you remember 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
• Whether they’re asking you to cover their closing costs and buyer's agent commission (and how much)
• The proposed closing date (usually within 30–60 days)
• Any requested items, like appliances
• 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.

2. Make a counteroffer. If you’re unhappy with the offer or you have other offers (or will likely get some soon), consider making a counteroffer. Almost everything, not just the price, is up for negotiation. For example, you can negotiate a faster closing date.

3. 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.

🤔 What if you're not getting the offers you want?

If your home isn’t attracting the right offers, it might be time to reevaluate your strategy. This could mean adjusting your price, boosting your marketing efforts, or making cosmetic updates to boost appeal.

Bringing in a professional can help, too. A real estate agent can offer expert advice on pricing, staging, and negotiation to help you secure the best possible deal. Real Estate Witch can connect you with top-rated local agents for more specific advice, with no obligation to move forward.

6. Accept an offer and complete the closing paperwork

Once you and the buyer agree to the purchase terms, the next step is to sign the offer. 

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

Read the contract, and consider reviewing it with a real estate professional or attorney before signing.  After you sign it, start fulfilling your part of the contract.

At a minimum, you need to provide the buyer with the mandated seller’s disclosures and other documents (such as your HOA agreement) that allow them to do their due diligence, if you haven't done so already. 

Research your local and state regulations for specific paperwork requirements.

» Paperwork for selling a house FSBO

7. Allow buyers to conduct inspections

Once you've accepted an offer, the buyer will typically schedule inspections to evaluate your property's condition. This is a crucial step in the home sale process, as it allows buyers to confirm their understanding of the home’s condition and ensures they’re comfortable moving forward with the purchase.

There are a few different types of inspections the buyer might conduct:

• General home inspection: A thorough assessment of the home’s overall condition.
• Specialized inspections: These may include termite inspections, radon testing, or evaluations for specific systems like the HVAC or roof.
• Appraisal inspection: Often required by lenders to verify the home’s value aligns with the loan amount.

To prepare for their inspections, you can do the following:

• Tidy up and fix minor issues to keep your home clean and well-maintained, avoiding negative impressions.
• Provide access to all areas, including the attic, basement, and utilities like HVAC or electrical panels.
• Share documentation for 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 you'll need 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 

There are a few important steps to take before you get paid. 

1. 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. 
2. Hand over keys to the buyer's agent or your attorney. You'll need to provide the buyer's agent with any spare keys to the property to allow the new owners access to their home.
3. Maintain communication. Stay in contact with your attorney, if you have one, throughout the closing process. They can assist with any last-minute questions or issues that may arise.

Benefits and risks of selling without a realtor

✅ Benefits	❌ Risks
No listing fee	FSBO homes often sell for less.
Hot markets may help your house sell ASAP.	Legal risks from paperwork errors.
Full control over the selling process.	Selling FSBO is time-consuming.
	You handle pricing, marketing, showings, and negotiations alone.

✅ No listing fee means big savings

Selling without a realtor eliminates the listing agent’s fee, typically costing 2.74% of the home’s final sale price. For example, on a $400,000 home sale, you'd save over $10,000. 

However, it’s important to factor in the buyer’s agent commission, which averages 2.58%. According to our Data Center survey, many sellers overlook this likely cost.

Recent changes from the NAR settlement make buyer’s agent commissions negotiable between buyers and their agents rather than predetermined by sellers. However, in many markets, sellers still end up covering the buyer’s agent fee through contract negotiations.

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

Living in a hot real estate market can reduce the need for an agent. Homes in these markets often sell quickly and above asking price, so tasks like marketing and staging may take less effort. 

However, you’ll still need to handle key steps, like listing your home, arranging professional photos, and completing legal paperwork. Having prior home-selling experience can make this easier, but it’s not a requirement.

Remember, FSBO sales require knowledge of your state’s real estate laws and regulations, which vary widely. Understanding the local process is crucial for a smooth transaction.

✅ Full control over your FSBO sale

Selling a house without an agent can be rewarding for DIYers. It puts you in charge of every step of the process: From setting the price to handling photography, marketing, and negotiations, you have the freedom to make decisions that align with your goals.

This level of control is great for DIY enthusiasts who enjoy hands-on projects and have the time to manage their home sale. It allows you to customize the process and save on listing fees.

However, selling FSBO has a steep learning curve, especially if you’re new to it. You’ll need to research local market trends, handle negotiations, and make sure your paperwork follows real estate laws. Experience or a clear plan can make the process much easier and more successful.

❌ You might earn less

Selling without an agent can mean leaving money on the table. A recent survey by Clever Real Estate found that sellers who used a real estate agent made an average profit of $207,500 –  $79,000 more than the $128,500 earned by FSBO sellers.

Here are some likely reasons why:

• Limited MLS exposure. Only 10% of FSBO listings make it to the MLS, the primary platform for buyers and agents.[2] Without MLS visibility, FSBO homes often attract fewer buyers and lower offers. To list on the MLS, FSBO sellers usually need to use a flat fee MLS service.
• Pricing challenges. FSBO sellers often misprice their homes due to limited access to accurate local market data. Realtors use tools like CMAs to set competitive prices, factoring in property details not available on public sites.
• Inexperienced offer evaluation. FSBO sellers must navigate offers independently, including contingencies, concessions, and buyer financing. Missteps can result in costly delays or even failed deals.
• Weaker negotiation power. Without professional negotiation skills, FSBO sellers often concede too much. For example, they might agree to cover expensive closing costs instead of offering cost-effective alternatives like a home warranty.

While FSBO offers more control, the potential financial trade-offs can be significant.

❌ Selling FSBO takes time and work

Selling a home without a realtor means taking on all your responsibilities, from pricing and marketing to showings and negotiations. This can be overwhelming, especially when dealing with unqualified buyers.

As Hans Baker explained: “The advantage to having a realtor is that a lot of times they pre-qualify people. I've had 14 or 15 people look at the house, but a lot of them weren't qualified. They didn't have a lender or realtor. A realtor will sort of screen the people who are messing around.”

Beyond screening, realtors also bring expertise in marketing homes effectively. Other tasks they handle include: 

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

The emotional toll of selling a home is also significant. A recent study found that 47% of sellers reported shedding tears during the process, rising to 50% among those who sold without an agent. This highlights the extra stress of managing a sale independently.

» Need some expert support? Get expert advice, sell for just 1.5%, and keep more of your profits—all with no obligation. Connect with a top local agent today for a free consultation.

❌ 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 in the property. If you fail to disclose a defect, you could be held liable by the buyer, resulting in potential legal and financial consequences.

Since paperwork requirements vary by state, it’s crucial to understand the specific obligations for how to sell without a realtor in your state.

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 need more service	Use a discount brokerage

If you want to save money when buying or selling your home, FSBO isn’t your only option. Here are some alternatives based on your situation.

Sell to a cash buyer

Selling to a cash buyer is a great option if:

• Your home needs major repairs you can't afford
• You've inherited a property that's outdated or in poor shape
• You're okay with selling for a lower price in exchange for a quick sale

Cash buyers 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 70% of fair market value) to profit from fixing and reselling or renting them. 

» COMPARE: Companies that buy houses for cash 

Hire a real estate attorney

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 does a real estate attorney do?

Real estate attorneys:

• 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 flat fee of $500–2,000 for straightforward sales, although complex real estate transactions may have higher costs.

Use a discount broker

Discount 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.

However, service levels vary. While some discount brokers 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.

FAQ

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 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 Find a Realtor: The best way to find a real estate agent is through a trusted source. We break down how to find a realtor that's the right fit for you.