Should I use a realtor? | What does a realtor do in Colorado? | Cost of selling without a realtor | Colorado real estate regulations | How to sell without a realtor | Alternatives to selling without a realtor | FAQs
Selling your home without a realtor means you won’t have to pay a listing commission, which in Colorado averages 2.7% of the sale price. Considering a typical Colorado house is worth about $570,000, that’s a savings of $15,565.
However, trying to sell a home For Sale by Owner (FSBO) can be tough. You’ll be responsible for all aspects of the selling process, which can cost a lot of your time and energy.
In the end, selling a house without a real estate agent isn’t worth it for most homeowners in Colorado. Many sellers don’t realize that there are low commission real estate companies that offer professional assistance at reduced prices.
If you’re considering selling a house without a realtor in Colorado, read on to find out everything you need to know to do it successfully.
✍️ Key Takeaways of FSBO Sales
- Selling without a real estate agent means avoiding a listing commission (2.7% on average in Colorado). But in exchange for those savings, you’ll have to do everything from advertising your home to completing legal paperwork to negotiating the final deal.
- In most cases, you’ll still need to offer a buyer’s agent commission. 2.8% is typical in Colorado.
- Selling without an agent is best for experienced sellers or people selling to family or friends.
- For most sellers, there are better cost-saving options that will net you more money and provide professional support.
Should I sell my house without a realtor?
Not sure if FSBO is right for you? Use the checklists below to find out if selling your Colorado home without a realtor is the best option for your situation.
✅ Selling without an agent might be right for you if…
You want to save on commission.
When you sell without a realtor, you won’t pay a listing agent commission. In Colorado, that puts 2.7% of your final sale price back in your pocket. However, you will still need to offer a competitive buyer’s agent commission (2.8% is typical in Colorado).
You already have a buyer.
If you’ve already lined up a deal with a friend or family member, there’s no need to pay an agent to list your home on the MLS, host open houses, or negotiate on your behalf.
You have lots of time to spare.
Selling a house is a lot of work! You’ll need time to take on all the tasks a realtor normally handles.
You’re in a hot seller’s market.
If you’re in a high-demand area with low inventory, buyers are more likely to come to you. With a flat fee MLS package or a “For Sale” in your yard, you could find a buyer relatively easily and without additional professional help.
Here’s how fast and for how much homes in Colorado are currently selling for so you see how your local market compares.
|Avg. days on market||Avg. listing price|
🚫 Selling without a realtor might not be right for you if…
You’re short on time.
If you’re on a tight deadline, hiring an agent might be your best option. Unless you already have a buyer lined up, you’ll have to squeeze home selling tasks into your nights and weekends — or make sacrifices elsewhere in your schedule.
You’ve never sold a home in Colorado.
Without an agent, you won’t have any professional guidance about increasing your property’s curb appeal, pricing your home, or choosing the best offer.
We can’t say this enough: If you’ve never been through a Colorado home sale or are facing a complicated transaction, do not try it without a real estate agent.
Making one mistake could cost you tens of thousands of dollars or create some serious legal headaches for you.
You want to sell for more money.
There are conflicting studies about whether FSBO properties sell for less compared to those sold by agents.
On the one hand, FSBO sellers are more likely to sell to friends or family and offer them a good deal on the home. This lowers the average price of homes sold without a realtor.
However, if a FSBO seller is inexperienced with pricing a home, they can lose money by pricing too low or scare away buyers by pricing too high.
There are other ways to save on commissions if selling your house without a realtor sounds too risky or stressful.
Clever Real Estate offers a free service that gets home sellers lower rates from top agents at trusted brands like Keller Williams and RE/MAX. You’ll get full service from a local agent (guaranteed), but pay just 1.5% in listing fees. Get started today!
What does a realtor do in Colorado?
Realtors in Colorado do a lot more than show people properties and schedule open houses. Even in hot real estate markets, agents have to manage numerous responsibilities in order to get the best offers for their clients.
Whether you’re selling a condo in Boulder or a cabin in Aurora, expect to spend lots of time preparing your home for sale, marketing your property, and negotiating with buyers. If you don’t use a real estate agent, you’ll be fully responsible for all the tasks a realtor would usually perform.
Prices homes competitively
Agents will provide you with a comparative market analysis (CMA) to accurately price your home. They look at the popularity of your housing market, how much similar properties are selling for, new upgrades you’ve added to the home, and other variable factors.
But if you’re earlier in the home selling process and just need a general idea of what your house is worth, you may not need to contact a realtor. Try online home value estimators instead.
To get an idea of how much home values can vary, here’s a comparison of different sized homes value in Colorado.
|Home size||Home value in Colorado|
If you sell FSBO, consider hiring a licensed appraiser to objectively assess how much your home is worth. Pricing is one of the most important aspects of listing your house, so it pays to accurately reflect its value.
Connects you with local pros
Experienced agents have networks of the best professionals in the area. They can connect you with handymen, stagers, photographers, and other service providers so you don’t have to track down reliable pros on your own.
Lists your home
Working with an agent will get your property listed on the multiple listing service (MLS) database. This can only be accessed by real estate agents, who use it to find homes to show their clients. Without a realtor, you’ll need to pay a flat fee MLS company to list your property, or you will face a much smaller pool of potential buyers.
Markets and negotiates
An agent can market your home, schedule open houses, reach out to potential buyers, and follow up with people who toured your home.
Agents will also take care of negotiating with prospective buyers. Homeowners can often struggle to think of their homes objectively, so negotiating can be an intimidating and frustrating process for FSBO sellers.
Agents can take care of all the paperwork required to sell your home, which can be a huge relief for sellers. It’s easy to get overwhelmed at the sheer number of documents you’ll need to finalize the transaction.
Do I need a real estate attorney in Colorado?
No, Colorado sellers aren’t required to have an attorney. However, if you have any questions about your disclosure forms or real estate contract, it can be beneficial to consult an attorney. Their legal expertise will help you fully understand the home selling process and avoid any legal problems in the future.
Cost of selling a house without a realtor in Colorado
Below, you’ll find a list of prices for common services you might want to consider if you decide to sell without a realtor. However, know that if your home is in need of repairs or is in a buyer’s market, you might need to spend a lot more to prep and market your property.
💸 Common costs for FSBO sellers
|Appraisal||$340 to $495||To price your home more accurately|
|Photography||$149||To compete with homes listed by agents|
|Staging||$886||To stand out to local buyers|
|Real estate attorney||$295 per hour||To assist with paperwork, contracts, and legal requirements|
|Flat fee MLS listing||$200 to $700||To get listed on the MLS|
|Buyer’s agent commission||2.8% of sale price||To compensate the agent that represents the buyer (it’s customary for the seller to pay)|
On average, it costs 7.5% of the home price to sell by owner and about 10% of the home price to sell with a real estate agent. However, the amount you’ll actually save will depend on repairs you need to make, concessions, and other expenses.
Use our calculator to get an idea of how much you can expect to spend if you sell without a realtor.
The average realtor commission in Colorado is 2.7% of the sale price, or about . If you want to keep more of this money in your pocket, Clever can match you with an experienced agent at a fraction of the price.
Colorado regulations FSBO sellers should know
Real estate laws and regulations vary by state, so it’s crucial for sellers to know their local rules. The state of Colorado has specific requirements when it comes to disclosure forms, real estate marketing, and mineral rights.
Before you list your home without an agent, review the following regulations to make sure that you fully understand your obligations and responsibilities.
Disclosure requirements in Colorado
Sellers are required to fill out a residential property disclosure form that lists all known defects or problems with their home. If a seller finds another issue with the property after completing the disclosure form, they must inform the buyer immediately. Failing to do so could result in legal trouble.
If your property was built before 1978, federal law requires you to disclose the existence of any lead-based paint. Some mortgage lenders may also ask you to provide a Flood Zone Statement.
Sellers in Colorado must additionally disclose:
- If the property is in a special taxing district
- If the property is part of a common interest community
- If the property has been used as a meth lab (unless the damage is fully resolved)
- Any transportation projects that are affecting or will affect the property
- The home’s source of potable water
- Information about surface and mineral rights
♻ How do I list my Colorado home as “green”?
To market your Colorado property as “green” on the MLS, you’ll need to fill out a Green Disclosure form. This will list your home’s energy-related features, such as sustainable materials, indoor air quality, construction type, and ENERGY STAR appliances.
FSBO advertising rules
The state of Colorado doesn’t require sellers to get a zoning permit to place “For Sale” signs in their yards. Real estate signs are allowed on private property as long as they don’t interfere with public right-of-way.
However, some Colorado cities have slightly different requirements for real estate signage. In Denver, signs must be placed at least 3 feet away from sidewalks and can’t be any larger than 5 square feet. In Colorado Springs, signs can be up to 6 square feet, but must be removed within 14 days after the property is sold.
To be safe, check your county’s regulations before putting a sign in your yard.
Mineral and oil rights
In Colorado, underground minerals can be severed from the ownership of the surface-level property. Known as a “mineral estate,” these underground resources can be sold, subdivided, or leased, just like the surface property.
If you’re not sure if you own the mineral rights, your county’s clerk and recorder’s office can help you locate records. However, you might need legal assistance to fully understand what your rights entail.
You can also check the Geographic Information System (GIS) to see if the state owns mineral rights beneath your home. The Colorado State Land Board owns approximately 4 million mineral acres throughout the state, so there’s a good chance they might own your subsurface property.
9 steps to sell a home in Colorado without a realtor
Selling your home without a realtor can be intimidating. Here, we’ve created a step-by-step guide for you to rely on and make the selling process less daunting.
🏡 How to get your home ready to sell
1. Make basic repairs
Simple repairs, such as fixing a squeaky door or repairing dents in the drywall, can greatly improve the aesthetic appeal of your house. Outdoors, a fresh coat of paint, and some basic landscaping work can boost curb appeal.
2. Stage the rooms
You can hire a professional stager to get your home picture-perfect for showings, but this can be expensive. While prices vary from city to city, in Colorado it costs an average of $886 to stage a house.
3. Photograph the home
High-quality photos of your property can make a huge difference when attracting buyers. Prices can vary based on your location, but in Colorado you can expect to pay $149 on average for a session with a professional photographer.
✍ How to list your home for sale
4. Get an appraisal
It can be tricky to accurately price your home without an agent. A professional appraiser can help by assessing the condition of your house and estimating its market value. In Colorado, an appraisal costs $340 to $495.
» MORE: Tools for pricing your home
5. Advertise your home
Sellers can take advantage of several free and inexpensive websites that allow home listings. Although these sites can get more eyes on your property, you’ll probably have the most success with buying a flat fee MLS package.
In Colorado, this will cost you $200 to $700, but without a realtor, it’s the only way to get your property listed on the MLS — which is how most buyers find homes.
📅 How to show your home
6. Get organized
Make things easier for yourself by tracking open houses with a digital calendar. Schedule reminders for showings, and be sure to collect contact information from each person who tours your home.
Before scheduling a tour with an interested buyer, ask them if they have a pre-approval letter. Mortgage lenders provide these letters to buyers who are able and qualified to purchase a property.
7. Don’t hover
During showings and open houses, remain nearby to answer questions, but don’t follow guests from room to room. This can make people uncomfortable and less likely to follow up with you if they’re interested in the property.
🤝 How to accept an offer and close
8. Know your priorities
When you’re reviewing offers, don’t simply accept the highest offer at face value. Knowing your own needs and timeframe will help you earn the right amount and sell within your desired timeframe.
For example, if a buyer is willing to waive certain contingencies, that could save you money on expensive home repairs.
» LEARN: Common home buying contingencies
9. Use a title and/or escrow company
It’s important to have a title company or escrow company handle the closing process for a FSBO transaction. These third party agencies will collect the necessary paperwork and fees from both the buyer and the seller and make sure the transaction goes smoothly.
Alternatives to selling without a realtor in Colorado
Many people find that trying to sell without an agent isn’t worth the hassle. If you think you’ll need some help along the way, here are a few other low-cost options to consider.
Colorado flat fee MLS companies
If you’re confident about selling your home on your own, you might benefit from using a flat fee MLS company to increase the visibility of your property.
A few of the best flat fee MLS agencies in Colorado include HybridMLSListings, Home Savings Realty, and Flat Fee Realty. Expect to spend between $199 and $699 for a flat fee MLS package, depending on how many services you need.
|HybridMLSListings||Home Savings Realty||Flat Fee Realty|
|Number of Photos||Max Allowed||Varies||6|
|MLS Listing||6 months||1 month to Until Sold||6 months|
Discount brokers are full-service real estate agents who are willing to work for a reduced commission rate. Sellers can save thousands while still receiving assistance from an expert local agent.
For discount broker services, we highly recommend our friends at Clever! Clever pre-negotiates with top agents to offer you the lowest commission rates without compromising on service quality.
Frequently asked questions
Can I sell my house without a realtor in Colorado?
Yes, you can sell without a realtor in Colorado. However, this might not be the best choice if you're unfamiliar with the local market or don't have a lot of time to sell. A real estate agent can save you time and help you sell for top dollar.
Is Colorado a buyer beware state?
No, Colorado has strict disclosure requirements for sellers. Sellers are required by law to disclose all known problems or defects with a property before listing. If additional issues are found after the disclosure form is completed, the seller must tell the prospective buyer as soon as possible.
If you need some more advice about selling your Colorado home, here are a few great resources to check out:
Average Real Estate Commission in Colorado: What’s Fair in 2022?: Even if you decide to sell without a realtor, it’s still a good idea to offer a buyer’s agent commission. Learn how much this might cost you here.
Top We Buy Houses Companies in Colorado REVEALED: We Buy Houses companies offer to buy homes quickly, even if they’re in poor condition. If you need to sell your property quickly, find out if one of these agencies can help.
25 of the Top for Sale by Owner Questions, Answered: Still not sure if FSBO is right for you? Get answers to your most pressing questions here!