How to Sell a House Without a Realtor in Kansas

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  Written by Jon Stubbs

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  Edited by Lindsay Stefan

Should I sell without a realtor? | Cost of selling FSBO | How to sell without a realtor | FSBO paperwork | Best alternative: discount realtors | FAQs

Selling your home without a realtor means you won’t have to pay a listing commission, which in Kansas averages 3.0% of the sale price. Considering a typical Kansas house is worth about $204,000, that’s a savings of $6,038.

However, trying to sell a home For Sale by Owner (FSBO) can be tough. It will cost you a lot of time and energy.

In the end, selling a house without a real estate agent isn’t worth it for most homeowners in Kansas. Especially considering there are low commission real estate companies that offer professional assistance for a lower cost. 

If you’re considering FSBO in Kansas, read on to find out everything you need to know to do it successfully.

Should I sell my house without a realtor?

Selling a house for sale by owner in Kansas comes with many pros and cons. While it’s not recommended for everyone, FSBO can help experienced home sellers save on commission—but only if they know what they’re doing. 

✅Selling your home without a realtor might be right for you if…

• You want to save on commission
• You have plenty of time to take on the responsibilities of a real estate agent
• You already have a buyer lined up 
• You’re in a hot seller’s market and you have a desirable home

🚫 Selling without a realtor might not be right for you if…

• You don’t have a lot of free time
• You’ve never sold a home in Kansas
• You want to sell for market value – or higher

If you’re still not sure, check out our thorough guide to selling FSBO to help you decide. If you’re open to other options, some low-commission real estate companies, like Clever Real Estate, allow you to work with a top local real estate agent at half the typical cost.

Cost of selling a house without a realtor in Kansas

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	$315 to $395	To price your home more accurately
Photography	$168	To compete with homes listed by agents
Staging	$880	To stand out to local buyers
Real estate attorney	$204 to $359 per hour	To assist with paperwork, contracts, and legal requirements
Flat fee MLS listing	$90 to $800	To get listed on the MLS
Buyer’s agent commission	2.7% of sale price	To compensate the agent that represents the buyer (it’s customary for the seller to pay)

Overall, 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.

If you’re considering selling without a realtor in Kansas, check out our friends at Clever Real Estate. Clever eliminates all the hassles and headaches of FSBO while helping you pay less than you would for a traditional realtor.

In Kansas, sellers pay an average of 3.0% to a listing agent. Considering the median home value in Kansas is $204,000, that amounts to $6,038. But with Clever, you can sell with a top local agent for just 1.5%, letting you keep more of your home’s equity in your pocket.

7 steps to sell a home in Kansas without a realtor

Selling a home without a realtor involves many of the same steps as selling with one, except you’re on your own. To learn more about the basic steps to sell, read our simple, 12-step guide to selling a house. 

For Kansas FSBO sellers, here’s what you need to know.

1. Get your home ready to sell

Make sure your home is looking its best before it hits the market.

Address small repairs around the house, and paint any areas that seem dingy or weathered.

Curb appeal can make or break a sale, so freshen up your home’s landscaping. Consider aesthetic, low-maintenance plants that thrive in local Kansas conditions like catmint, milkweed, and Annabelle hydrangeas.

If your home needs big repairs like a new roof or driveway, take care of it now. Many buyers are turned off by a home that needs major work on day one.

Deep clean and declutter your home. Experts suggest removing at least half your furniture, so your home feels roomy and open. Declutter your storage spaces, too; full closets will make buyers think your home doesn’t have enough storage.

If you’re not happy with your furniture, consider using a professional home staging service. In Kansas, it’ll cost you an average of $880.

Finally, once your home is looking its best, take your listing photos. You can do it yourself, or hire a professional photographer, which costs an average of $168 in the state.

If your home needs too much work to sell to a typical buyer, you might consider selling to a cash buyer. You can quickly compare cash buyer offers against your home’s value on the open market with Clever Offers. Try it for free with no obligation.

2. Price your home accurately

Price is a vital element of how to sell your own home in Kansas. The right list price will get your home sale off to a fast start, while an inaccurate list price will slow down or even derail your sale.

For example, if you price your home too low, many buyers will assume the property has problems with it, and stay away. If you price your home too high, buyers may assume you have unrealistic expectations, and stay away.

So how do you come up with just the right list price? We suggest using one of these options:

Get a comparative market analysis (CMA)

A comparative market analysis (CMA) uses data from recent sales of properties that are similar to yours to produce an accurate, up-to-the-minute property value. So how do you get access to this powerful analytic tool?

• Get one from a realtor (many provide them to clients for free)
• Get one from a flat fee MLS company (you may have to pay an extra fee)
• Create your own CMA. Stay objective, and try not to let emotions figure into the equation.

Hire an appraiser 

A professional home appraiser can examine your home, compare it to other similar homes, and come up with a very accurate value. Think of a home appraisal as a CMA, but using human expertise instead of data analytics.

In Kansas, a home appraisal will cost you an average of $315 to $395.

» LEARN: Should I get an appraisal before selling?

3. List and market your home

If you’re wondering how to sell a house by owner in Kansas, your first step should be to review local regulations on real estate advertising.

Once you’re sure you’re not violating any local regulations, start by listing on great free sites like ForSaleByOwner.com, Zillow (in the FSBO section), Facebook Marketplace, and Craigslist.

Don’t forget to use social media, too. Twitter, Instagram, Nextdoor, LinkedIn, and Facebook could all get your listing in front of the right buyer, and they’re all free.

You can also use a yard sign, though you should check to see if your local laws and HOA regulations allow them.

If you want maximum exposure, think about working with a Kansas flat fee MLS company.

Kansas flat fee MLS companies

Flat fee MLS companies can dramatically increase the visibility of your Kansas FSBO listing by getting it onto the local Multiple Listing Service (MLS). Buyer’s agents monitor MLS listings, and all MLS listings are auto-populated onto big sites like Zillow, Redfin, and Realtor.com

FFMLS companies cost much less than full-service agents, but they don’t typically offer any services other than a barebones MLS listing. 

In Kansas, this will cost you about $90 to $800. Our top picks for flat fee MLS companies in Kansas are:

• 🥇 Flat Fee Group: Best for hard-to-sell homes
• 🥈 Flat Fee Realty: Best for listing your property quickly
• 🥉 MLS My Home: Best prices

Read our in-depth guide to Kansas’s flat fee MLS companies to decide which one works best for you.

Required Kansas Seller Disclosures

Kansas sellers have a number of legally required property disclosures; basically, you must disclose “all adverse material facts” to the buyer, plus specific disclosures related to radon gas, sex offenders in the area, flood risks, and special assessments.

Typically, sellers use the standard Kansas Seller Disclosure Form. For flood risk disclosures, use the FEMA Flood Risk Disclosure form. 

Sellers in every U.S. state are required by federal law to disclose the presence of lead-based paint.

Make these completed forms available to buyers by attached copies to the listing, bringing hard copies at showings, and sending digital copies to interested buyers and their agents.

4. Manage showings on your own

Managing open houses and showings without the assistance of an agent can be difficult and very time-consuming. 

Make sure you have a system in place, even if it’s only a calendar that tracks showings and contact info. If you use a flat fee MLS company, they may provide a software tool for you to use. 

Here are some general tips on how to make your showings a success:

• Schedule showings together for convenience, and to build anticipation and competition between buyers.
• Try not to be present when buyers are looking at the property, as they may feel pressured and inhibited.
• If you have to be there during a showing, don’t hover. Give them space!
• Use an electronic lockbox and a smart camera system to make independent showings safe and secure.

Print up informational documents for buyers. Your fliers should include basic listing information, your contact info, and a profile of the home. You may also want to include disclosure forms. Place these documents in a conspicuous location, like the kitchen counter.

Finally, be prepared to answer buyer questions after each showing. 

5. Review and negotiate offers

When offers come in, they’ll typically be in the form of a purchase and sale agreement (sometimes called a buy-sell). In Kansas, the document will look something like this.

Here are some key points to keep in mind when you’re evaluating offers.

• Fully and carefully read the full text of the offer before you sign it.
• Is it a cash offer or financed offer? Cash offers generally come with less risk, since there’s no chance of financing falling through.
• What are the buyer contingencies? Financing, appraisal, and inspection contingencies are the most common ones.
• Is the buyer asking for repair credits? You can refuse, or negotiate the amount.
• If you want to counteroffer, you can amend the purchase agreement and send it back.
• Here are some effective negotiation strategies to help you get the best deal possible.

In Kansas, it’s typical to hire a real estate attorney to clear the title, provide title insurance, and oversee closing. If you’re selling FSBO in Kansas, it’s smart to consult a real estate attorney just to review your for sale by owner contract in Kansas.

6. Allow the buyer to conduct due diligence

The due diligence period is the time between the acceptance of the offer and closing day. 

During the due diligence period, the buyer and their lender handle the following:

• The home inspection
• Property title search
• The home appraisal
• Mortgage underwriting
• The final walkthrough

Any negotiations that result from these activities have to be resolved before closing. This is also when unsatisfied contingencies can release the buyer or seller from the deal. If you want to walk away from the sale without a contingency giving you an out, talk to a real estate lawyer about your next steps.

7. Close

The big day is here! 

The exact date of closing will be specified in the purchase agreement. Closing is usually facilitated by a third party— often the title company, but possibly a real estate broker or attorney. Closing can take place with both buyer and seller present, or with the parties separated.

A few days before closing, you should receive a closing statement, which lists all the costs and fees associated with the sale, and who is responsible for paying them. While you’re not required to hire a real estate attorney, having one review your Kansas real estate contract is a good idea.

At closing, you’ll sign a lot of legal and financial paperwork, and then the deed will be transferred to the buyer. They’ll get the house keys, and the seller gets paid. In Kansas, sellers are usually paid on the day of closing. 

For sale by owner paperwork in Kansas

Here’s a list of the Kansas paperwork you’ll need to sell your home without a realtor.

• Kansas Seller Disclosure Form
• Federal Lead-Based Paint Disclosure
• FEMA Flood Risk Disclosure
• Kansas Purchase Agreement

Not finding what you’re looking for? Check out our comprehensive list of paperwork for selling your house without a realtor.

Best alternative: work with a discount broker

For many people, trying to sell without an agent isn’t worth the hassle. If you think you’ll need some help along the way, a discount broker is a good alternative.

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.

» READ: The Best Discount Real Estate Brokers in Kansas

For discount broker services, we highly recommend our friends at Clever! Clever pre-negotiates with top agents to offer you low commission rates without compromising on service quality.

Related links

If you’d like some more advice about selling your home, here are a few great resources to check out:

How realtor commissions work in Kansas: Even if you decide to sell your house without an agent, it’s still a good idea to offer commission to the buyer’s agent. Learn how much realtors expect to earn and what you can do to make your listing more appealing to agents and their clients.

Top We Buy Houses Companies in Kansas REVEALED: If you need to sell your home in a hurry, a We Buy Houses company may purchase your house as-is for a reduced rate. Find out if this option could be the best option for you here!

How Much Does it Cost to Sell a House? True Costs Revealed: Wondering how much you’ll have to pay to sell your house? Check out this article to calculate your repair budget, closing fees, marketing expenses, and more.