Selling a home without a realtor (also called for sale by owner, or FSBO) can save you thousands in listing agent fees — which in New Hampshire average 2.7% of the sale price.
A FSBO sale makes particular sense when you already have a buyer and don’t need to list and market your home. It can also work if you’re an experienced home seller with a solid support network, like a realtor friend who can help price and list your home and a lawyer who can draw up the contract.
FSBO homes have lower median sale prices than homes sold with an agent,and they’re prone to sit on the market longer. A survey of recent home sellers found that those who sold without a realtor were nearly twice as likely as traditional sellers to wait at least three months for an acceptable offer.
While we don’t recommend the FSBO route for every seller, many people have had success selling FSBO. FSBO sales made up approximately 7% of home sales in 2022.
If you do decide to sell without a realtor, here are a few approaches you can take.
Options for selling without a realtor
1. Get a cash offer from an investor
If you need to sell fast without a realtor, you can usually get the quickest offers from investors. Investors include national brands like We Buy Houses and local house flippers. They can usually make offers on the spot and close in as few as 7–14 days.
A key benefit of investors is that they can purchase homes that most buyers either aren’t interested in or can’t get traditional funding for. (Most mortgage lenders won’t finance homes in severe disrepair.) Investors are also adept at handling tricky situations, such as pre-foreclosure, problem tenants, or debt-related property liens.
However, if you want the maximum price for your home, you probably won’t get it from an investor.
Investors earn a profit by purchasing homes at bargain prices — usually no more than 70% of fair market value — then fixing them and selling or renting them for market value. However, some investors can offer 80–90% or more through lesser-known options like novation agreementsand seller financing
Any honest investor will tell you that you’ll get more for your home by listing it with an agent. But if you feel like you’re running out of options, an investor can get you cash quickly — with no added fees for repairs or closing costs.
When should you consider selling to a cash buyer?
Selling to a cash buyer makes the most sense when:
- You’re willing to sacrifice equity to sell quickly
- Your home requires extensive repairs you can’t afford
- You’re dealing with a difficult situation, such as pre-foreclosure or problem tenants
- You inherit a property in poor or outdated condition
How can you get the most cash for your house?
When selling your house for cash, you’ll get the best outcome by seeking competing cash offers from multiple buyers. You can do this on your own, with the help of a realtor, or through a free service like Clever Offers.
The amount you get for your home will depend on your property and situation, as well as the type of agreement you make with an investor.
Options like novation agreements or mortgage assumptionscan get you more than the standard cash offer for your home. But you’ll need to have some flexibility with your selling timeline — or be willing to get paid over time instead of all at once.
2. Sell to an iBuyer
iBuyers like Offerpad and Opendoor promise a quick, hassle-free home sale.
Like investors, iBuyers make an initial cash offer based on the property details you provide and can close in as little as a week or two — no showings, negotiations, or home prep required.
In exchange for this convenience, iBuyers tend to offer 5–10% below market value and charge service fees of about 5%. They also make deductions for repairs, lowering offers by at least another 1–2%.
It’s free to request an offer from an iBuyer. If you decide to move forward, the iBuyer sends an inspector to look over your home and document any visible repairs. After the inspector’s assessment, you receive a final offer reflecting any deductions for repairs.
Many homeowners have been happy with the process of selling to an iBuyer. But recent reviews from Opendoor and Offerpad note that final offers are sometimes dramatically lower than initial estimates — even by as much as $100,000.
If you accept the final offer, the iBuyer handles the paperwork and closes on your preferred timeline — anywhere from 8–90 days, depending on the company. You don’t pay any out-of-pocket closing costs, since everything is deducted from your offer.
3. Hire a flat fee MLS listing service
If you list your home without a realtor, a flat fee MLS listing service can help you increase your listing’s visibility without breaking the bank.
While realtors charge 2.5–3% to sell your home, a flat fee MLS company can list your home for a few hundred dollars. And just like with a regular listing, your property is visible to buyers on popular real estate sites like Zillow and Redfin.
You still handle plenty of the selling process on your own, including pricing, photography, staging, showings, and negotiations. You’re also in charge of vetting offers and verifying buyers’ financing.
And you probably still need to offer a 2–3% buyer’s agent commission, or else you risk buyers going elsewhere. Most buyers won’t like having to pay their agent out of pocket, especially when other sellers are willing to cover their realtor fees.
If you’re mainly considering a flat fee MLS company to save money — and aren’t familiar with the process — you’ll find much better overall value with a discount realtor.
4. Hire a real estate attorney
If you already have a buyer, you may only need to hire a real estate attorney to handle paperwork and closing.
An attorney won’t negotiate the price or the terms of a sale, but they’re uniquely qualified to give legal advice related to your home sale.
For example, a real estate lawyer can:
- Draw up a purchase agreement based on terms you and the buyer agreed on
- Make amendments to a contract after inspections or further negotiations
- Advise you on the best approach for complicated legal issues, like selling a home with a deceased owner or splitting proceeds after a divorce
- Look for loopholes in a purchase agreement and advise you on closing them
- Complete a title search and resolve any issues
- Prepare a statement of the transaction fees you’ll pay at closing
- Draft the deed and other documents required for closing
- Oversee the closing process, including recording the deed with the appropriate county official
For a real estate transaction, an attorney may charge a flat fee or an hourly rate. Fixed rates for a straightforward home sale — including contracts and closing — can cost $500–2,000. Hourly rates can be $150–600. More complex transactions can end up costing several thousand dollars.
If you’re not sure about selling without a realtor, check out our thorough guide to selling FSBO to help you decide. If you’d like to explore other cost-saving options, consider highly rated discount real estate companies, like Clever Real Estate, that allow you to work with a top local real estate agent at about half the typical cost.
8 steps to sell a home in New Hampshire 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 New Hampshire FSBO sellers, here’s what you need to know.
1. Get familiar with the FSBO process
Regardless of how you choose to sell FSBO, you should familiarize yourself with the practical and legal requirements of selling a house in New Hampshire.
For example, New Hampshire home sellers are required to complete a Residential Property Disclosure Form notifying buyers about any defects that may affect the home’s value or livability. The form also includes information about the general condition of the home, including its major systems and appliances.
You should provide disclosures to the buyer before signing a contract.
If you hire a lawyer, they can help you know which documents to prepare. Some flat fee MLS companies also provide legal paperwork required by the states they operate in.
2. Get your home ready to sell
If you’re planning to list your house, the next step is preparing your home for photos and showings. This means making sure everything is updated and in great shape to make a good impression on buyers.
Common preparation tasks include:
- Replacing light bulbs and broken fixtures
- Making small repairs
- Ensuring everything is up to code
- Shampooing carpets and deep cleaning
- Applying a new coat of paint
- Improving the landscaping
Strive for a clean, decluttered look when prepping your home for sale. You want the buyer to imagine living there, so many realtors recommend sticking to neutral paint colors and removing personal items.
Avoid making costly upgrades unless they affect the home’s ability to sell. Old, stained carpet or a leaky roof could scare away buyers, so you should address those problems. But you probably won’t get your money back by adding a new porch or swimming pool.
When you’re comfortable with how your home looks, stage it and take listing photos. Realtors especially recommend staging for luxury properties and homes that may need help getting buyers to look past their flaws.
If you’d prefer to have a professional handle the photography, you can hire one in New Hampshire for about $140 per session.
3. Price your home accurately
When selling a house in New Hampshire without a realtor, be very careful about choosing a list price. This task is something half of recent FSBO sellers struggled to get right. Err on the side of listing your house either at or slightly below market value.
Often, high list prices result in more time on the market, lost buyer interest, and the seller lowering the asking price before actually achieving a sale. A more competitive list price can lead to a lot more showings and interest from buyers, possibly sparking a bidding war and significantly driving up the price.
According to research from Collateral Analytics and the National Association of Realtors, FSBO sellers make anywhere from 5% to 26% less on their homes than realtors with comparable listings.
Luckily, you can use one of the same approaches that realtors use when advising sellers on how to price their home.
Get a comparative market analysis (CMA)
A comparative market analysis—or CMA for short—is the tried and true method for determining a listing price. A CMA compiles information about recently sold homes in the neighborhood that are similar in style, size, age, and condition as your home. Once you see what these homes sold for, you’ll have an idea of what buyers are willing to pay for yours.
Real estate agents often prepare a CMA for sellers who are considering hiring them to list their home. Or, you can create your own CMA with just a few simple steps. When it’s time to describe the condition of your home, make sure you’re being honest and unbiased. Overestimating your home’s worth and pricing it too high could mean it sits on the market for a long time.
Some flat fee MLS companies will provide a CMA for an extra fee.
Hire an appraiser
Calling a professional appraiser to inspect and value the home is typically the most accurate way to determine fair market value. If your buyer ends up financing their purchase, it’s likely the lender will hire an appraiser before closing anyway. In New Hampshire, you can hire an appraiser for $300 to $435.
4. List and market your home
As you’re putting together the listing description for your home, review the rules for advertising real estate in New Hampshire. While many of these rules are for realtors, it’s important that you know what the rules are since you won’t have an agent to double check for mistakes.
New Hampshire Real Estate Sign Rules
FSBO signs are allowed in most zoning districts in New Hampshire. Throughout the state, sellers need to follow a few basic rules when putting up real estate signs:
- Don’t obstruct views of traffic signs
- Don’t place the sign on public property or interfere with public right-of-way
- Don’t use flashing lights or illuminate your sign in any way (if you live in a residential district)
- Make sure the sign doesn’t cause glare on a public road or neighboring property
- Remove the sign within 30 days of selling the property
In residential districts, real estate signs can’t exceed 8 square feet in area and 6 feet in height. No more than one sign per street is permitted unless the property spans more than 500 feet on a single street. In this case, a second sign can be added to face that road.
Free FSBO listing websites
Start by listing your home on free FSBO listing websites such as Facebook Marketplace, Craigslist, ForSaleByOwner.com, and Zillow/Trulia. Use social media to spread the word about your listing, as well.
These sites are a good start, but if you want maximum exposure, think about working with a New Hampshire flat fee MLS company.
New Hampshire flat fee MLS companies
If you really want your listing to be seen by as many people as possible, you’ll need to list it on the New Hampshire multiple listing service, or MLS. Buyers and their agents comb through the MLS to find homes to tour. You have to be a real estate agent to add a listing to the MLS, but if you’re selling FSBO in New Hampshire, you can pay a company a flat fee to add your home to the MLS without using a full-service realtor.
In New Hampshire, a flat fee MLS listing will cost somewhere from $80 to $1,000, depending on the service package you choose.
Our picks for the best flat fee MLS companies in New Hampshire are:
Check out our in-depth guide to New Hampshire’s flat fee MLS companies to decide which one works best for you.
Required New Hampshire Seller Disclosures
New Hampshire doesn’t require sellers to disclose all known issues with their properties. New Hampshire’s disclosure laws only require sellers to tell buyers about:
- The type of private water supply system (if applicable)
- The private sewage disposal system (if applicable)
- The home’s insulation, including its type and location
- Radon gas, lead paint, and/or arsenic hazards
Well water testing isn’t mandatory at the state level, but some mortgage lenders or specific cities might require it. Having a test done can’t hurt, and it can give buyers extra peace of mind.
About half of New Hampshire homes use public water and sewage systems. If your property uses public systems, most of the disclosure requirements don’t apply to you.
However, choosing to fill out the state’s standard disclosure form can help attract buyers. People will feel more confident purchasing your house if you’re honest about its known issues.
The disclosure form lists several questions that you can respond to with “Yes,” “No,” or “Unknown.” You’re also encouraged to provide additional details you think buyers should know about, such as:
- The age of your home
- Known problems with your heating, cooling, electrical, or plumbing systems
- The condition of the roof
- Past repairs
- Current or past pest infestations
If your property is a condo or part of an HOA, there’s another document you can add to the general disclosure form. The HOA disclosure document should list important information about the property’s insurance, monthly fees and assessments, and any pending litigations.
5. Manage showings on your own
With any luck, you’ll be fielding calls to schedule showings shortly after you list your home. It’s important to stay organized and keep track of showing appointments and contact information for potential buyers. Simple tools like Google Spreadsheets and Google Calendar can be helpful. Some flat fee MLS companies also provide apps to help schedule showings.
💡Tips for successful home showings
Leave the home before showings. Get a lockbox from a local hardware store so agents can access the home after you leave. Let the buyers have the home to themselves so they can imagine themselves in it and discuss the home openly as they tour it.
Schedule showing appointments close together. If one buyer sees another leaving the home right before their appointment, it creates a buzz and sense of competition. This also makes it easier to be away from the home during a block of showings. Of course, still try to be flexible and accommodating when buyers request appointments.
Respond promptly to buyers’ questions. Get used to answering your phone on the first ring and responding immediately to texts and emails.
Place all disclosure forms and property fact sheets with your contact information listed in an obvious place, like a kitchen counter or dining room table. Be clear that agents should contact you with any questions or offers.
6. Review and negotiate offers
When a buyer makes an offer on your home, it will be sent to you in the form of a purchase and sale agreement, also known as a buy-sell agreement. This is what a New Hampshire purchase and sale agreement typically looks like.
A realtor is really helpful when reviewing and negotiating offers, but as a FSBO seller, you’ll be on your own. It’s important to make sure you understand everything in the offer, including all of the fine print.
Since an attorney is required for the closing process in New Hampshire, it might not hurt to find a real estate attorney to review the offer ahead of time. In New Hampshire, you can expect to pay $250 to $375 per hour for an attorney.
When reviewing the offer, read everything carefully, but pay specific attention to these details:
Offer price. If the buyer is offering less than the listing price, do they explain why? Sometimes a buyer just wants a good deal, but other times buyers may name specific repairs the home needs and rationalize their offer price that way.
Cash vs. financed offer. Most offers involve some type of financing, where the buyer uses a mortgage lender to pay for the home. Cash offers are faster and generally preferred, but there are some exceptions.
Contingencies. If the buyer needs to sell their old home before buying yours, they might ask for a home sale contingency, requesting that you wait for that home to sell before closing on this one. An offer can also be contingent on a home inspection or the buyer’s approval for financing. It’s up to you to decide if the contingencies align with your goals.
After careful review, your options are to accept, reject, or counteroffer. If you get a lowball offer or requests for contingencies that are just too much of a hassle, you can reject the offer. If the offer is close to what you are looking for, you can amend the form and send it back with a counteroffer asking the buyer to meet you in the middle.
Before reviewing offers, hone your negotiating skills by reading our guide to 26 negotiation strategies.
7. Allow the buyer to conduct due diligence
Once you accept an offer, you’ll move into the “due diligence” period where the buyer (and the lender, if applicable) has an opportunity to make sure the home is a wise investment.
Depending on the specifics of your purchase agreement, the due diligence period may include the following steps:
Any one of these steps could reveal problems with the house that could lead to further negotiations. There also may be opportunities for the buyer or seller to back out of the deal entirely. If you wish to abandon the deal without allowing for a specific contingency, you may do so, but we recommend speaking with an attorney first.
If everything goes smoothly without complications, you’ll be ready to move on to the final step: closing.
In New Hampshire, your closing will likely take place in the office of an attorney, title company, or realtor. During closing, you and the buyer will sign a lot of documents, such as the deed transfer, which gives the buyer ownership of the home.
New Hampshire is one of several states that requires sellers to hire a real estate attorney for the closing process. An attorney can answer your questions, review your paperwork, and help you avoid common legal complications that can come up during real estate transactions.
At the end of closing, you’ll receive a statement that details the sale price of the home, the closing costs you’re responsible for, and the total amount you’ll earn from the sale. In New Hampshire, you can expect a check or wire transfer for that amount later the same day.
Cost of selling a house without a realtor in New Hampshire
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 $420||To price your home more accurately|
|Photography||$175||To compete with homes listed by agents|
|Staging||$772||To stand out to local buyers|
|Real estate attorney||$250 to $375 per hour||To assist with paperwork, contracts, and legal requirements|
|Flat fee MLS listing||$200 to $1,500||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)|
|New Hampshire transfer tax||$0.75 per $100 of home price||Paid by seller to state|
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 New Hampshire, 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 New Hampshire, sellers pay an average of 2.7% to a listing agent. Considering the median home value in New Hampshire is $417,000, that amounts to $11,092. 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.
For sale by owner paperwork in New Hampshire
Here’s a list of the New Hampshire paperwork you’ll need to sell your home without a realtor.
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 offer reduced commission rates. Sellers can save thousands while still receiving assistance from an expert local agent.
For discount broker services, we highly recommend Clever Real Estate. Clever pre-negotiates with top agents to offer you low commission rates without compromising on service quality. Other reputable discount brokers include Redfin and Ideal Agent.
Frequently asked questions
Do I need a real estate attorney to sell my house in New Hampshire?
Yes, New Hampshire is one of several states that requires sellers to hire an attorney for the closing process. A real estate attorney will help you avoid legal complications, complete the paperwork for the transaction, and ensure that the title transfer goes smoothly.
Is New Hampshire a "buyer beware" state?
Yes, New Hampshire is a caveat emptor or "buyer beware" state. Sellers only have to disclose if the property has a private water or sewage system or if the property has any radon, arsenic, or lead contamination. Besides these regulations, sellers aren't required to fill out a disclosure form about any problems with their home.
Need some more advice for selling your New Hampshire home? Here are a couple resources for you to check out:
Average Real Estate Commission in New Hampshire: Even if you don’t hire a listing agent, it’s still a good idea to offer commission to your buyer’s agent. Find out what realtors in New Hampshire expect for their services here!
Top We Buy Houses Companies in New Hampshire REVEALED: If selling quickly is your top priority, a We Buy Houses company could be the best option for you. Learn more about the pros and cons of selling your home as-is to one of these agencies.