How to Sell a House Without a Realtor in Washington

Selling your home without a realtor means you won’t have to pay a listing commission, which in Washington averages 2.6% of the sale price. Considering a typical Washington house is worth about $607,000, that’s a savings of $15,736.

However, trying to sell a home For Sale by Owner (FSBO) can be tough. You’ll be responsible for every step of the selling process, which can take up 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 Washington. Many sellers don’t even 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 Washington, 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 (2.6% on average in Washington). 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. 2.6% is typical in Washington.
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 Washington 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 Washington, that puts 2.6% of your final sale price back in your pocket. However, you will still need to offer a competitive buyer’s agent commission (2.6% is typical in Washington).

» LEARN: How realtor commissions work in Washington

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, it can be easy to find a buyer without an agent’s help. With a flat fee MLS package or “For Sale” in your yard, it’s possible to find several potential buyers in no time.

Here’s how fast and for how much homes in Washington are currently selling for so you see how your local market compares.

Avg. days on market	Avg. listing price
28 days	$609,950

^{Based on data from realtor.com}

🚫 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 Washington.

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 Washington 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!

» LEARN: How to sell your house in 12 steps

What does a realtor do in Washington?

Realtors in Washington are familiar with the local and state regulations that can easily confuse and overwhelm first-time sellers. An experienced agent can manage dozens of home-selling tasks, such as connecting you with local pros to prepare your house for showings, listing your property on the MLS, negotiating with buyers, and taking care of all the paperwork.

Even if you’re in a highly desirable city, selling a house can feel like a full-time job. If you don’t hire an agent, you’ll be responsible for handling every step of the selling process on your own.

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 Washington.

Home size	Home value in Washington
2 bedrooms	$455,324
3 bedrooms	$558,715
4 bedrooms	$728,463
5+ bedrooms	$856,836

^{Based on Zillow data}

» Get a free, instant home value estimate now!

Before you list your home on your own, consider getting an appraisal first. During this process, a state-certified appraiser will estimate your home’s fair market value based on its location, condition, amenities, and other key details that buyers are looking for.

Pricing your house appropriately is one of the most important aspects of selling your property, so it’s worth it to get an objective report.

» LEARN: Should I get an appraisal before selling?

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 site can only be accessed by real estate agents, who use it to find homes for their clients. Without a realtor, you’ll either need to pay a flat fee MLS company to list your property on the database or forgo this marketing opportunity altogether.

» MORE: Read This BEFORE You Pay For a Flat Fee MLS Service

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 negotiate with prospective buyers, which can be an intimidating process for FSBO sellers. It can be difficult for homeowners to view their houses objectively, so having a professional take care of negotiations can lead to the best outcomes for both parties.

Completes paperwork

Agents can take care of all the paperwork required to complete the real estate transaction, 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.

» MORE: How to Sell a House By Owner: Paperwork You Need

Do I need a real estate attorney in Washington?

No, sellers in Washington don’t need to hire a real estate attorney. However, it’s still a smart move to have a legal expert review your paperwork or help you navigate the closing process.

Cost of selling a house without a realtor in Washington

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	$400 to $580	To price your home more accurately
Photography	$180	To compete with homes listed by agents
Staging	$1,499	To stand out to local buyers
Real estate attorney	$314 per hour	To assist with paperwork, contracts, and legal requirements
Flat fee MLS listing	$300 to $1,000	To get listed on the MLS
Buyer’s agent commission	2.6% of sale price	To compensate the agent that represents the buyer (it’s customary for the seller to pay)
Transfer tax	1.1% to 3% of sale price	To pay the state of Washington for the title transfer

^{Based on service estimates from across the country}

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 Washington, 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 Washington, sellers pay an average of 2.6% to a listing agent. Considering the median home value in Washington is $607,000, that amounts to $15,736. 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.

Washington regulations FSBO sellers should know

Real estate regulations can vary from state to state, and even county to county. Sellers in Washington have to make sure they’re following federal, state, and county rules to avoid fines or other penalties.

Here are some of the key facts you need to know before listing your home — whether you choose to sell with or without a realtor.

Disclosure requirements

After a buyer signs a purchase agreement, sellers are legally required to complete a disclosure statement within five business days. The only exception would be if the buyer waives the right to receive the disclosure statement.

The standard disclosure form contains questions about the following categories:

Any appliances or fixtures included with the purchase of the house
Electrical, heating, and air conditioning systems
Environmental hazards
History of pest infestations
HOA information
Sewage system
Structural defects
Title and zoning information
Water sources

At the end of the document, there’s a section for sellers to explain any other issues that weren’t covered in the form. If there’s anything unique about your property you think the buyer should be aware of, include it here.

If any information changes after submitting the form, you’re required to update the buyer immediately.

It’s important to note that sellers in Washington are only required to disclose known material facts about the home. This does not include the potential psychological impacts of a property.

What is a psychologically impacted property?

Psychological impacts are things that don’t impact the structure or value of the house, but might make people uncomfortable. A few common examples of psychological impacts include:

If a felony, homicide, or suicide occurred on the property
If the home is haunted

If a buyer asks about any of these conditions, sellers can choose to respond honestly or say they’re unable to disclose that information.

Does Washington have a transfer tax?

Yes, and Washington’s real estate excise tax (REET) varies based on the property’s sale price.

The current rates are:

1.1% for homes $500,000 or less
1.28% for homes $500,000.01 to $1,500,000
2.75% for homes $1,500,000.01 – $3,000,000
3% for homes $3,000,000.01 or more

How excise taxes work

If a house in Washington sells for $550,000, the first $500,000 is taxed at 1.1%. Then, the remaining $50,000 is taxed at 1.28%.

$500,000 x 1.10% = $5,500

$50,000 x 1.28% = $640

Total transfer tax = $6,140

The seller usually pays the transfer tax, but this is negotiable.

FSBO marketing rules

Sellers throughout the state of Washington are allowed to put up “For Sale” signs in their yards. These statewide sign regulations apply to all counties:

Temporary signs don’t require a permit
Signs can’t exceed 6 square feet
Signs can’t be illuminated in any way
Only one sign can be placed on each street frontage
Up to two off-premise directional signs can be placed for open house events
“Open House” signs must be taken down within 24 hours after the event ends
Signs can’t interfere with traffic, visibility, or public right-of-way
Signs must be removed within two days after the property sells

However, sign ordinances vary by city, so make sure you check for any local regulations in your area.

9 steps to sell a home in Washington 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.

🏡 Section 1: Prepare your home for sale

✍ Section 2: List your home

📅 Section 3: Manage showings

🤝 Section 4: Accept an offer

🏡 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.

» LEARN: The 8 most important repairs to make before selling your home

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 Washington it costs an average of $1,499 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 Washington you can expect to pay $180 on average for a session with a professional photographer.

✍ How to list your home for sale

4. Get an appraisal

Without a real estate agent, it can be difficult to accurately price your home. An appraisal is a professional assessment of a home to evaluate its condition and estimate its value. In Washington, an appraisal costs $400 to $580.

» MORE: Tools for pricing your home

5. Advertise your home

There are plenty of free or affordable websites where you can list your home. However, purchasing a flat fee MLS package often gives FSBO sellers the best bang for their buck.

In Washington, this will cost you $300 to $1,000, 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

Once interested buyers start contacting you, use a digital calendar to keep everything organized. Schedule open house times, set reminders for buyer tours, and take notes of each visitor who comes through your door.

When you schedule tours with individual buyers, make sure they have a pre-approval letter from a mortgage lender first. Pre-approved buyers know they’re qualified to purchase a house, so they’re more likely to make an offer.

7. Don’t hover

During open houses and showings, try to avoid following people from room to room. Allow them to take their time so they can appreciate everything your house has to offer.

It’s recommended to stay in a common area — like the living room or kitchen — so visitors can easily find you if they have questions.

🤝 How to accept an offer and close

8. Know your priorities

Make sure to consider more than the sales amount as you’re reviewing offers. Keep your own priorities in mind, such as your preferred closing date or your renovation budget.

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

To make sure the closing process goes smoothly, find a title or escrow company to oversee the closing. The third-party agency will help you and your buyer complete the required paperwork, collect the closing fees, and handle the title transfer.

» LEARN: What fees sellers should expect to pay at closing

Alternatives to selling without a realtor in Washington

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, here are a few other low-cost options.

Washington 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.

Some of the best flat fee MLS agencies in Washington include Flat List, Congress Realty, and Houzeo. Packages range from $299 to $399, depending on how many services you need.

💰 Service is an additional cost or not included in the basic package
	Flat List	Congress Realty	Houzeo
Price	$299	$299	$299-$399
Number of Photos	25	4	6 to max allowed
MLS Listing	12 months	6 months	3-6 months
Pricing Assistance	❌	✅	💰
Negotiation Support	💰	❌	💰
Yard Sign	✅	💰	💰
Open Houses	✅	💰	❌

» READ: The Top Flat Fee MLS Companies in Washington

Discount brokers

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 for Every Budget

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

Is there a transfer tax in Washington?

Yes, Washington's real estate excise tax (REET) varies between 1.1% and 3%, depending on the property's sale price. Homes priced $500,000 or less are taxed at 1.1%, whereas homes valued over $3,000,000 are taxed at 3%.

Do I need to hire a real estate attorney to sell a house in Washington?

No, sellers in Washington don't need to hire a real estate attorney. However, it's still a smart move to have a legal expert review your paperwork or help you navigate the closing process.