How to Sell a House Without a Realtor in Wyoming

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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 Wyoming averages 2.7% of the sale price. Considering a typical Wyoming house is worth about $317,000, that’s a savings of $8,496.

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 Wyoming. Especially considering there are low commission real estate companies that offer professional assistance for a lower cost. 

If you’re considering FSBO in Wyoming, 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 [state] 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 [state]
• 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 Wyoming

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	$164	To compete with homes listed by agents
Staging	$1,529	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		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 Wyoming, 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 Wyoming, sellers pay an average of 2.7% to a listing agent. Considering the median home value in Wyoming is $317,000, that amounts to $8,496. 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 Wyoming 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 Wyoming FSBO sellers, here’s what you need to know.

1. Get your home ready to sell

Buyers want a home that’s move-in ready, or as near as possible, so the first step in your process for selling a house FSBO in Wyoming is to repair anything that needs fixing. That may include a few expensive repairs like a leaky roof or outdated boiler; you’ll make back your investment in the sale price, and many buyers are reluctant to buy a home that needs major work done.

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.

Many buyers decide whether they like a house within seconds, so curb appeal is important. Make sure your landscaping is fresh, but appropriate. Wyoming’s weather can get harsh, so consider hardy, popular perennials like lavender, juniper, daffodils, and lilies (the most popular blooming flower in Wyoming). 

Finally, don’t forget to deep clean and declutter. Remove about half of your furniture and other belongings, so your home doesn’t look cramped. 

If you aren’t happy with your home’s furniture and interior design, consider a professional home staging service. The average cost in the U.S. to stage a home is $1,529.

Once your home is looking great, take listing photos yourself or hire a professional real estate photographer. The average cost for a real estate photographer is only $164.

2. Price your home accurately

An accurate list price makes for a fast, lucrative sale. A list price that’s too high or low will scare many buyers away, so stick close to the average home price in Wyoming, adjusted for your home’s unique qualities.

Here are the top options to get an accurate list price for your FSBO home.

Get a comparative market analysis (CMA)

A comparative market analysis looks at recent local sales of properties that are similar to yours, and uses that information to estimate your home’s value. It’s a great analytic tool that can take a lot of guesswork out of the pricing process.

You can get a CMA

• From a real estate agent (who usually provides them for free)
• From a flat fee MLS company (some offer a CMA as a free service: others charge an extra fee)
• Create your own using publicly available data

Hire an appraiser 

A professional home appraiser will be able to use market dynamics, recent sales, and a close inspection of your home to come to a precise home value. Think of it as an analog CMA.

The buyer’s lender will almost certainly order their own home appraisal, so this can also be an opportunity to get a preview of what kind of sale price would be approved.

The average cost of a home appraisal in Wyoming is $315 to $420.

» LEARN: Should I get an appraisal before selling?

3. List and market your home

When it’s time to list and market your home, review Wyoming’s real estate advertising laws. 

Then, list on free, reputable FSBO sites like Facebook Marketplace, Craigslist, Zillow and Trulia (in the FSBO section), and ForSaleByOwner.com

Next, get the word out on social media. Instagram, Facebook, Twitter, Nextdoor, and Tiktok all have great reach and are all free.

A yard sign is a classic, low-cost way to let people know your home’s on the market. In Wyoming, most cities allow “For Sale” signs on private property, as long as they’re reasonably sized and non-illuminated. But always check your local city laws to make sure you’re in compliance.

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

Wyoming flat fee MLS companies

A flat fee MLS company will get your home listing onto your regional Multiple Listing Service (MLS). For this service, you’ll pay a low, flat fee, instead of the percentage-based commission you’d pay a traditional Wyoming realtor.

The catch? You only get a listing on the MLS; everything else, from hosting showings to negotiating the price to closing, is up to you. 

Still, a flat fee MLS company can be a great option for FSBO sellers. MLS listings populate on big websites like Zillow, Redfin, Realtor.com, and Trulia, which gets your home in front of millions of potential buyers. But only agents and brokers can enter a listing on the MLS, which is why you’ll have to pay a flat fee MLS company for access.

In Wyoming, the average cost is $100 to $1,500. 

Our top picks for flat fee MLS companies in Wyoming are:

• Fizber
• Houzeo
• Flat Fee Realty

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

Property Disclosure Requirements in Wyoming

Wyoming is a “buyer beware” state, which means you’re not required to provide any specific disclosures. However, many sellers still offer a standard Wyoming disclosure form just to reassure buyers. Agents are still required by law to disclose what they know.

As in every U.S. state, federal law requires the disclosure of lead-based paint.

Make these disclosures available to buyers by attaching them to the listing, bringing printed copies to showings and open houses, and keeping digital copies on hand to send to buyers and their agents.

4. Manage showings on your own

One of the main responsibilities of a real estate agent is to conduct open houses and showings. When you sell FSBO in Wyoming, you’ll have to manage your showings yourself.

We strongly suggest you use a free calendar tool to track and manage all your showings. If you work with a flat fee MLS company, many offer scheduling tools as part of their standard package. Whether you use ShowingTime, the notes app on your phone, or the back of an envelope, make sure you have a system to keep track of all your showings.

Some tips for conducting showings:

• Use an electronic lockbox so buyers can access the home independently.
• Try not to be present when buyers are checking out the property – they might find your presence inhibiting.
• If you have to be there, give buyers their space. Don’t hover!
• Block showings back-to-back; seeing the competition before and after their showing will make each buyer more competitive.
• Have an info sheet containing basic information about the property on hand to give each buyer.
• Prepare to answer questions about your home before, during, and after showings.

5. Review and negotiate offers

Buyers typically submit their offers in the form of a purchase and sale agreement, also known as a buy-sell.

When you’re evaluating offers, carefully read through each offer, keeping the following in mind:

• Is the offer cash or financed? Many sellers prefer cash offers, as they’re less risky. Financed offers can fall through if the buyer’s loan isn’t approved.
• Note any buyer’s contingencies. Financing contingencies, appraisal contingencies, and inspection contingencies are all common.
• If you want to counteroffer, you can do so by amending the purchase agreement and sending it back to the buyer and their agent.
• Prepare with negotiation strategies. If you’re selling without a realtor, you could find yourself sitting at the negotiating table across from an experienced agent. 

In Wyoming, you’re not required to hire a real estate attorney to close your sale. 

However, FSBO sellers should seriously consider hiring an attorney to help them through negotiations and closing. A home sale is a complex financial and legal transaction that’s governed by federal, state, and local laws. Any mistakes could come back to haunt you, and might even have serious financial and legal consequences.

6. Allow the buyer to conduct due diligence

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

During the due diligence period, the following may happen according to what’s written in your purchase agreement:

• Inspection
• Appraisal
• Mortgage underwriting
• Property title search
• Final walkthrough

Negotiations can happen as a result of any of these steps. For example, the buyer’s inspection may discover minor problems, and they may want to negotiate a repair allowance. You’ll need to settle any negotiations before you proceed to closing.

This is also when the buyer or seller can back out because of unmet contingencies. If you decide you want to back out of the deal, but don’t have a contingency that allows you to, you should consult with an attorney.

7. Close

The day of closing will be specified in the purchase agreement.

A few days before closing, you should receive a closing statement. The closing statement lays out in itemized detail all the costs and expenses associated with the home sale, and who pays them. 

Closing appointments are typically facilitated by a third party— a real estate broker, transaction coordinator, or attorney. They can be together – with the buyer and seller present – or separate. Both parties will sign the necessary financial and legal paperwork, and the property is officially transferred from seller to buyer.

At the end of closing, the buyer gets the house keys and the seller gets paid. In Wyoming, sellers typically get paid the day they close.

Wyoming FSBO paperwork

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

• Wyoming Purchase and Sale Agreement
• Wyoming Disclosure Statement (not legally required, but still recommended)
• Federal Lead Paint Disclosure 

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 Wyoming

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 Wyoming: 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 Wyoming 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.