Published
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Written by
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Edited by Galina Velgach
Written by Steve Nicastro
Edited by Galina Velgach
Editor's note: In March 2024, the National Association of Realtors (NAR) lost an antitrust lawsuit, leading to changes in real estate fees nationwide. As of August 17, 2024, buyer's agent commissions are no longer covered by the seller and must be negotiated separately.
SimplyFSBO is a flat fee MLS listing service that can market your home on simplyfsbo.com, Zillow, and Trulia. However, it does NOT list you on a multiple listing service (MLS). Plans cost roughly $500–700. SimplyFSBO operates in the Quad Cities of Iowa and Illinois.
Key takeaways
- We rate it 3.5/5
- Basic plan priced too high, no MLS exposure
- Pro plan comes with 3D imaging
Bottom line: Is SimplyFSBO worth it?
We don’t think SimplyFSBO is worth it unless you want to include a 3D virtual tour. For the price of a basic membership ($499), you can get just as many services and an MLS listing with other companies. (Learn more about our methodology.)
Quality of service
SimplyFSBO does not list you on the MLS, which is a huge loss for any seller, not just those selling a house without a realtor. Each plan comes with high-quality photography, no listing term (“listed until sold”), and an additional listing on Zillow and Trulia. The Pro plan includes a 3D showing, and a comparative market analysis (CMA).
Marketing
SimplyFSBO will list your property on its website, which gets weak traffic and likely won’t be your strongest means of finding buyers. The company doesn’t list you on an MLS.
Cost
The most basic plan (FSBO Essential) cost is very high for a flat fee listing service, and you won’t even get on your local M:S. The Pro plan (FSBO Plan) offers good value but only because it comes with a 3D showing of your home.
Customer experience
Reviews from past clients are overwhelmingly positive. Reviewers applauded the company’s communication, professional photography, and willingness to help. There were some complaints around response times, however.
User friendliness
The platform is super easy to navigate. The listing process is usually several steps long and has been simplified to one page.
Do you really want to sell your house FSBO?
Studies by the National Association of Realtors and Clever Real Estate found that FSBO homes sell for between $50,000 to $100,000 less on average than homes sold by an agent.
While using a flat fee MLS service like Houzeo can offer cost-saving benefits, it’s smart to weigh these savings against potential losses in the final sale price compared to homes sold with full-service agent representation.
Seeking top savings and the best price for your home? Real Estate Witch negotiates low listing fees with top realtors from trusted brands like Keller Williams and Century 21. Match with great local agents and save thousands.
Quality of service
| What we like: | Drawbacks: |
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The biggest weakness with SimplyFSBO is that it doesn’t list your home on a local MLS, which is how most buyers agents and their clients find properties. You could severely limit who sees your property if you don’t list yours on at least one MLS.
Another shortcoming with SimplyFSBO is that it doesn’t allow you to add services to your plan. For example, if you want a CMA report (home valuation), you cannot select the higher-priced plan (FSBO Pro).
However, the company’s biggest strength is the high-quality photography included with each plan. The photos are taken and edited by professionals — and they look good. The Pro also has premium services to help you sell your home, including Facebook advertising, a CMA report, and a 3D virtual showing. You can also call or text your FSBO adviser (most likely the founder, Bob Strupp) anytime.
Marketing (how it works)
| What we like: | Drawbacks: |
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SimplyFSBO will list your home on the company’s self-branded listing platform (listings.simplyfsbo.com), Zillow, and Trulia. The FSBO Pro plan will also launch Facebook and Google ads pointing local buyers to your listing.
Since your home won’t be listed on a local MLS, weak website traffic can significantly reduce your pool of potential buyers. You’ll certainly get high exposure from Trulia and Zillow, which receives around 93.2 million monthly online visitors. SimplyFSBO says its website gets around 20,000 visitors per month (in “peak season”), but our analytics tool showed it only gets 1,600.
Cost
| What we like: | Possible drawbacks: |
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SimplyFSBO is very expensive when compared with other flat-fee listing services. Most FSBO websites will start their plans between $190 and $300 (including an MLS listing). SimplyFSBO, however, starts its cheapest plan at $499 — up to 2.6x as expensive! That price tag doesn’t make sense since you’re not getting listed on the MLS.
If you’re willing to shop around to get all the FSBO tools you need, remember that:
- It’s free to list your FSBO home on Zillow and Trulia
- Lots of agents will provide a free CMA
- Even the best photographers will charge ~$250 to take and edit pictures of your home
The FSBO Pro 3D provides a bit more value since you get a Matterport 3D walk-through of your home. You also get social media marketing and a pre-market home value estimate. Aside from the fact that you’re not getting exposure on the MLS, this plan seems reasonably priced — especially since Matterport is one of the best 3D cameras and software available and costs up to $3,000 to rent yourself.
You can create a free account, test drive the software, start and edit a listing. But you’ll have to pay a flat fee to post it.
Customer experience
| What we like: | Possible drawbacks: |
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SimplyFSBO has 62 reviews on Google, with an average of 4.9 stars. Many reviewers were very pleased with the help and expert guidance from SimplyFSBO’s founder and adviser, Bob Strupp. They were also happy with the professional photography provided under each plan and the various experts (real estate lawyers, inspectors, appraisers) recommended.
We ran these reviews through an AI program that detects emotional language. Here’s what we found:
| ✅ Positive reviews around… | ❌ Negative reviews around… |
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Most reviews praised SimplyFSBO’s communication to its clients about what they could expect to happen next. Some sellers complained about slow response times, but these were few and far between.
User friendliness
| What we like: | Possible drawbacks: |
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SimplyFSBO has an immensely simplified listing process compared to other flat fee services. Instead of answering questionnaire after questionnaire just to create a post, you can add all the required information on one page and fill it out at your own pace. Your offers are organized in the sidebar, and you can view and respond to messages directly on the platform.
The platform lacks the ability to call out features and key details in your home. For example, if you have a pool or energy-efficient appliances, the only way to call attention to these is to mention them in your description. Buyers who are skimming through hundreds of homes could miss these details.
SimplyFSBO alternatives
| Company | Our Rating | Availability | |
|---|---|---|---|
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Best online experience
beycome |
600+ reviews
|
10 states
|
Learn More |
Fizber |
100+ reviews
|
Nationwide
|
Learn More |
List With Freedom |
2,000+ reviews
|
46 states
|
Learn More |
Houzeo |
9,000+ reviews
|
Nationwide
|
Learn More |
Unreal Estate |
100+ reviews
|
Nationwide, excluding SD
|
Learn More |
Listing Fee
Our take
Overview
Reviews
Beycome stands out for homeowners who want to sell their homes independently, offering valuable exposure and tools at competitive rates. It has a 4.5-star rating from its customers, and provides a 90-day money-back guarantee, making it a strong contender for those seeking to bypass traditional agent fees.
Particularly suited for experienced sellers across its served states, Beycome’s flat-fee MLS packages provide essential visibility and services. However, it might fall short for first-timers or those desiring more hands-on support. When considering Beycome, exploring other services to ensure the best fit for your selling needs and preferences is wise.
Pros
- Competitive pricing
- Good market exposure
- Money-back guarantee
Cons
- Limited support
- Some users have reported challenges with customer service
- Services are limited to certain states
Beycome offers three flat fee packages, ranging from a basic MLS listing to mostly full service. The Basic plan is competitively priced and includes lots of helpful features, making it a good choice for experienced FSBO sellers.
The concierge service isn’t worth the money. It offers hands-on support with pricing, negotiating, and closing. But it costs about the same as some leading low-commission brokerages — and you still have to do some of the work yourself.
Beycome has a 90-day money-back guarantee. However, you won’t get your money back if you close, are under contract, or receive at least two credible offers within 90 days. You can cancel anytime.
Online reviews are positive. Reviewers report a high-quality, professional experience, quick responses, knowledgeable information, and no hidden fees.
Pros
- Listings appear on the MLS within 36 hours
- Bilingual customer service via phone, chat, and email
- All plans include listing until sold and max photos allowed by the MLS
Cons
- Comparative market analysis only with Concierge Service
- Agent support limited to Concierge Service
Beycome has an average customer rating of 4.47 across more than 600 reviews.
- Google: 4.5 (600+ reviews)
- TrustPilot: 3.5 (21 reviews)
- Zillow: 4.6 (22 reviews)
Several reviewers have highlighted a potential issue with Beycome regarding the risk of properties being listed on the incorrect MLS.
» JUMP TO: In-depth Beycome review analysis
Listing Fee
Our take
Overview
Reviews
Fizber shines as a cost-effective, straightforward platform for FSBO sellers aiming for MLS listings with various service levels. While the low upfront costs are appealing, mixed reviews about customer service and aggressive sales tactics are worth considering. Before deciding, compare Fizber with other services to find the best match for your selling needs and preferences.
Pros
- Cost-effective
- User-friendly
- Listings get good visibility
Cons
- Mixed service reviews
- Aggressive sales
- Limited support
Fizber has three plans, but only two provide an MLS listing. The plans are affordable, but they come with only the basics. You won’t get agent support or add-ons like yard signs and lock boxes. Additionally, the website contains conflicting information about the plans and pricing, so you may want to clarify offerings with a representative.
Online reviews are mainly good, with most people reporting a good customer experience. However, there’s a risk of getting a broker who’s not a good fit for your sale, as mentioned in some negative reviews.
You can cancel your listing anytime unless the property is under contract. However, the company may charge a cancellation fee in some markets.
Pros
- Big commission savings
- Good listing visibility
- User-friendly
Cons
- Mixed service reviews
- Aggressive sales tactics
- Lack of support
Fizber has a 3.21 average rating across 100+ customer reviews.
- Google: 2.0 (7 reviews)
- TrustPilot: 3.5 (100 reviews)
- Better Business Bureau: 1.36 (11 reviews)
Customers report mixed experiences with Fizber, praising its cost savings and listing visibility but critiquing its customer service and aggressive sales tactics.
While many find value in avoiding traditional realtor fees and enhancing their listing’s exposure, concerns about support and upselling highlight the need for careful consideration before using the service.
» JUMP TO: Fizber customer reviews
Listing Fee
Our take
Overview
Reviews
List With Freedom stands out in the crowded marketplace of flat fee MLS services by offering homeowners a powerful tool for saving on traditional commission costs while maintaining control over the selling process. With its user-friendly platform and supportive staff, it simplifies the listing process, making it accessible even to first-time sellers. Although it garners praise for affordability and efficiency, potential users should be aware of occasional listing errors and unexpected fees reported by some customers.
Pros
- Big commission savings
- User-friendly platform
- Helpful customer service
Cons
- Some users report listing errors
- Unexpected fees
- Listings have appeared on the wrong MLS
List With Freedom offers affordable listing packages, but the low-tier plan comes with limits, such as only six photos.
Online customer reviews are largely positive, with reviewers indicating they had a quality experience. However, some were unaware of the compliance fee that’s charged to the buyer’s agent when a property sells.
You can cancel a listing without any fees as long as a contract isn’t pending. And you have 14 days after placing an order to request a refund, but only if the listing agreement hasn’t been signed and the property hasn’t been listed.
List With Freedom has a 4.27 rating out of 5 across more than 2,200 customer reviews.
- Google: 4.6 (400+ reviews)
- TrustPilot: 4.2 (1,800+ reviews)
Our review of List With Freedom’s customer feedback reveals a mixed picture. Customers often report significant commission savings and appreciate the user-friendly platform and responsive staff. However, there are also reports of listing errors, unexpected fees at closing, and issues with being placed on the wrong MLS.
» JUMP TO: In-depth List With Freedom review analysis
Listing Fee
Our take
Overview
Reviews
Houzeo, a flat fee MLS service with a high average customer rating, shows promise in its customer service, particularly during the initial listing setup. However, limited reviews on the complete selling process suggest some challenges, including listing inaccuracies and variable service quality from partner realtors.
While Houzeo’s online dashboard and service plans appeal to FSBO sellers, potential users should weigh these mixed experiences, alongside the service’s costs and refund policy, before choosing it for their real estate needs.
Pros
- User-friendly online dashboard
- Positive reviews of its customer service
- Nationwide coverage
Cons
- High fees for some services
- Varied service quality
- Restrictive refund policy
Houzeo is a nationwide flat fee MLS company designed primarily for For Sale By Owner (FSBO) sellers. With an impressive average customer rating of 4.9/5 across thousands of reviews, Houzeo stands out as a prominent player in the industry. It provides an easy-to-use online dashboard, simplifying the management of property listings for sellers.
However, it’s important to note that its fees are often higher than some competitors, especially when additional services are required. Service quality can vary based on the partner agent assigned to the customer, potentially leading to inconsistent experiences. Additionally, Houzeo’s refund policy is considered restrictive by some customers.
One of Houzeo’s key strengths is its nationwide presence, allowing sellers to list their homes on the MLS, a crucial database used by real estate professionals. This significantly enhances the chances of finding a buyer. The company offers various pricing packages with different levels of support and services, but pricing and availability can vary by location.
Pros
- User-friendly online dashboard
- Positive reviews of its customer service
- Extra services available, including contract reviews and professional showings (for a fee)
Cons
- High fees for some services
- Varied service quality
- Restrictive refund policy
Houzeo has an average customer rating of 4.9 across more than 10,000 reviews.
- TrustPilot: 4.9 (2,400+ reviews)
- Houzeo.com: 4.9 (8,000+ reviews)
» JUMP TO: In-depth Houzeo review analysis
Listing Fee
Our take
Overview
Reviews
Unreal Estate distinguishes itself in the flat fee MLS listing service market, focusing on For Sale By Owner (FSBO) offerings. Known for its easy-to-navigate platform and strong ustomer service, it allows sellers significant savings by avoiding traditional realtor fees. The company’s professionalism and streamlined process have garnered positive customer feedback, appreciating both the ease of use and the financial benefits.
Pros
- User-friendly platform
- Significant cost savings
- Positive customer reviews
Cons
- Limited marketing resources
- Less personalized support
- May provide less value than other FFMLS services
Unreal Estate is a nationwide flat fee MLS service with a wide range of plans and good reviews. Notably, Unreal Estate offers a Starter package with no up-front costs — you just pay 0.5% at closing.
But the company’s two top-tier plans offer the best overall value. You get a higher photo limit, phone support, and lead forwarding.
Unreal Estate’s pricing includes a flat fee plus 0.5% at closing. However, we have an exclusive agreement with Unreal Estate. The company drops the 0.5% charge on most plans when you use code “Clever,” so you get a flat rate of $99–450 no matter how much your home sells for.
Pros
- Offers three affordable options
- No upfront cost with the Starter package
Cons
- Cancellation fee for the Starter package
- Phone support limited to higher-priced plans
Unreal Estate has a weighted average customer rating of 4.3 across more than 200+ reviews.
- Google: 4.6
- BBB: 4.2
- Trustpilot: 4.2
- Yelp: 2.9
Many reviewers highlight the substantial savings on fees when using Unreal Estate’s FFMLS service, even when accounting for a 2-3% buyer’s agent commission. Both BBB and Trustpilot reviews frequently mention the good value Unreal Estate offers, with several sellers using the service multiple times due to the cost benefits.
However, some users were taken aback by Unreal Estate’s 0.5% share of the buyer’s agent commission, feeling this was not made clear upfront.
Next steps
SimplyFSBO has a clean interface and good services. But the cost is simply too high. Even if you’re not interested in listing your property on the MLS, you can still save money on the up-front fee by shopping around with other listing services.
Related reading
Low Commission Real Estate Agents + Companies. From Clever Real Estate to Redfin, these are the best low commission real estate agents and companies. Sell your home with cheaper fees now!
Read This Before You List FSBO on Zillow: Zillow is one of the most popular home-selling sites on the web. But it can be confusing to list your FSBO home for sale. This article details the best approach.
1% Listing Fees: A Way to Save Thousands or a Scam? Want all the benefits of a realtor without the high price? Scoring a discounted commission rate is easier than you think.
Methodology
We evaluated the value and quality of FFMLS and FSBO listing services based on five core criteria.
Quality of service
FFMLS companies should provide basic services, including:
- Listing to your local MLS
- Pushing listings to sites like Zillow and Trulia
- Maximum allowable photos
- Unlimited free listing changes
- Keeping a listing active until you cancel or close on your home
We noted add-on services that actually help you sell and manage your sale, like professional photography or an online dashboard. We didn’t give credit for fluffy offerings, such as video tours that are just photo montages or listings on Craigslist.
Marketing
We assessed how each company’s services actually makes your listing visible to buyers compared with the MLS, which is the baseline. Additional marketing services (via social media, digital ads, etc.) count to higher visibility, as does the company’s website traffic.
Cost
We compared pricing tiers for services with baseline national averages and other brands.
Customer experience
Our evaluation…
- Aggregated customer reviews from across the web and created a weighted average rating
- Ran reviews through a sentiment analysis program to identify key themes
- Checked for complaints with the Better Business Bureau
User friendliness
We checked how easy the company app or portal was to use, and how easy it was to upload and manage the listing.
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