Updated October 2026. For Montgomery owners selling by owner to military and VA buyers, or selling because of their own PCS orders: how VA appraisals and credits shape an offer, Alabama’s deed and mortgage taxes, the IRS rules for service members and a timeline that fits orders. Values are Zillow’s September 2026 index.
Yes, you can sell your Montgomery home by owner to a VA buyer. As of October 2026, the typical home in the city of Montgomery is worth $149,900, and the metro is $212,400 (Zillow, September 2026). VA buyers can put $0 down if the price isn’t above the appraised value, and VA caps seller concessions at 4%, about $5,996 on $149,900.
Jump to: 📍 Montgomery values · 🤝 VA offers · 💲 Alabama costs · ⏱️ Selling on PCS orders · 🏠 Agent or not · ❓ FAQ
Montgomery FSBO with military buyers, in numbers
- Typical value: $149,900 in the city of Montgomery and $404,500 in Pike Road, September 2026 (Zillow).
- VA buyers pay no down payment as long as the price isn’t higher than the appraised value (VA).
- Seller concessions on a VA loan are capped at 4% of the home’s reasonable value; ordinary closing-cost credits aren’t capped (VA).
- Alabama’s deed tax is $0.50 per $500 of value, about $150 on $149,900; the mortgage tax is $0.15 per $100 of the loan (Alabama DOR).
Selling a house by owner in Montgomery, Alabama often means selling to someone on orders. Maxwell Air Force Base brings a steady flow of military families, and many use VA loans. This page covers that buyer, and the seller who’s leaving on orders. For costs, rules and steps in general, see our guide to selling a Montgomery home without a realtor, and for the statewide view, Sell Your Home For Sale By Owner (FSBO) in Alabama.
What are homes worth around Montgomery in 2026?
The River Region spreads a wide range of prices. Zillow’s Home Value Index for September 2026 (Zillow Research):
| Place | County | Typical value | Change in a year |
|---|---|---|---|
| Pike Road | Montgomery | $404,500 | +1.9% |
| Wetumpka | Elmore | $280,900 | +4.1% |
| Prattville | Autauga | $266,400 | +3.2% |
| Millbrook | Elmore | $222,800 | +4.0% |
| Montgomery metro | Several | $212,400 | +3.6% |
| Montgomery (city) | Montgomery | $149,900 | +1.7% |
| Alabama | Statewide | $238,600 | +1.9% |
Values rose across the area, which helps sellers. Pike Road and the city both sit in Montgomery County. Military buyers compare commute times to base and school options as much as price, so say both in your listing. Start by finding out what your Montgomery home is worth, then compare closed sales in your neighborhood.
How does a VA offer work for a FSBO seller?
A VA-backed purchase loan often lets the buyer put no money down, as long as the sales price isn’t higher than the appraised value (VA purchase loan). That makes the appraisal the hinge of the deal. Price above what comparable sales support, and you’ll likely face a renegotiation or a buyer who has to bring cash.
Credits are the other piece. VA lets sellers pay some or all of a buyer’s closing costs and doesn’t limit those credits. It does cap seller concessions at 4% of the home’s reasonable value. Concessions include things like paying the VA funding fee, paying off the buyer’s debts or prepaying their hazard insurance (VA funding fee and closing costs).
| Request in a VA offer | Counts toward the 4% cap? | On a $149,900 home |
|---|---|---|
| Seller pays normal closing costs | No | No VA limit |
| Seller pays the VA funding fee | Yes | Part of the 4% |
| Seller pays off a buyer’s debt | Yes | Part of the 4% |
| Total concessions allowed | Cap | About $5,996 |
VA also lets buyer and seller negotiate who pays items such as the VA appraisal fee, title insurance and the recording fee. Read every line of the offer and ask the buyer’s lender to confirm what the loan allows. Our Drafting a For Sale By Owner (FSBO) Contract in Alabama guide covers the contract itself, and Alabama real estate contract requirements for property sellers are summarized on Nolo.
What does selling by owner cost in Alabama?
Alabama’s recordation tax on deeds is $0.50 per $500 of value or fraction thereof. On mortgages, it’s $0.15 per $100 of the loan (Alabama Department of Revenue). On a $149,900 sale, the deed tax is about $150. If the buyer finances the full price with a VA loan, the mortgage tax is about $225. Who pays each one is up to your contract.
| Line | By owner with flat fee MLS | With a 3% listing commission (example) |
|---|---|---|
| Sale price | $149,900 | $149,900 |
| Deed tax | $150 | $150 |
| Title, closing, prorated taxes (assumed) | $1,800 | $1,800 |
| Closing-cost credit to a VA buyer (example) | $3,000 | $3,000 |
| Listing fee | $99 | $4,497 |
| Before loan payoff | $144,851 | $140,453 |
The 3% figure is an example only. Commissions are not set by law or NAR rules and are fully negotiable. Sellers choose whether to offer any buyer-agent compensation, and how much, and since August 17, 2024 such offers can’t be shown on the MLS (NAR settlement FAQs).
One more rule to know: Alabama follows caveat emptor, buyer beware, for used homes. A seller still has to disclose a known material defect that affects health or safety and isn’t readily seen, and must answer a buyer’s specific questions truthfully (Alabama REALTORS legal helpdesk). For most homes built before 1978, federal rules add a lead paint disclosure and a 10-day inspection window the parties can change in writing (EPA).
What if you’re selling because of your own PCS orders?
Two IRS rules help service members. First, the home-sale exclusion lets you exclude up to $250,000 of gain, or $500,000 for joint filers, if you owned and lived in the home 2 of the last 5 years. If you’re on qualified official extended duty, you may suspend that 5-year period for up to 10 years (IRS Topic 701). That can keep the exclusion alive if you rent the house out while stationed elsewhere.
Second, active-duty members moving under a permanent change of station may deduct unreimbursed moving costs, or exclude reimbursed ones (IRS Topic 455). Keep receipts for movers, storage and lodging; meals don’t count. Our guide on selling your house during a PCS move has a full checklist.
Timing is the hard part. Nationally, the median home sold in 33 days in September 2026 (NAR), and closing usually adds about a month. List as soon as your report date is firm. If you leave before closing, sign by mail or with a power of attorney the closing company accepts, and keep the utilities on.
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On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Do you need a realtor to sell in Montgomery?
No, it isn’t required; it’s your choice. An agent helps with VA paperwork and showings while you’re gone, for a commission you negotiate. By owner, you handle those yourself and keep that money. Both work well when the home is priced near what an appraiser will support.
With Beycome’s flat fee MLS listing service for FSBO sellers in Alabama, your home goes on Montgomery Area MLS for $99, with $0 due to Beycome at closing. Electronic signature helps if you’re already at your next duty station. If you’d like an expert to negotiate while you keep every decision, Concierge is $1,399. Selling elsewhere in the state? See Sell Your Home For Sale By Owner (FSBO) in Mobile, AL, List Your Mobile, AL Home on the MLS By Owner and Sell Your Alabama Home Without a Realtor.
Buying in Alabama? Beycome’s buyer credit isn’t available in Alabama: state law doesn’t allow real estate licensees to give buyers a rebate (Code of Alabama §34-27-36(a)(24)).
Frequently asked questions about selling a house by owner in Montgomery, AL
Is it legal to sell a house without a real estate agent in Montgomery, AL?
Yes. Alabama owners can sell their own homes. A title company or attorney usually handles the closing and records the deed, using your Alabama parcel ID.
Do I need a real estate attorney to sell my home by owner in Alabama?
It isn’t required for every sale, but many sellers hire one to review the contract or prepare the deed, especially with VA or estate sales.
Can I list my home on the MLS without a real estate agent in Montgomery?
Yes, through a licensed flat fee broker. Beycome lists Montgomery homes on Montgomery Area MLS for $99, usually within 2 business days of a complete file.
What disclosures are required when selling a home by owner in Alabama?
Alabama follows buyer beware for used homes, with exceptions: known health or safety defects the buyer can’t see, and any direct question. Pre-1978 homes need the federal lead paint disclosure.
How do I handle offers and negotiations as a FSBO seller in Montgomery?
Compare price, credits, loan type and closing date. On VA offers, check the 4% concession cap and whether the price will appraise.
What is the average time to sell a house by owner in Montgomery, AL?
It depends on price and condition. Nationally, the median home sold in 33 days in September 2026 (NAR), plus about a month to close.
How much should I offer buyer’s agents when selling FSBO in Montgomery?
That’s your choice and fully negotiable, not set by law or NAR rules. Since August 17, 2024, offers can’t be shown on the MLS, so many sellers decide offer by offer.
Can I sell a house by owner in Montgomery if I still have a mortgage?
Yes. The closing company orders a payoff from your lender and pays it from the sale proceeds.
What are the biggest challenges of selling a house by owner in Montgomery?
Pricing to the appraisal and timing around orders. A VA buyer’s deal can stall if the appraisal comes in under the price.
Prices as of November 2026 and subject to change; Concierge is $1,399 and Basic is $129 in California and Illinois. “$0 at closing” means no Beycome fee at closing; taxes, title or attorney fees, recording and any buyer-agent pay you agree to still apply. Cancel free: no cancellation fee (Georgia MLS $25); listings under contract can’t be canceled; no refund once listed. Listing term is the maximum the state and MLS allow (24 months; 12 in MD and PA). Basic and Enhanced get offer help from Artur AI, not a person. Support 7 days a week, Artur AI 24/7.
Buyer credit: not available in Alabama (state law doesn’t allow buyer rebates). Beycome Title: Florida, Texas, Michigan, Ohio, Illinois and Indiana. Commission figures are examples only. General information, not legal or tax advice; rules vary by state and MLS.
Sources
- Zillow Research, Home Value Index, September 2026.
- U.S. Department of Veterans Affairs, purchase loan, read October 27, 2026.
- U.S. Department of Veterans Affairs, funding fee and closing costs, read October 27, 2026.
- Alabama Department of Revenue, recordation tax, read October 27, 2026.
- IRS, Topic no. 701, Sale of your home, read October 27, 2026.
- IRS, Topic no. 455, Moving expenses for members of the Armed Forces, read October 27, 2026.
- Alabama REALTORS, legal helpdesk, caveat emptor, read October 27, 2026.
- EPA, real estate lead disclosures, read October 27, 2026.
- NAR, existing-home sales, September 2026.
- NAR, settlement FAQs, read October 27, 2026.
- Beycome, listing package features, October 2026.
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