How to Sell Your House Without a Realtor in 2025

Sell your house without a realtor and keep thousands of dollars in your pocket instead of paying traditional commission fees—but it also means you’re responsible for pricing, marketing, negotiations, and legal paperwork that agents typically handle. The process, known as For Sale By Owner (FSBO), appeals to cost-conscious homeowners willing to invest time and effort in exchange for substantial savings.

This guide walks you through everything from setting your asking price and listing on the MLS to negotiating offers and navigating closing, plus the legal requirements and potential pitfalls you’ll want to avoid along the way.

Should You Sell Your House Without a Realtor

Yes, you can sell your home without a realtor through a process called “For Sale By Owner” (FSBO, pronounced “fizz-bo”). This approach gives you complete control of the sale and lets you avoid paying the traditional listing agent commission, which typically runs 2.5% to 3% of your home’s sale price.

Selling FSBO does require significant time and effort on your part. You’ll handle pricing, marketing, negotiations, and legal paperwork—all the tasks that realtors typically manage. Most FSBO sellers still offer compensation to the buyer’s agent (usually 2.5% to 3%) to make sure their home reaches the widest possible audience, but even with this cost, you can save thousands compared to paying both listing and buyer agent commissions.

How Much Can You Save on Commission and Fees

Traditional real estate transactions involve two agent commissions: one for the listing agent and one for the buyer’s agent. Together, commission fees typically total 5% to 6% of your home’s sale price, so selling a $400,000 home could cost you $20,000 to $24,000 in commissions alone.

When you sell FSBO, you eliminate the listing agent’s commission but may still pay the buyer’s agent. Here’s what the savings look like:

Traditional sale ($400,000 home): $20,000–$24,000 in total commissions
FSBO with buyer’s agent ($400,000 home): $10,000–$12,000 in buyer agent commission only
FSBO without buyer’s agent ($400,000 home): $0 in commissions, though this significantly limits your buyer pool

You’ll still have other costs like title insurance, escrow fees, and potentially a flat-fee MLS listing service. Even after accounting for those expenses, most FSBO sellers save $8,000 to $15,000 compared to traditional sales.

Pros and Cons of Selling Your Home Without a Realtor

Before you decide to sell FSBO, it helps to weigh both the advantages and challenges of this approach.

Pros

Selling without a realtor gives you maximum control over every aspect of the transaction. You set the price, choose which offers to consider, and negotiate directly with buyers without someone else interpreting your intentions. The financial savings can be substantial, especially in higher-priced markets, and you maintain complete flexibility in scheduling showings, responding to inquiries, and making decisions about repairs or concessions.

Cons

FSBO demands a significant time commitment that many sellers underestimate. You’ll spend hours researching comparable sales, creating listings, responding to inquiries, coordinating showings, and managing paperwork—tasks that typically consume 20 to 40 hours or more throughout the process.

Your marketing reach will likely be more limited than what an experienced agent achieves through their professional network and resources. The legal complexities present the biggest risk, though. Real estate contracts contain intricate clauses about contingencies, disclosures, and timelines, and one mistake could expose you to liability or cause the deal to fall through.

Key Legal Requirements and Disclosures for FSBO Sellers

Real estate transactions involve extensive legal documentation and disclosure requirements that vary by state. Getting familiar with your obligations protects you from potential lawsuits and helps ensure a smooth closing.

Federal Disclosures

Federal law requires sellers to disclose any known lead-based paint hazards in homes built before 1978. You’ll provide buyers with an EPA-approved pamphlet and allow them a 10-day period to conduct lead inspections. Fair housing laws also apply to FSBO sellers—you cannot discriminate based on race, color, religion, sex, national origin, familial status, or disability in your marketing materials or buyer selection.

State-Specific Forms

Every state requires a property condition disclosure form where you report known defects or issues with the home. The forms vary significantly by location, covering everything from structural problems to pest infestations to neighborhood nuisances.

You’ll also work with a purchase agreement that outlines the sale terms, contingencies, and closing timeline. Many states provide standard forms through their real estate commission websites, though completing the documents correctly can be complex.

When to Hire an Attorney

Even experienced FSBO sellers benefit from hiring a real estate attorney to review contracts and guide them through closing. This investment—typically $500 to $1,500—provides legal protection and peace of mind that your paperwork is correct. Attorneys can also help you interpret state-specific requirements, negotiate complex terms, and handle any disputes that arise during the transaction.

10 Steps to Sell Your House Without a Real Estate Agent

Successfully selling FSBO follows a structured process that addresses pricing, marketing, negotiations, and closing. Here’s how to navigate each stage.

1. Research Recent Comparable Sales

Start by analyzing recently sold homes in your neighborhood that match your property’s size, age, and features. Public records, Zillow’s “Recently Sold” filter, and county assessor websites provide this data, though you won’t have the comprehensive MLS access that agents enjoy. Focus on sales from the past three to six months within a half-mile radius—older sales or properties in different neighborhoods won’t accurately reflect current market conditions.

2. Set Your Asking Price

Use your comparable sales research to establish a competitive price that attracts buyers while maximizing your return. The common FSBO mistake is overpricing based on emotional attachment or what you “need” to net from the sale. Consider pricing slightly below comparable listings to generate more interest and potentially spark a bidding war, because overpriced homes languish on the market and eventually sell for less than they would have at a realistic initial price.

3. Make Strategic Repairs and Upgrades

Address obvious maintenance issues like leaky faucets, cracked tiles, or peeling paint that signal neglect to buyers. Minor fixes often cost less than $1,000 but significantly impact first impressions. Focus on high-return improvements like fresh paint in neutral colors, updated light fixtures, and enhanced curb appeal, but skip major renovations unless your home has serious deficiencies—you rarely recoup renovation costs at sale.

4. Stage and Photograph the Property

Declutter and depersonalize each room to help buyers envision themselves living in the space. Remove family photos, excess furniture, and personal collections that distract from your home’s features.

Professional photography is critical in today’s market—listings with high-quality photos receive significantly more views than those with amateur shots. You can expect to invest $200 to $500 for a professional photographer, or use a smartphone with good lighting if budget is tight.

5. List on the MLS With a Flat-Fee Service

The Multiple Listing Service (MLS) is where most buyers and their agents search for homes. Without MLS exposure, you’re essentially invisible to a large portion of the market.

Flat-fee MLS services like beycome allow you to list your property for as little as $99, giving you the same visibility as traditionally listed homes. This investment provides access to Zillow, Realtor.com, and dozens of other sites that syndicate MLS data.

Beyond the MLS, create listings on FSBO-specific sites like ForSaleByOwner.com and Fizber. Share your listing in neighborhood Facebook groups, Nextdoor, and your personal social networks. Creating a simple property website or landing page with photos, details, and contact information helps too, and including a virtual tour or video walkthrough can attract out-of-town buyers who may not visit in person initially.

7. Schedule and Host Showings

Respond promptly to showing requests—delays cost you interested buyers. Use a digital scheduling tool or dedicated phone line to manage appointments efficiently without disrupting your daily life.

For safety, avoid showing your home alone. Have a friend or family member present, meet buyers outside first, and keep valuables secured. Verify buyer identity and pre-qualification before allowing access.

8. Review and Negotiate Offers

When offers arrive, evaluate not just the price but also contingencies, closing timeline, and buyer financing strength. A cash offer at $5,000 less than asking might be more valuable than a higher financed offer with multiple contingencies. Don’t hesitate to counter offers or request proof of funds and pre-approval letters—buyers expect negotiation, and your first offer is rarely your best offer.

9. Manage Inspections and Appraisal

Once you accept an offer, the buyer will typically conduct a home inspection within 7 to 10 days. Attend the inspection if possible, or at minimum review the report carefully to identify any issues discovered. Prepare to negotiate repairs or price reductions based on inspection findings—major issues like roof damage or foundation problems often require concessions, while minor cosmetic items can usually be declined.

10. Sign Closing Documents and Transfer Title

Work with a title company or closing attorney to prepare the final paperwork and coordinate the closing date. You’ll sign the deed, settlement statement, and various affidavits transferring ownership to the buyer. Bring a government-issued ID and any required documents to closing, and the title company will distribute proceeds to pay off your mortgage and issue your net proceeds, typically via wire transfer or check.

Pricing Your Home to Attract Buyers

Accurate pricing is the single most important factor in selling quickly and for top dollar. Overpriced homes sit on the market for months, accumulating stigma that eventually forces price reductions below market value.

Start with your comparable sales analysis, then adjust for differences in condition, upgrades, and location. A home with a renovated kitchen might command 5% to 10% more than similar homes with original fixtures, while a busy street location might reduce value by the same amount. Consider the current market conditions—in a seller’s market with low inventory, you can price more aggressively, but in a buyer’s market, competitive pricing becomes even more critical to stand out.

Preparing and Staging the Property for Sale

First impressions form within seconds of a buyer viewing your listing photos or walking through the door. Strategic preparation maximizes your home’s appeal without requiring expensive renovations.

Focus on high-impact areas:

Curb appeal: Fresh mulch, trimmed landscaping, and a clean entrance create an inviting first impression
Kitchen and bathrooms: Deep clean, update hardware, and verify all fixtures work properly
Lighting: Replace dim bulbs with bright LEDs and open curtains to showcase natural light
Neutral palette: Paint bold or dated colors in soft grays, beiges, or whites that appeal to more buyers
Odor elimination: Remove pet smells, cooking odors, and mustiness that buyers find off-putting

Rent furniture or decor items if your home feels empty or outdated. A few hundred dollars in staging accessories often returns thousands in higher sale prices.

Marketing and Listing on the MLS With a Flat-Fee Service

Maximum exposure to qualified buyers is essential for receiving multiple offers and achieving top dollar. The MLS remains the most powerful marketing tool available to home sellers.

Best Flat-Fee MLS Options

Flat-fee services vary in what they include beyond basic MLS entry. Some offer only listing input, while others provide yard signs, lockboxes, and limited customer support. Beycome’s $99 MLS listing includes syndication to major real estate websites, giving your property the same exposure as traditionally listed homes—combining FSBO savings with professional marketing reach.

Writing a Compelling Listing Description

Your listing description highlights your home’s best features while providing practical information buyers want. Start with an attention-grabbing opening that emphasizes location, recent updates, or unique characteristics.

Include specific details like square footage, number of bedrooms and bathrooms, lot size, and year built. Mention recent improvements, quality appliances, and desirable neighborhood amenities like schools, parks, or shopping.

Uploading Professional Photos and 3-D Tours

Quality photos are your most important marketing tool—they determine whether buyers click through to learn more or scroll past your listing. Shoot during daylight hours with all lights on, and use a wide-angle lens to capture entire rooms. Consider adding a 3-D virtual tour using Matterport or similar services, as immersive experiences help out-of-town buyers and reduce unnecessary in-person showings from unqualified prospects.

Showing Your Home Safely and Efficiently

Managing showings requires balancing accessibility with personal safety and schedule protection. A systematic approach keeps you organized while maximizing buyer interest.

Secure Lockbox and ID Verification

If you’re comfortable with unaccompanied showings, install a lockbox that allows buyer agents to access your home. This flexibility accommodates more showing requests and demonstrates professionalism. For private showings, always verify the buyer’s identity and ask for a pre-qualification letter before allowing entry—legitimate buyers understand and appreciate safety precautions.

Creating a Showing Schedule

Establish specific showing windows rather than accommodating every request immediately. For example, you might offer morning slots on weekdays and afternoon slots on weekends. Keep your home “showing ready” by maintaining cleanliness and organization throughout the listing period, because the inconvenience pays off when you can accommodate last-minute showing requests from motivated buyers.

Avoiding Common FSBO Scams

Be wary of buyers who want to tour without an agent and show unusual urgency or willingness to pay above asking price. Common scams involve fake cashier’s checks, wire transfer fraud, or bait-and-switch tactics at closing. Never accept personal checks for earnest money, and always verify funds clear before proceeding with the transaction—work only with licensed title companies and escrow agents for closing.

Negotiating Offers, Repairs and Concessions

Negotiation skills directly impact your final proceeds. Leverage, buyer motivation, and market conditions all influence strategic decisions throughout the process.

When multiple offers arrive, don’t simply accept the highest price. Evaluate each offer’s strength based on financing type, contingencies, closing timeline, and buyer flexibility—a slightly lower cash offer with no inspection contingency often nets more than a higher financed offer with multiple escape clauses.

After inspection, buyers typically request repairs or price reductions. Distinguish between legitimate concerns like roof damage or HVAC failure versus cosmetic issues or buyer’s remorse. You can offer repair credits, complete fixes yourself, or adjust the price—choose the option that costs you least while satisfying the buyer.

Navigating Inspection, Appraisal and Closing

The period between accepting an offer and closing involves multiple contingencies that could derail your sale. Proactive management of milestones keeps your transaction on track.

During the inspection period, make yourself available to the inspector and buyer for questions. If significant issues arise, obtain repair quotes from licensed contractors to negotiate from an informed position rather than accepting the buyer’s inflated estimates.

The appraisal protects the lender by confirming your home’s value supports the loan amount. If the appraisal comes in low, you can reduce the price, ask the buyer to increase their down payment, or split the difference—each option has different implications for your proceeds. Closing typically occurs 30 to 45 days after offer acceptance, so stay in contact with the title company, respond promptly to document requests, and confirm all conditions are met before the closing date.

Alternatives If Selling Without an Agent Isn’t Right for You

After learning about FSBO requirements, you might decide the time commitment or complexity doesn’t fit your situation. Several alternatives offer middle-ground solutions between full-service agents and complete DIY.

Discount Full-Service Agents

Some brokerages offer traditional agent services at reduced commission rates—typically 1% to 2% instead of 2.5% to 3%. You’ll still pay the buyer’s agent commission, but you save thousands on the listing side while maintaining professional support. Agents at discount brokerages often handle fewer clients than traditional agents, so verify they have time to market your property effectively.

Cash-for-Home Buyers

Companies that buy homes for cash offer speed and convenience—often closing in 7 to 14 days with no repairs, showings, or contingencies. However, expect offers 70% to 80% of market value since buyers factor in repair costs and profit margins. This option works best if you’re facing foreclosure, relocating immediately, or inherited a property requiring extensive repairs.

iBuyers

Technology-driven companies like Opendoor and Offerpad use algorithms to make instant offers on your home. You’ll typically receive 90% to 95% of market value, with the difference covering the company’s service fees and risk. iBuyers provide more convenience than traditional sales but less profit than FSBO or even discount agents, and they work well for sellers who prioritize certainty and speed over maximum proceeds.

Keep More Equity With a Flat-Fee MLS From Beycome

Selling your home without a traditional realtor doesn’t mean going invisible to buyers. Beycome’s flat-fee MLS listing service gives you professional exposure at a fraction of traditional commission costs, starting at just $99.

You’ll maintain complete control over your sale while reaching buyers on Zillow, Realtor.com, and every major real estate platform. Transparent pricing means no surprises—you know exactly what you’re paying upfront, not at closing when thousands disappear from your proceeds.

Beyond MLS listings, beycome offers comprehensive title, escrow, and mortgage services to support your entire transaction. List your home or start your home search with beycome today.

Frequently Asked Questions About Selling a House Without a Realtor

What happens if the buyer has an agent?

You’ll work directly with the buyer’s agent throughout the transaction, and you’ll typically pay their commission from your proceeds at closing. Most FSBO sellers offer 2.5% to 3% to buyer agents to make sure their listing reaches the widest audience, since approximately 90% of buyers use agents.

Do I need to offer a buyer-agent commission?

No legal requirement exists to pay buyer-agent commissions, though declining to offer compensation significantly reduces your buyer pool. Most agents won’t show properties to their clients if no commission is offered, effectively making your home invisible to represented buyers.

How do I access state purchase contracts?

State real estate commissions typically provide standard purchase agreement forms on their websites, often for free or a small fee. You can also purchase state-specific forms from legal document services or office supply stores, though having an attorney review any contract before signing provides valuable protection.

Can I back out of a signed purchase agreement?

Sellers can only cancel a purchase agreement within specific contingency periods outlined in the contract or if the buyer fails to meet their obligations. Outside those circumstances, backing out could expose you to legal action and require you to compensate the buyer for their expenses and damages.