How to Sell Your Home Without a Realtor: A Step-by-Step FSBO Guide

Thinking about selling your home without a real estate agent? You’re not alone. Every year, thousands of homeowners take the For Sale By Owner (FSBO) route in order to save money on commission fees and maintain more control over the sale process.

But if you’ve started researching how to do it, you’ve probably realized it can be overwhelming. Contracts, pricing, marketing, buyer negotiations; where do you even start?

In this post, we’re going to walk you through the FSBO process from start to finish. You’ll get a clear roadmap to follow, plus a link to some free checklists that make it even easier.

The Truth About Selling FSBO

A lot of people assume that selling your house without a Realtor is risky or only doable if you’re an expert. And to be honest, the process can look intimidating at first.

But here’s the truth: FSBO is not just possible,  it’s being done successfully every day by regular homeowners. The key is following a proven, step-by-step system. That’s what this guide is all about.

The 3 Core Steps of Selling a Home FSBO

To make things simple, let’s break the FSBO process into three core stages:

1. Prepare Your Home

This isn’t just about cleaning up. Preparation includes:

• Making your home shine with staging, repairs, and curb appeal.
  
  
• Reviewing legal documents like purchase contracts and disclosure forms.
  
  
• Understanding local laws and getting familiar with the required paperwork in your state.
  
  

This stage sets the foundation for everything that comes next,  and skipping it can lead to costly delays or legal problems later on.

2. List Your Home

Once you’ve prepped, it’s time to go live:

• Set a competitive, accurate list price.
  
  
• Post your home on sites like Zillow (and ideally the MLS).
  
  
• Handle showing requests and host open houses to attract serious buyers.
  
  

Many FSBO sellers make mistakes here,  especially when it comes to pricing, but we can help you avoid those pitfalls in the full FSBO Masterclass.

3. Sell Your Home

This is where the rubber meets the road:

• Review offers and qualify your buyers.
  
  
• Negotiate the sale terms and deal with inspections or appraisal issues.
  
  
• Work through all contingencies and get to the closing table.
  
  

This part of the process involves the most paperwork,  but it’s also the most rewarding. This is where you finalize the deal and walk away with your proceeds.

Want to Stay on Track? Use These Free FSBO Checklists

To make your life easier, we have three free checklists that walk you through every stage of the FSBO process:

✅ A big picture checklist of the entire process
✅ A home prep + legal paperwork checklist
✅ A transaction checklist from offer to closing

You can download them all at https://www.thefsbomasterclass.com/checklists

Step 1: How to Prepare Your Home for a Successful FSBO Sale

Before you list your home or talk to a single buyer, there are two critical areas to focus on: home preparation and legal preparation.

Why Preparation Matters

This stage is where first impressions are made and first impressions sell homes. A clean, well-prepared, legally ready home will attract more serious buyers, sell faster, and help you avoid costly mistakes during negotiation and closing.

Let’s walk through what that looks like.

Preparing Your Home: Clean, Declutter, and Impress

Buyers decide quickly whether a home feels right. Your job is to make sure your home shows well from the moment someone pulls up to the curb.

1. Clean and Declutter

Start with a deep clean and hire a professional cleaning service if possible. It’s a small investment that can pay off big time. Then declutter like a minimalist. Clear countertops, organize closets, and remove excess furniture to make your home feel open and spacious.

2. Depersonalize the Space

This part is simple but powerful. Take down family photos, bold art, and anything uniquely “you.” Buyers need to imagine their life in the home, not yours. So yes, even your prized elk mount or collectible LEGO wall should go in storage.

3. Enhance Curb Appeal

Your home’s exterior sets the tone. Mow the lawn, trim bushes, freshen up mulch or gravel, and tidy up your entryway. A fresh welcome mat and some potted plants can go a long way. If your driveway or porch looks dirty, power wash it: it’s oddly satisfying and makes a huge visual impact.

4. Handle Minor Repairs

Buyers (and their agents) will notice little things like leaky faucets, squeaky doors, and cracked tiles. Fix them. Touch up paint and patch holes. If you want to go the extra mile, consider a pre-listing inspection. It’ll help you catch problems early and avoid surprises during the buyer’s inspection period.

Legal Prep: Get Your Paperwork in Order

This is what separates casual FSBO attempts from a professional-level home sale.

1. Review Contracts and Forms

Don’t wait until you receive an offer to see your first purchase contract. Review your state’s real estate forms ahead of time, including:

• Purchase contract
  
  
• Seller’s property disclosure
  
  
• Lead-based paint disclosure (required for homes built before 1978)
  
  

Many states offer standardized forms. You can often find them online, or you can ask your title company or local real estate association.

2. Choose a Title Company or Closing Professional

Depending on your state, you’ll work with either a title company, escrow officer, or real estate attorney to handle the legal side of the sale. A quick Google search or call to a local title office will tell you what’s typical in your area.

Pro tip: Call a few title companies ahead of time. Ask about:

• Their fees
  
  
• What services they provide
  
  
• Whether they can give you a sample contract timeline or deadline checklist
  
  

This info will help you recognize whether a buyer’s offer is realistic or a red flag.

3. Understand Your Local Market

Do a bit of research to figure out whether you’re in a buyer’s market or a seller’s market. Look at:

• Average days on market for homes like yours
  
  
• Recent sale prices for comparable properties
  
  
• How much inventory is currently listed in your area
  
  

Google can be helpful here but take AI-generated summaries with a grain of salt. Check recent comps and trends on sites like Zillow or Realtor.com for more accurate local data.

Step 2: How to List Your Home FSBO (the Right Way)

Now that your home is prepped and your paperwork is in order, it’s time to go live. This is where many FSBO sellers make avoidable mistakes and where doing things right can really pay off.

Don’t Just Throw It on Zillow and Hope

One of the most common mistakes I see is sellers just slapping their home on Zillow and waiting for magic to happen. While Zillow is useful, listing your home successfully requires strategy, not just hope.

Use Professional Photography (Seriously)

Your listing photos are your first impression. And for most buyers, they’re the only impression that determines whether or not they click.

Professional real estate photos usually cost just a couple hundred bucks and they’re absolutely worth it. Great photos will:

• Make your home look brighter and more spacious
  
  
• Help your listing stand out online
  
  
• Attract more serious buyers
  
  

Remember: You’re already saving thousands by not using a listing agent. Don’t skip this inexpensive upgrade that could significantly impact your sale.

Pricing: The Most Important Step (and Easiest to Get Wrong)

Pricing your home is both an art and a science, and it’s the most common area where FSBO sellers leave money on the table or let a listing go stale.

Here’s how to do it right:

1. Look up recent comps: homes that sold in your area in the last 3–6 months. Focus on properties that closely match your home in size, location, condition, and features.
   
   
2. Use online tools like Zillow and Redfin. Make sure to check the sold listings tab, not just active listings.
   
   
3. Consider a pre-listing appraisal. If your home is unique or hard to comp, spending a few hundred dollars on a licensed appraiser can give you data-backed confidence and help you defend your price during negotiations. This is also helpful if you live in a non-disclosure state without comp data, such as: Alaska, Idaho, Kansas, Louisiana, Mississippi, Missouri (some counties), Montana, New Mexico, North Dakota, Texas, Utah, and Wyoming.
   
   

➡️ Pro tip: The FSBO Masterclass, includes spreadsheets used by professionals to calculate a smart list price and project your net proceeds. Check them out if you want extra clarity here.

Where to List: Zillow vs. Flat-Fee MLS

Once you’ve priced your home, it’s time to list it. You’ve got two solid options:

• Option A: Free site like Zillow, Trulia, and other free platforms.
  
  
• Option B: Flat-Fee MLS: Pay a service like FSBO.com or Houzeo to list your home on the local Multiple Listing Service (MLS), which then syndicates your property to Realtor.com, Redfin, Zillow, and hundreds of local real estate sites.
  
  

💡 Why the MLS matters: Most buyers work with agents, and those agents rely on the MLS to find listings. If you’re not on the MLS, your home might not show up in their buyer searches limiting your exposure.

Expect to pay $200–$500 for a flat-fee MLS listing. It’s well worth the investment.

No matter where you list, make sure to:

• Use your professional photos
  
  
• Write a clear, compelling description
  
  
• Highlight key features and recent upgrades
  
  

Showings: What to Expect and How to Handle Them

Once your listing is live, buyers will start reaching out to schedule showings.

Here’s what to know:

• If the buyer has an agent: The agent will schedule with you directly. Be sure to verify the agent’s name and company, then provide instructions for access. Leave the home during the showing to let buyers explore comfortably.
  
  
• If the buyer doesn’t have an agent: You’ll handle this yourself. Before you schedule a showing, ask for a pre-approval letter (for financed buyers) or proof of funds (for cash buyers). Be present during the showing to answer questions, but don’t hover.
  
  

Host an Open House

Open houses can be a great way to create buzz, especially during the first week on market.

Here’s how to make yours a success:

• Pick a weekend date and advertise on Zillow or your MLS listing platform
  
  
• Keep the home bright, clean, and clutter-free
  
  
• Set out flyers or info sheets
  
  
• Be available to answer questions, but give buyers space to explore on their own
  
  

Part 3: Sell Your Home Without a Realtor – The Final Steps of the FSBO Process

By now, you’ve done the heavy lifting: your home is prepped, you’ve listed it, and buyers are starting to show interest. Now comes the most technical (and often the most intimidating) part of selling your home For Sale By Owner: closing the deal.

This phase is where a lot of FSBO sellers get nervous, and understandably so. You're dealing with legal paperwork, negotiating with buyers, and coordinating timelines with lenders and title companies. But don’t worry, when you follow a step-by-step process it’s much more manageable.

Step 1: Qualify the Buyer

When you receive an offer, don’t jump straight into negotiations. First, make sure the buyer is financially qualified. This means requesting either:

• A mortgage pre-approval letter from a lender
  
  
• Or proof of funds if they’re paying in cash
  
  

Most buyers are working with an agent, and a good agent will include the pre-approval letter in the offer. If it’s missing, ask for it before moving forward.

Step 2: Negotiate the Offer

Once you’ve verified the buyer’s finances, it’s time to negotiate the terms. Key elements to review include:

• The purchase price
  
  
• The closing date
  
  
• Important deadlines (like inspection and financing)
  
  

Some offers are clean and straightforward. Others might need back-and-forth. You’ll likely be working with a buyer’s agent here, which brings up the question of commission.

In many markets, sellers are still expected to offer a commission to the buyer’s agent, even in FSBO deals. If you choose not to, the buyer may need to pay their agent directly, which can make your home less attractive compared to similar listings. Whether you offer a commission is totally up to you, but it’s important to understand the pros and cons.

Step 3: Go Under Contract

Once you accept an offer, you’re officially under contract (also called “in escrow” in some states). Here’s what happens next:

1. Notify your title company or real estate attorney (depending on your state) so they can begin processing the transaction.
   
   
2. Start preparing for disclosures and contingencies.
   
   

Step 4: Deliver Disclosures

You’re typically required to provide the buyer with specific disclosures. These include:

• A Seller’s Property Disclosure
  
  
• A Lead-Based Paint Disclosure (if your home was built before 1978)
  
  
• Any state-specific disclosure forms
  
  

If you completed these during your prep phase (like we recommend), this part should be quick and easy.

Step 5: Handle Buyer Contingencies

Once the buyer has your disclosures, they’ll begin working through their contingencies. These usually include:

• Inspection Contingency – The buyer may request repairs, credits, or price reductions based on what the inspector finds. Negotiations often resurface here.
  
  
• Appraisal Contingency – If the appraisal comes in low, you may need to adjust the price or find a compromise.
  
  
• Financing Contingency – This gives the buyer time to finalize their mortgage approval.

Step 6: Close the Deal

You’ve made it to the home stretch! As your closing date approaches, here’s what to expect:

• Settlement Statement: Review this document from your title company to confirm your final net proceeds.
  
  
• Final Walkthrough: The buyer will usually walk through the home 24–48 hours before closing to ensure everything is in the agreed-upon condition.
  
  
• Closing Documents: You’ll sign all necessary paperwork, either in person at the title office, through a real estate attorney, or via remote notary depending on your state.
  
  
• Transfer Possession: Hand over the keys and any access codes to the buyer, usually at closing or at a previously agreed time.

You Did It — You Sold Your Home FSBO!

If you’ve made it this far, congratulations, you’ve successfully navigated the entire For Sale By Owner process! From prepping your home and setting the right price to handling showings, reviewing offers, and closing the deal, you now understand what it truly takes to sell your home without a real estate agent.

Selling your home FSBO isn’t easy, but it’s absolutely doable with the right tools and a clear plan.

And if you want a little extra support staying organized, download our free FSBO checklists to help you stay on track at every stage:

✅ A big picture checklist of the entire process
✅ A home prep + legal paperwork checklist
✅ A transaction checklist from offer to closing

You can grab them now at https://www.thefsbomasterclass.com/checklists. 

If you want to deep dive the entire process like a pro check out our online course at: TheFSBOMasterclass.com.