How to Price Your Home When There Are No Comps (FSBO Guide)

If you're trying to sell your home and can’t find reliable comparable sales, you’re not alone.

This situation comes up more often than you’d think, especially in:

• Non-disclosure states
• Rural or low-turnover areas
• Unique or custom homes

And it can feel frustrating, because most pricing advice starts with:  “Just look at comps.”

But what happens when there aren’t any?

In this guide, I’ll walk you through exactly how to price your home when comps are limited or unavailable, including when it might make sense to bring in outside help.

What Is a Non-Disclosure State?

In some states, real estate sale prices are not publicly shared.

This means:

• Sold prices may not appear on Zillow or Redfin
• Public data is incomplete or delayed
• Comparable sales are harder to verify

These states may include Alaska, Idaho, Kansas, Louisiana, Mississippi, Missouri (in certain counties), Montana, New Mexico, North Dakota, Texas, Utah, and Wyoming.

Why This Makes Pricing Harder

Without clear sales data:

• You lose your most reliable benchmark
• Online estimates become less accurate
• Pricing becomes less transparent

 👉 Read next: How to Find Comparable Sales for Your Home (Step-by-Step Guide)

Step 1: Start With Any Data You Can Find

Even in non-disclosure states, you are not starting from zero.

Where to Look

• Active listings
• Pending listings
• Older sales (if available)
• County or tax records

What You’re Looking For

Not perfection, just a realistic range of value.

Step 2: Analyze Active Listings (Your Competition)

When sold data is limited, active listings become your most important reference point.

Why This Works

Buyers are deciding between your home and what’s currently for sale.

What to Compare

• Price
• Size
• Condition
• Features
• Location

Key Question

“Why would a buyer choose my home over these options?”

 👉 Read next: The Biggest Pricing Mistakes FSBO Sellers Make (And How to Avoid Them)

Step 3: Consider Getting a Professional Appraisal

When data is limited, this can be one of the most helpful steps you can take.

What an Appraisal Provides

A licensed appraiser will:

• Analyze available data
• Adjust for differences
• Provide an objective value estimate

Why This Can Be Valuable

• Removes guesswork
• Provides a neutral opinion
• Can support your pricing if questioned

Cost vs Value

Appraisals typically cost a few hundred dollars, but can help you avoid pricing mistakes worth thousands.

When It Makes Sense

• You truly can’t find reliable comps
• Your home is unique
• You want added confidence in your price

PRO TIP

A professional appraisal provides an unbiased source of pricing data that you can share with potential buyers, creating confidence in your list price. 

Step 4: Consider Talking to a Real Estate Agent (Strategically)

Even if you plan to sell FSBO, getting input from an agent can be helpful.

What an Agent Can Provide

Many agents will offer:

• A Comparative Market Analysis (CMA)
• Insights into local trends
• Feedback on pricing strategy

Why This Helps

Agents often have access to:

• More complete sales data
• Local market insights
• Buyer behavior trends

Important Note

You are not committing to hiring them, you are simply gathering information to make a better decision.

PRO TIP

You can compare:

• Your research
• Appraisal (if you get one)
• Agent input

…and look for alignment.

  👉 Read next: How to Price Your Home Without a Realtor (FSBO Pricing Guide)

Common Mistakes to Avoid

Relying Only on Online Estimates

These are less reliable in non-disclosure states.

Pricing Based on Emotion

Without comps, it’s easy to guess high.

Ignoring Available Data

Even imperfect data is better than none.

Refusing to Adjust

Market feedback is your most accurate signal.

Pro Tips From a Real Estate Professional

Use Multiple Data Points

Combine:

• Active listings
• Appraisal (if used)
• Agent insight
• Market feedback

Look for Consistency

If multiple sources point to a similar range, you’re likely close.

Accuracy Beats Optimism

Pricing correctly upfront leads to better results.

Frequently Asked Questions

Can I price my home without comps?

Yes, but you’ll rely more on active listings, broader data, and market feedback.

Should I get an appraisal?

Yes, it can be very helpful in situations where data is limited.

Should I talk to a real estate agent?

Yes, even if you plan to sell FSBO. Their insight can help validate your pricing.

How do I know if I’m priced correctly?

The market will tell you quickly through showings and offers.

Final Thoughts

Pricing your home without comps may feel tough, but it’s completely manageable.

When you combine:

• Available data
• Market awareness
• Professional input (if needed)
• Real-time buyer feedback

…you can arrive at a price that attracts buyers and supports a successful sale.

Download Your FSBO Pricing Tools

If you want to take this a step further, my online course The FSBO Masterclass has spreadsheets that help you: 

• Organize your comps and calculate your home’s value
• Estimate your net proceeds
• Track showings 
• Evaluate offers

👉 You can also download your FREE FSBO checklists here.