How to Sell Your House Without a Realtor (and Still Sleep at Night)

"How do I sell my house on my own?"  you may ask. No agent. No commission. Just you, your house, and the wide world of buyers out there.

And here's the truth: You absolutely can do it.

Plenty of homeowners go the For Sale By Owner (FSBO) route and close the deal themselves. But while it’s possible, it’s not simple. In fact, it might be one of the most complex business transactions you’ll ever undertake—without a manual.

This guide is your manual. You’ll get the real steps—no sugarcoating—and by the time you’re through, you’ll know exactly what it takes to do it solo.

1. Understand the Real Market Value of Your Home

This is where everything starts—and where many FSBO listings go sideways.

To price your home accurately, you’ll need to:

• Research recent comparable sales in your neighborhood, making detailed adjustments for size, age, condition, location, and features.

• Study market momentum: Is it rising, flat, or declining?

• Possibly pay for a professional appraisal to help validate your pricing strategy.

And beware of the classic seller’s trap: starting too high so there’s “room to negotiate.” It sounds strategic, but in practice, it usually results in no interest, no showings, and no offers. Buyers and their agents will assume you’re unrealistic and simply skip your listing. Worse, once a listing sits too long, it becomes stale—leading buyers to assume something is wrong.

Your job? Price it to sell. Not to test the market.

2. Get Your House Ready to Show (to Strangers)

Buyers need to imagine themselves living in your home—not imagining you living there.

• Remove personal photos. It may feel weird, but buyers will instinctively look at the faces on the walls rather than the house itself.

• Declutter. Clean. Stage. Your home should look better than it ever has.

• Consider hiring a staging consultant or using virtual staging tools.

• Invest in professional photography—this is non-negotiable.

• Create a walk-through video tour that gives buyers a feel for flow and layout.

• Add drone video if your lot, location, or exterior space is a selling point.

Finally, your listing description should strike a balance between keyword strategy and human interest:

• Include searchable keywords buyers use on Google and Zillow.

• Write in a way that AI search engines can identify the home’s value points—structured language helps.

• Highlight features that matter: “main-floor primary suite,” “vaulted ceilings,” “new roof,” “near [landmark or school].”

3. Market Like You Mean It

Here’s the make-or-break section for FSBOs.

Let’s start with the MLS (Multiple Listing Service): skipping this step is a massive mistake.

• The MLS feeds data directly to Zillow, Redfin, Realtor.com, and hundreds of local agent websites.

• Buyer’s agents primarily search the MLS—not Craigslist, not social media.

• Flat-fee listing services can get your home on the MLS for $200–$500, often with contract forms and lockbox access included.

Beyond that, your marketing checklist includes:

• Sharing your listing on social media, local Facebook groups, and apps like Nextdoor.

• Hosting open houses and private showings. (Don't hover over Buyers, they'll feel rushed and uncomfortable)

• Printing flyers or yard signage and build a dedicated website for your home with a unique QR code leading to it so that drive-by buyers can quickly get to the details.

And perhaps most importantly: respond to inquiries immediately.

Why? Because buyers don’t just want to see your home—they want to see eight to ten homes. If they can’t get inside yours at the time they want, they’ll simply move on to the next one. You won’t even know you lost them.

4. Handle Legal Disclosures and Required Forms

You’re now entering the liability zone.

• Provide a Seller Disclosure Statement, accurately describing all known defects or past issues.

• Comply with lead-based paint disclosure rules if your home was built before 1978.

• Make sure your listing and conduct adhere to Fair Housing regulations—certain words or preferences could trigger a violation.

• Use a legally compliant purchase and sale agreement, and know which contingencies apply in your state.

This is not the time to wing it. Errors in this stage can lead to lawsuits after the deal closes.

5. Qualify the Buyer and Navigate the Offer

Let’s assume a buyer is interested. Great!

Now:

• Ask for a mortgage pre-approval letter—pre-qualification isn’t enough.

• Read the offer carefully: Is it contingent on financing, an inspection, or sale of another home?

• Is the buyer asking for closing costs or credits?

• Review timelines: Are they reasonable? Are they tight?

You may need to negotiate. Just know this: buyers’ agents do this for a living. You’ll want to have your counter-offer strategy clear and in writing.

6. Manage the Inspection and Appraisal

Every buyer expects a professional home inspection. Brace yourself.

• The report will likely contain dozens of items, most minor, some alarming.

• You may be asked to repair or reduce price—you’ll have to judge what's fair and what’s negotiable.

• After that, the buyer’s lender will order an appraisal. If the appraised value comes in low, the deal can stall or fall apart.

Stay calm. Stay responsive. Document every agreement in writing.

7. Work with Escrow and Title to Close the Deal

This is where the details can make or break you.

• Choose a neutral escrow company or title office to hold funds and manage documents.

• Track every deadline: financing approval, inspection responses, appraisal, walkthrough, closing date.

• Escrow is a neutral party. They will not manage deadlines or notify you if someone drops the ball.

  • For example, if the buyer is supposed to deposit earnest money within 3 days—you need to confirm it happened.

  • If you and the buyer agree to a price change or credit during negotiations, you must alert escrow and provide written proof. They won’t assume or interpret any changes on your behalf.

• Double check wire instructions and don’t fall for last-minute phishing scams.

8. Prepare for Real Estate Agent Inquiries

Even if you're not using an agent, most buyers will be.

Here’s what to expect:

• Agents may call or message asking, “Will you pay a commission if I bring a buyer?”

• You are not legally obligated to pay a commission—but if you say no, many agents may steer clients toward other properties where they will get paid.

• Consider in advance: Are you willing to pay a buyer’s agent commission? The common rate (though there is no "standard") is 2.5% to 3%.

• If a commission is offered it must be written into the purchase contract and under what terms.

This is a tactical decision. Even though buyers often find listings online themselves, their agents still prepare the offer, write contingencies, and navigate the process on their behalf.

Ignoring agent inquiries may cost you offers you never knew you missed.

Final Thoughts

Selling your house without a realtor is 100% doable—if you’re organized, diligent, and comfortable wearing a dozen hats.

You’ll be the:

• Market analyst

• Copywriter

• Photographer

• Sales rep

• Legal reviewer

• Negotiator

• Project manager

• Compliance officer

• Customer service department

It’s not impossible. In fact, it might be the most satisfying, empowering thing you ever do. But it will demand your time, attention, and follow-through every step of the way.

If that sounds like your kind of challenge—then go get it!