Quick answer: To sell a house by owner, price it from recent nearby sales, complete your state's seller disclosures (and the federal lead paint disclosure for pre-1978 homes), market it, screen buyers for proof of funds or loan approval, use a written contract and close through a title company or attorney. You save listing commission but do the work. DispoKey is another path: $0 seller fees and closing in as little as 21 days.
- Price from recent sales, not online estimates alone.
- Use your state's official disclosure forms.
- Close through a title company or real estate attorney.
Should you sell your house without a realtor?
Selling by owner, often called FSBO, can save the listing commission, but you take on pricing, marketing, showings, negotiation and paperwork. It works best when the home is in good shape, your market is active and you have time to manage the process.
Be honest about the trade-off. If repairs, a deadline or an out-of-town move are in play, compare FSBO with an agent listing or an as-is sale before you start. Our guide on selling as-is covers that path.
Step 1: Price the house
Look at homes like yours that sold nearby in the last few months: similar size, age, condition and lot. Active listings show your competition, but closed sales show what buyers paid.
Many owners order a pre-listing appraisal for an independent value. Price too high and the home sits; buyers' lenders will also order their own appraisal, which caps what most financed buyers can pay.
Step 2: Complete required disclosures
Most states require sellers to disclose known material defects, often on an official form. Texas, for example, publishes a Seller's Disclosure Notice through the Texas Real Estate Commission. Check your state's real estate commission for its form.
Federal law adds a separate rule for homes built before 1978: sellers must give buyers the EPA's lead hazard pamphlet, disclose known lead-based paint and hazards, and include a lead warning statement in the contract. Buyers generally get a 10-day opportunity to test unless they waive it.
Step 3: Market the house
Good photos, an accurate description and clear showing instructions do most of the work.
- Take bright, level photos of every room and the exterior.
- Write a factual description with size, updates and known issues.
- List on FSBO sites, and consider a flat-fee service for MLS exposure.
- Place a yard sign and share the listing locally.
Fair housing rules apply to your ad wording. Describe the property, not the kind of buyer you want.
Step 4: Handle showings and screen buyers
Schedule showings, lock up valuables and medicines, and ask visitors to sign in. Before you accept an offer, ask for a mortgage pre-approval letter or proof of funds.
Compare offers on price, financing type, contingencies, earnest money and closing date. A lower cash offer with few contingencies can be stronger than a higher offer that depends on a loan and a home sale.
Step 5: Sign a contract and close
Use a written purchase contract. Many states publish standard forms, and a real estate attorney can prepare or review one. Open escrow with a title company or attorney, who will order a title search, prepare the deed, collect funds and record the sale.
Ask for your mortgage payoff early and review the settlement statement before closing; see seller closing costs for what to expect.
What does selling by owner cost?
You avoid the listing commission, but you may still pay a buyer's agent if you agree to, plus title, escrow, transfer taxes, marketing and any repairs. The illustrative example in this guide compares an FSBO net with an agent listing and an as-is sale.
| Path (illustrative $300,000 home) | Agent listing | By owner | As-is cash sale |
|---|---|---|---|
| Sale price | $300,000 | $295,000 | $268,000 |
| Listing commission | -$9,000 | $0 | $0 |
| Buyer's agent (if offered) | -$7,500 | -$7,375 | $0 |
| Marketing, photos, flat-fee MLS | $0 | -$1,200 | $0 |
| Repairs and credits | -$5,000 | -$5,000 | $0 |
| Net before payoff and title | $278,500 | $281,425 | $268,000 |
How long does selling by owner take?
Plan for preparation, time on the market and the closing period. Cleaning, small repairs and photos often take two to four weeks. Time on the market depends on your price and local demand; check how long similar homes in your area have been taking to sell. After you accept an offer, a financed sale commonly needs 30 to 45 days for appraisal, underwriting and title work, while a cash sale can close faster.
Build a simple calendar: list date, first open house, the date you will review price if there are no offers, and a fallback plan. Our guide on how long it takes to sell a house breaks down each stage.
Common FSBO mistakes to avoid
- Pricing from emotion: buyers compare your home with recent sales, not with what you paid or need.
- Skipping disclosures: leaving out known defects can lead to disputes after closing.
- Accepting unverified offers: always see a pre-approval letter or proof of funds.
- Handling earnest money yourself: let the title company or attorney hold deposits in escrow.
- Weak photos: most buyers see the home online first.
- Missing deadlines: track inspection, appraisal and financing dates from the contract.
Keep copies of every document, message and receipt in one folder. If a question comes up at closing, you will have the paper trail ready.
Another option: sell to DispoKey's buyers
If you want to skip showings and repairs, DispoKey's buyers purchase homes as-is. You pay $0 to DispoKey, a Seller Success Manager gives you a written net, and you can close in as little as 21 days. Start on the cash offer page.
When DispoKey may not be your best option
If your home is updated, your market is hot and you are comfortable managing showings and paperwork, selling by owner or with an agent may net more. A cash sale fits best when time, repairs or certainty matter most.
Key takeaways
- FSBO saves the listing commission but adds work.
- Use your state's disclosure form and the federal lead disclosure for pre-1978 homes.
- Screen buyers for proof of funds or loan approval.
- Close through a title company or attorney.
Frequently asked questions
Can I sell my house without a realtor?
Yes. You handle pricing, marketing, disclosures and negotiation, then close through a title company or attorney.
What paperwork do I need to sell by owner?
A purchase contract, your state's seller disclosures, the federal lead disclosure for pre-1978 homes, and the deed prepared at closing.
Do I still pay a buyer's agent when selling by owner?
Only if you agree to. Many FSBO sellers offer it to attract buyers who use agents.
Is there a faster alternative to FSBO?
Yes. DispoKey's buyers purchase as-is, sellers pay $0 to DispoKey, and closing can be in as little as 21 days.
