How to Sell a House By Owner in Pennsylvania (2026 Update)

17% of FSBO sellers struggle with pricing, while 10% are stuck on paperwork. But the biggest roadblock for FSBO sellers isn’t pricing or paperwork; it’s invisibility.

Homes on the MLS sell for 17.5% more than those not on the MLS. But FSBO listings aren’t on the MLS. Without MLS exposure, a successful sale is almost impossible. No wonder FSBO listings dropped to an all-time low of just 5% in 2025.

Houzeo, Pennsylvania’s #1 FSBO website, solves all three issues without the 3% commission. With the Gold plan, you get maximum MLS exposure, pricing assistance, and contract review, all 100% online.

Points to Remember Before Selling a House in Pennsylvania

Median Home Price in Pennsylvania	$307,200 (Dec 2025)
Average Days on the Market	41 (Dec 2025)
Homes for Sale	35,643 Homes (Dec 2025)
Required Disclosures in Pennsylvania	Radon, mine subsidence, basement moisture, roof leaks, electrical/HVAC defects, pest damage, sewage/water systems, HOA/zoning issues, etc.
Required Essential Documents in Pennsylvania	Property Deed, Purchase Agreement, Closing Statement, Mortgage Payoff Statement, Title Report, HOA Documents, Property Tax Statement, Affidavit of Title, Seller’s Property Disclosure Statement (PAR Form SPD), Municipal Use & Occupancy (U&O) Certificate, Transfer Tax Declarations, etc.

What Does Selling a House By Owner in Pennsylvania Mean?

Selling a house by owner in Pennsylvania means you manage the entire sale without a real estate agent. This approach, known as For Sale By Owner (FSBO), gives you full control and allows you to eliminate the listing agent’s fee.

But increased control comes with trade-offs: less exposure and more work. When you sell FSBO, your home won’t be on the MLS. It will be invisible to the 88% of buyers who use an agent to find their dream homes. You’ll also have to handle marketing, negotiations, and contracts all by yourself.

How to Sell a House Without a Realtor in Pennsylvania?

In Pennsylvania, the process to sell your home without a Realtor is divided into two main phases:

• Listing Prep: You must price your home accurately, complete crucial repairs, and handle all required Pennsylvania disclosures.
• Marketing & Negotiations: After listing, your attention should be on execution. Market your property, manage showings, negotiate offers, and sell your home successfully.

Pennsylvania’s housing market peaks from March to June as families prioritize moving before the school year. While October offers a “hidden gem” window, activity hits a seasonal low in winter. To successfully sell your home by owner in this dynamic environment, follow these 8 steps:

1: Price Your Home Competitively
2: Check Maintenance and Make Repairs
3: Fill the Disclosure Forms
4: Make Your Home Market-Ready
5: Increase Your Property’s Visibility
6: Organize Home Showings
7: Review, Compare, and Negotiate Offers
8: Finalize the Sale

Step 1: Price Your Home Competitively

Pricing your home correctly is the single most important decision you’ll make as a FSBO seller. There are 3.8% more homes for sale and 4.9% more homes sold in Pennsylvania than last year, giving buyers more power.

Your goal is to set a price that attracts them without leaving money on the table. A CMA report is your shortcut to accurate pricing, and you can get it for free with Houzeo’s Gold plan!

Compare Your Home to Recent Sales

The best way to start is with real estate comps, i.e., recently sold homes in your immediate area that are similar to yours. Don’t just look at list prices; focus on final sale prices. Here’s how you can compare your home:

• Get Your Facts in Order: Identify your property type (single-family, condo, townhouse, etc.), heated living area, bed/bath count, lot size, and school zone.
• Find Similar Properties: Look for 3 to 6 homes that have sold within the last 6 months. They should be as similar to your property as possible and located within a 0.25 to 1.0-mile radius. Only expand this radius if local inventory is extremely low.
• Account for Key Features: Adjust the value of your comps based on factors like:
  • Outdoor Living Extensions
  • Heating System Efficiency
  • Energy Efficiency
  • Basement Finish and Quality
  • Updated kitchens and bathrooms

Understand Your Local Market

To price your home effectively, you must analyze your specific metro area and neighborhood. What works in Philadelphia may not necessarily work in Lancaster. Here’s a snapshot of the Pennsylvania housing market:

Location	Median Sale Price	Year-on-Year Change	Days on Market	Market Tempo
Pittsburgh	$235,000	-3.1%	71	Somewhat competitive.
Conshohocken	$415,000	+8.1%	58	Somewhat competitive.
Champion	$359,500	-13.7%	128	Not very competitive.
Greentown	$275,000	-1.6%	65	Not very competitive.

Your pricing strategy must reflect the trends in your specific housing market:

• In “somewhat competitive” cities like Pittsburgh and Conshohocken, you can price near the middle of your CMA range to capture early buyer traffic.
• In “not very competitive” areas like Champion and Greentown, list slightly below your CMA midpoint to generate buyer activity.

Consider Unique Features and Upgrades

Adjust your price to reflect your home’s condition and appeal in the Pennsylvania market. A move-in-ready home featuring a high-efficiency heating system, a certified dry basement, or a roof with a proven history of managing snow loads and ice dams can justify a premium price.

On the other hand, homes with structural foundation cracks, outdated wiring, active high radon levels, or those located outside top-tier school districts should be priced lower.

Other Factors to Account For

• Flood & Water Disclosure: Pennsylvania law requires disclosing any past flooding or drainage issues. Check your FEMA status, but also be prepared to show maintenance records for stormwater facilities on your lot, as these impact insurance and local fees.
• Property Taxes: Your current tax bill is likely capped by Pennsylvania’s “Base Year” system. However, in some PA counties, school districts can appeal a property’s assessment immediately after it is sold for a much higher price. This is known as “Spot Reassessment” or “Newcomer’s Tax” and can likely cause a significant jump in taxes for the buyers.
• HOA/Condo Disclosures: You must provide a Section 5407 Resale Certificate. Buyers have a 5-day legal window to review this. If they find high assessments or low reserves, they can void the contract. Ensure your price accounts for any upcoming community-wide costs.

👉 Tired of Reading? Watch how to sell your home by owner now

Step 2: Check Maintenance and Make Repairs

If you’re selling a home by owner, a pre-listing home inspection helps you catch issues early and keeps your sale on track. The goal is to identify and fix issues that could stop a buyer from getting an insurance policy or a loan.

Which Home Repairs Have the Highest ROI?

Repair	Average Cost	Average Resale Value	Costs Recouped
Garage Door Replacement	$4,501	$15,152	337%
Entry Door Replacement – Steel	$2,684	$5,900	220%
Manufactured Stone Veneer	$13,251	$26,598	201%
Siding Replacement – Fiber-Cement	$25,666	$25,475	99%
Minor Kitchen Remodel – Midrange	$31,212	$33,456	107%
Backup Power Generator	$15,652	$13,675	87%

What Issues Should You Fix Before You Sell Your Home in Pennsylvania?

• Water, Moisture, and Radon: Pennsylvania’s four seasons make basement waterproofing essential. You must disclose any history of dampness or leakage in the basement or crawl space. Additionally, be prepared for a Radon test. Most buyers consider levels above 4.0 pCi/L a material defect that requires mitigation.
• Septic and Well Systems: If your home uses on-lot sewage, you can expect a PSMA-certified inspection. Having records of your tank being pumped typically every 3–5 years and a recent water quality test is a major selling point in PA’s rural and suburban markets.
• Condo-Specific Issues: Unit-level maintenance is always important for a smooth appraisal. However, the Pennsylvania law puts most legal weight on the Resale Certificate. Thus, sellers must focus on that to prevent the deal from collapsing.

What are the Common Problems Found in Pennsylvania Homes?

In Pennsylvania, closings are most often blocked by these issues:

• Slope Issue: In Pennsylvania, when land slopes towards a home, water saturates the soil against the foundation. When this wet soil freezes and expands, it pushes the walls, causing a “stair-step” crack. Since foundations in Pennsylvania homes are often 7-8 feet underground, it is one of the most critical fixes for sellers.
• The Stucco Crisis: Water gets trapped behind the stucco at window corners or where the roof meets the wall. In winter, this water freezes and expands, rotting the plywood sheath beneath. This is why Pennsylvania homes often require a Stucco Inspection report to close the deal.
• Roof Longevity: In Pennsylvania, it isn’t humidity but ice dams that destroy the roofs. Thus, an inspector may look for granule loss in the gutters and signs of water staining in the attic “rafters.”
• Old Plumbing and Electrical Systems: Older homes in Pennsylvania might have plumbing or electrical systems that don’t meet current safety codes. Thus, sellers must ensure that they update from Knob-and-Tube wiring and galvanized steel piles or lead service lines.
• Inadequate HVAC Systems: The heating system is crucial in Pennsylvania. While inspectors generally focus on the Heat Exchanger in gas furnaces or the Boiler age, there is a massive push toward dual-fuel systems in 2026. This is because the standard air-source heat pumps struggle when temperatures drop below 20°F.

Step 3: Fill the Disclosure Forms

In Pennsylvania, there is a mandatory, comprehensive seller disclosure process. Under the Pennsylvania Real Estate Seller Disclosure Law (RESDL), sellers of residential properties with 1 to 4 units must provide a signed and dated property disclosure statement to the buyer. While the Pennsylvania Association of Realtors (PAR) Form SPD is the industry standard, sellers may also use the basic Pennsylvania seller disclosure form provided by the State Real Estate Commission.

Additionally, federal and Pennsylvania disclosure laws require you to provide buyers with several specific notices. If you fail to provide these disclosures, the buyer has a legal right to cancel the contract. With Houzeo’s Gold plan, you get all disclosures automatically assigned based on your MLS.

1. Spot Reassessment: This warns the buyer that while your current tax bill is based on a ‘Base Year,’ the local School District may appeal the assessment after the sale. This ‘Spot Reassessment’ could lead to a significant tax increase for the new owner.
2. Radon Gas Warning: You must disclose all known radon test results and whether a mitigation system is installed. Because 40% of PA homes have high radon, this is a required section in the standard property disclosure.
3. HOA Disclosure: If the home is in a mandatory HOA or Condo association, you must provide a Resale Certificate (under Section 5407 or 3407). This document details the association’s financial health and any pending special assessments.
4. Condominium & Cooperative Resales: You must provide a Resale Certificate along with the association’s bylaws and financials. The buyer then has 5 days to review it and cancel the contract for any reason during this time.
5. Lead-Based Paint: For homes built before 1978, you must provide the federal Lead-Based Paint Disclosure and the EPA’s “Protect Your Family From Lead in Your Home” pamphlet.

Step 4: Make Your Home Market-Ready

A well-staged home can help buyers see its full potential. In fact, 83% of buyers’ agents say home staging influences buyers’ decisions, so make your home pop before you list it.

Here’s what you can do to make your home market-ready:

• Declutter and Depersonalize: Clear out personal items and unnecessary furniture. A clean and neutral space helps buyers picture themselves living there.
• Improve Curb Appeal: Pennsylvania’s distinct four seasons make curb appeal even more crucial. Plant natives like purple coneflower in spring, and ensure your front steps can handle ice with proper railings. First impressions matter tremendously in Pennsylvania.
• Highlight Outdoor Living Spaces: Pennsylvania’s changing seasons are a major lifestyle draw. Set up cozy seating around your fireplace or highlight your deck as the perfect spot for summer barbecues. Show buyers how they can enjoy Pennsylvania living year-round.
• Opt for a Professional Home Stager: Bring in home staging companies to give your place a polished look. They place your furniture and decor strategically to create a more spacious appeal. This can boost your value by up to 10%.

What Safety Aspects Should You Focus on When Staging Your Home?

• Install Required Alarms: Under the Pennsylvania Carbon Monoxide Alarm Standards Act and the UCC, you must have working smoke alarms on every level and in every bedroom. If your home has a fuel-burning appliance, fireplace, or attached garage, you must also have carbon monoxide alarms installed near all sleeping areas.
• Secure Your Pool: Your pool area must comply with Pennsylvania’s Uniform Construction Code. All pools with a water depth over 24 inches must be enclosed by a fence at least 4 feet high with self-closing, self-latching gates to prevent child drownings.
• Get a Flood Elevation Certificate: If your property is in a FEMA-designated Special Flood Hazard Area, you should obtain an Elevation Certificate. In Pennsylvania’s river-prone regions, this document is essential for buyers to secure a mortgage.

Step 5: Increase Your Property’s Visibility

Selling a house in Pennsylvania without proper marketing is like trying to sell a Gettysburg battlefield view home without mentioning the historic significance. In a competitive market, you’ve got to showcase what makes your property stand out, or it’ll just get lost in the crowd:

• List on Your Local MLS: Get your property on the MLS for extra exposure. It will also be syndicated to major sites like Zillow, Trulia, Realtor.com, etc. You can list your home on the MLS in Pennsylvania to attract more local agents and buyers searching for that perfect home.
• Hire a Pro Photographer: Listings with professional photos sell 50% faster on the MLS as they elevate the appeal of your property. 85% of buyers say that high-quality photos entice them as they browse properties online.
• Craft a Compelling Description: Highlight what makes your home unique, whether it’s a porch perfect for sunset views or hardwood floors. Focus on what makes the Pennsylvania lifestyle appealing and paint a picture of how buyers will enjoy living in your home.
• Put a “For Sale” Yard Sign: Whether you’re in a bustling Shadyside neighborhood or a quiet township in Chester County, a well-placed FSBO yard sign can attract potential buyers. And Houzeo’s Gold plan gives you a customizable sign with a QR code. Just one scan will send buyers directly to your listing!

Step 6: Manage Property Tours

Listing your home on the MLS gets attention, but showings and open houses seal the deal. Buyers can’t picture life in the Coal State without experiencing the cozy fireplace or hearing the peaceful sounds of the countryside. Here’s how to highlight your home’s best features:

• Host Open Houses: Almost 50% of all buyers attend open houses. In fact, open houses can double your home’s visibility! Plan them on weekends to highlight fall foliage views, a cozy fireplace, or the three-season porch. Create a relaxed atmosphere for buyers to explore, ask questions, and envision living there.
• Set up a Showings Calendar: Many buyers browsing homes for sale in Pennsylvania prefer to schedule private showings online. Simplify this process with an online booking system like Houzeo Showings. Offer flexible times and virtual tours or live video showings for out-of-state buyers.

After a showing, reach out to the buyer within 24 to 48 hours. You can answer questions, gauge interest, and remind them about upcoming offer deadlines. You can also ask buyers for their honest opinions and make repairs or adjust the pricing as needed.

Step 7: Review, Compare, and Negotiate Offers

Pennsylvania’s competitive real estate market means buyers may come with different types of offers. Since you are selling a house without a Realtor, you must keep these questions in mind during negotiations:

• Are cash offers worth it? Ensure the buyer is legitimate and verify their proof of funds. It’s also important to assess whether the offer reflects the fair market value of the property to avoid underselling.
• Can the buyer finance the purchase? Verify the buyer’s pre-approval status with their lender. Also, ensure the buyer’s loan type, whether it’s a VA or FHA loan, aligns with the conditions of the sale. Confirm the buyer’s ability to deposit the earnest money, typically 1% to 3% of the sale price in Pennsylvania.
• How will contingencies impact the sale? In Pennsylvania, properties might include additional contingencies, like radon testing or septic system inspections in rural areas. Assess how they affect your sale timeline and negotiate to streamline the process. Typically, offers with fewer or waived contingencies are stronger.
• Who will cover closing costs? Sellers usually cover their own closing costs in Pennsylvania, like escrow fees, HOA fees, etc. However, buyers may negotiate for them to contribute more. You must calculate your final proceeds and negotiate accordingly.

Step 8: Finalize the Sale

You now need professional legal help for this crucial step:

1. Select Your Closing Agent

In Pennsylvania, a title company, closing attorney, or licensed escrow agent typically handles the closing. Most FSBO sellers opt for a title company to manage the paperwork, handle funds, and file documents with the relevant government agencies.

The title company will also perform a title search to ensure the house has a clear title. They will identify and work with you to clear any outstanding issues, such as open permits, contractor liens, HOA/condo association debts, etc.

2. Get All Documents Required for Selling a Home By Owner in Pennsylvania

Gather all necessary paperwork for selling a house by owner ahead of time to prevent delays. You will need:

• The fully executed Purchase Agreement and any amendments.
• Seller’s Property Disclosure Statement (Form SPD).
• Lead-Based Paint Disclosure.
• A valid photo ID (Driver’s License or Passport) for everyone on the title.
• Mortgage Payoff Statement
• Certificate of Occupancy (CO)
• The Closing Disclosure
• Keys, garage door openers, and any access codes for the property.
• Property Tax Receipts and any required tax documents, like an IRS Form 1099-S.
• Transfer Tax Declarations (REV-183)
• The WDI Report (Pest Inspection)
• Radon Test Results
• Utility & Maintenance receipts.
• Resale Certificate (Sections 3407/5407)

At the closing table, you will need to sign the following key documents:

• The Deed (Warranty or Quit Claim) to transfer ownership.
• The Closing Disclosure.
• Seller’s Affidavit.
• A Bill of Sale for any personal property included in the sale.
• Resale Certificate.

🖊️ Remember to double-check all names, figures, and terms for accuracy before signing. It is customary to sign legal documents with a blue ink pen.

3. Transfer Possession and Hand Over the Keys

At settlement, you will hand over all keys, remotes, and access codes to the new owner. The title company will record with the Recorder of Deeds. It will then disburse the funds, pay off any liens, and provide you with your net proceeds via wire transfer or a check.

Congratulations, you’ve sold your home by owner and saved thousands in commissions 🎉!

📌 Free FSBO Checklist for Selling Your Pennsylvania Home

How Much Do You Save By Selling Your Home By Owner?

Over $6,500!

When you sell your house with a Realtor, you may have to pay as much as $9,216 on a median home of $307,200, in agent commissions.

However, with Houzeo, you can list your home for just $249—that’s less than a day at a theme park. You can save around $6,966 on the listing agent fee and enjoy a tour to Philly, snag season tickets for the Eagles, or build the ultimate backyard fire pit.

👉 Ready to Sell Your Home By Owner in Pennsylvania? List on the MLS Now!

What Are the Legal Requirements for Selling Your Pennsylvania Home By Owner?

When selling your home by owner, disclose all known issues and use state-approved contracts that meet legal standards. A pre-listing inspection and real estate attorney can help ensure transparency, proper documentation, and a smooth closing with a valid deed transfer.

• Complete Required Seller Disclosures: Pennsylvania law mandates sellers to disclose any known issues affecting the property. This includes past repairs, environmental hazards, structural problems, and lien information.
• Use State-Specific Contracts: Use Pennsylvania-specific real estate contracts, such as those provided by the Pennsylvania Realtors Association. The forms should comply with state law and outline essential terms and contingencies.
• Consider a Pre-Listing Home Inspection: Although optional, a pre-listing inspection reveals property conditions upfront, helping you disclose issues and negotiate with informed buyers.
• Engage a Real Estate Attorney: While not mandatory, a Pennsylvania real estate attorney can help you review contracts, prepare closing documents, and ensure legal compliance throughout the selling process.
• Understand Deed Requirements: Pennsylvania recognizes several deed types, including statutory warranty deeds and special warranty deeds, which transfer ownership. Deeds must be properly signed, notarized, and include a legal property description to be valid.

Effective Negotiation Strategies When Selling a Home By Owner

When reviewing and negotiating offers, verify buyers’ financial readiness through proof of funds or pre-approval letters. Evaluate contingencies, pricing flexibility, and closing terms carefully to choose the most reliable and favorable offer and not just the highest one.

• Verify Cash Offers: Always request recent proof of funds (bank or investment statements) to confirm that a cash buyer can actually finance the sale.
• Confirm Buyer Financing: Ask for a verified pre-approval letter and a completed Financial Information Form (Form BFI) to ensure buyers are fully qualified. Understand how different loan types (conventional, VA, USDA, or FHA loans) affect sale terms.
• Handle Contingencies Smartly: Buyers may request contingencies like home inspection or financing. Evaluate how these impact your timeline and negotiate which contingencies are reasonable versus those that could delay or derail the sale.
• Be Firm Yet Flexible: Stand your ground on pricing based on your market analysis but stay open to reasonable negotiation requests. Consider who will pay closing costs and the timing to make your offer more attractive.
• Look Beyond Price: Assess offers holistically, factoring in buyer qualifications, contingencies, and closing flexibility, not just the offer amount.

What Are Some Pros and Cons of Selling a House Without a Realtor?

The benefits of selling your home yourself include keeping the agent’s commission and controlling the whole process: pricing, showings, and negotiation. You move on your schedule, not an agent’s.

But you’re responsible for all marketing and legal work, and if you don’t use a trusted service for exposure, you risk attracting scammers or facing hidden fees.

✅ Pros

• Save Thousands in Agent Fees: You typically have to pay 2.5% to 3% to a listing agent. If you sell your home yourself, you get to keep a larger portion of the sale price.
• Sell Faster: You can list your house yourself whenever you are ready, no need to search for a Realtor or wait for their availability. You market and sell on your own schedule. 
• Retain Control: You have complete control to price, market, and negotiate the sale. You can work at your own pace and decide what offers to accept based on your needs.

❌ Cons

• Limited Assistance: To sell a home by owner, you need to conduct showings, negotiate with buyers, and handle the legalities yourself. The time and effort required can often overwhelm first-time sellers.
• Potential Hidden Costs: If you list with a low-cost FSBO service, you may incur high hidden fees at closing.
• Increased Risk of Scams: Platforms like Craigslist and Facebook Marketplace attract fraudsters and scammers, which may bring unnecessary risks.

What Are Some Common Mistakes to Avoid While Selling a House By Owner in Pennsylvania?

When you sell your home by owner, ensure that you don’t:

• Forget the MLS: If you try selling your home without the MLS, it’s like fishing in a lake without a rod. To get more visibility on 100+ major platforms like Zillow, Trulia, and Realtor.com, you must opt for a Flat Fee MLS listing in Pennsylvania with Houzeo.
• Misprice Your Home: You need to know your property’s true value. Price it too high and buyers won’t bite. Price it low and you leave money on the table. Use a home worth calculator and a CMA report to find the right price.
• Ignore Marketing: A home on sale without strong marketing is like Kennywood without Racer – boring! In Pennsylvania’s fiercely competitive market, high-quality photos and a well-written description are essential. You can add a free yard sign to reach drive-by traffic.
• Neglect Seller Disclosures: Skip any of the legal forms or the Pennsylvania seller disclosure form, and you’ll be in a pickle soon. Ensure you complete all required disclosures and hire a Pennsylvania real estate attorney to help with the process.
• Fail to Negotiate Smartly: When a buyer extends a low offer, don’t fold. Stand firm on your asking price and terms. Buyers will test you—respond with the resolve of a Philadelphia 76ers player in crunch time.

How to Sell a House By Owner in Neighboring States

New York	Sell a House By Owner in New York
Ohio	Sell a House By Owner in Ohio
West Virginia	Sell a House By Owner in West Virginia
Maryland	Sell a House By Owner in Maryland
Delaware	Sell a House By Owner in Delaware
New Jersey	Sell a House By Owner in New Jersey

Are There Any Alternatives to Selling Your Home By Owner in Pennsylvania?

Yes. If selling your home on your own is too daunting, here are some alternatives:

• Flat Fee MLS Services: You pay a fixed fee to list your home on the MLS and gain increased exposure. You stay in control of the sale and avoid high commissions.
• Discount Real Estate Agents: They offer services such as contract review at a lower fee than traditional agents. Discount brokers in Pennsylvania charge between 0.5% and 2.5% as commission.
• Full Service Agents: They provide various services from listing to closing, but charge a hefty 5% to 6% commission.
• Cash Buyers: You can sell your house fast for cash in Pennsylvania to cash buyers and iBuyers looking for homes to flip and sell for a profit.

Should I Sell My House By Owner in Pennsylvania?

Yes, selling your house by owner in Pennsylvania is a smart move if you want to save on commissions. The key is to choose the best FSBO website in Pennsylvania that lists your home on the MLS and gets you in front of serious buyers.

» Houzeo Reviews: Find out what customers have to say about Houzeo – Pennsylvania’s best home-selling website.