How to Sell a House By Owner in California (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, California’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 California

Median Home Price in California	$793,600 (Dec 2025)
Average Days on the Market	53 (Dec 2025)
Homes for Sale	85,239 Homes (Dec 2025)
Required Disclosures in California	Seismic hazards, earthquake faults, wildfires, foundation issues, roof condition, mold, asbestos, lead paint, unpermitted work, flood zones, HOA documents, code violations, thirdhand smoke, and digitally altered listing images, etc.
Required Essential Documents in California	Transfer Disclosure Statement (TDS), Natural Hazard Disclosure (NHD), lead-based paint disclosure (pre-1978 homes), seismic hazards, wildfire risks, flood zones, mold or water damage, unpermitted work, HOA documents, code violations, thirdhand smoke, asbestos, foundation issues, and AI-altered listing images.

What Does Selling a House By Owner in California Mean?

Selling a house by owner in California 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 California?

In California, 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 California disclosures.
• Marketing & Negotiations: After listing, your attention should be on execution. Market your property, manage showings, negotiate offers, and sell your home successfully.

California’s housing market remains robust year-round, fueled by tech booms in spring hiring seasons, entertainment industry peaks in summer, and steady influxes of international buyers and remote workers. 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 3.2% more homes for sale and 3.8% less homes sold in California 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:
  • Earthquake retrofitting and seismic bracing
  • Wildfire defensible space and ember-resistant features
  • Roof age and material (critical for insurance and fire resistance)
  • Drought-tolerant landscaping and water-efficient systems
  • 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 San Diego may not necessarily work in Bakersfield. Here’s a snapshot of the California housing market:

Location	Median Sale Price	Year-on-Year Change	Days on Market	Market Tempo
San Diego	$930,000	-1.8%	37	Very competitive.
Sacramento	$472,000	-2.7%	36	Very competitive.
Los Angeles	$1,010,000	+1.0%	66	Somewhat competitive.
Hawthorne	$900,000	+1.7%	139	Somewhat competitive.
Santa Maria	$630,000	+3.3%	24	Very competitive.
Fresno	$377,000	-1.2%	59	Somewhat competitive.

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

• In “somewhat competitive” cities like San Diego, Hawthorne, and Fresno, price near the middle of your CMA range to attract steady buyer interest without overpricing in softening markets.
• In “very competitive” areas like Sacramento and Santa Maria, list at or slightly above your CMA midpoint to capitalize on quick sales and bidding potential.

Consider Unique Features and Upgrades

Adjust your price to reflect your home’s condition and appeal in the California market. A move-in-ready home with seismic retrofitting, Class A fire-resistant roofing, or drought-tolerant landscaping can justify a premium price.
On the other hand, the homes which have foundation cracks, wildfire hazards, outdated earthquake bracing, or those outside high-demand coastal/tech or top-school zones should be priced lower.

Other Factors to Account For

• Wildfire Zones and Insurance: Buyers will verify your property’s fire hazard severity rating via CAL FIRE maps. High-risk zones face skyrocketing insurance premiums or non-renewals—adjust your asking price downward to offset these costs.
• Property Taxes: California’s Prop 13 caps annual increases at 2%, so new buyers face reassessment at current market value. This can potentially hike taxes 50%+. Disclose your current bill and estimated new rate upfront for accurate affordability calculations.
• Condo/HOA Disclosures: Buyers get a 3-day period to review the association’s documents. If your HOA has low financial reserves or an upcoming special assessment, it can scare buyers away. So, price your home accordingly.

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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.

Repair	Average Cost	Average Resale Value	Costs Recouped
Garage Door Replacement	$4,604	$12,063	262%
Manufactured Stone Veneer	$13,180	$30,538	232%
Entry Door Replacement | Steel	$2,545	$5,228	205%
Siding Replacement | Fiber-Cement	$22,555	$29,422	130%
Minor Kitchen Remodel | Midrange	$29,728	$38,384	129%
Deck Addition | Wood	$18,405	$18,874	103%

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

• Earthquake and Seismic Issues: California’s seismic activity requires addressing foundation cracks, unbolted structures, or cripple wall weaknesses proactively. Obtain a seismic retrofit inspection and disclose any known faults; bolted foundations and shear walls reassure buyers and insurers.
• Wildfire and Defensible Space: Comply with CAL FIRE standards by clearing 5-100 ft. vegetation buffers, installing ember-resistant vents, and using Class A roofing. Document these mitigations to counter high fire zone disclosures and attract risk-averse buyers.
• Condo-Specific Issues: Target unit-level deal killers like outdated electrical panels (pre-1980s), seismic bracing absences, or balcony waterproofing failures common in SoCal stacks. Review HOA reserve studies for pending wildfire/deck repairs that trigger underwriting red flags.

What are the Common Problems Found in California Homes?

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

• Seismic and Foundation Issues: Earthquake-prone soil and slopes can cause differential settling or unbolted foundations, leading to cracks that fail inspections. Ensure proper grading directs water away and verify retrofitting with shear walls or bracing.
• Roof and Wildfire Vulnerabilities: Aging roofs (especially non-Class A materials) in high fire zones fail checks amid CAL FIRE scrutiny. Dry rot from poor ventilation or ember exposure accelerates wear.
• Unpermitted Work and Electrical/Plumbing: ADU conversions, balcony additions, or outdated 60/100-amp panels without permits trigger lender red flags. Galvanized pipes prone to corrosion in hard water areas also stall appraisals.
• Inadequate Defensible Space: Overgrown vegetation within 5-100 ft. violates fire codes, blocking loans in VHFHSZ zones as insurers like FAIR Plan demand clearance certifications.

Step 3: Fill the Disclosure Forms

There isn’t a mandatory, all-in-one California seller disclosure form. Instead, you have to provide forms that focus on HVAC, pools, fences, zoning, access roads, and boundary disputes.

Additionally, federal and California 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. Transfer Disclosure Statement (TDS): This mandatory form requires sellers to detail known material defects affecting the property’s value or desirability. This includes structural issues, roof condition, plumbing/electrical problems, mold, or neighborhood nuisances. Buyers receive it before contract execution. An incomplete TDS can void the deal.
2. Natural Hazard Disclosure (NHD): Sellers must disclose if the property lies in state-designated seismic, wildfire, flood, or dam failure zones via a third-party report. This informs buyers of risks like earthquake faults or high fire severity areas, critical for insurance.
3. Property Tax Reassessment Notice: This warns the buyers that sale triggers full market-value reassessment under Prop 13 rules, potentially increasing taxes significantly from the seller’s capped rate. Include the Supplemental Property Tax Bill notice.
4. Lead-Based Paint Disclosure (Federal): For homes built before 1978, provide a pamphlet and disclose any known lead hazards. Buyers get a 10-day testing option. Non-compliance allows contract cancellation.
5. Coastal Zone Disclosure: If any portion of your property lies within California’s Coastal Zone, you must provide a statutory disclosure statement via the Natural Hazard Disclosure (NHD) report. This informs the buyer about special permitting rules under the California Coastal Act including restrictions on development, setbacks, and environmental protections.

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: California’s sunny weather makes curb appeal even more important. Trim drought-tolerant landscaping, add native plants like succulents or lavender, and repaint faded stucco or wood siding. A fresh, water-wise exterior will make buyers want to step right in!
• Highlight Outdoor Living Spaces: California’s outdoor lifestyle is a big draw. Set up comfortable seating, a fire pit, and xeric decor to showcase your patio, deck, or hillside view area. Enhance your outdoor space to sway buyers’ decisions in your favor.
• 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?

Along with the aesthetics of your home, you should also:

• Install Required Alarms: California law, Health & Safety Code §17926, requires carbon monoxide (CO) alarms outside every sleeping area in single-family homes with fuel-burning appliances, fireplaces, or attached garages.
• Secure Your Pool: California law, Health & Safety Code §115922, requires residential swimming pools to have at least two of seven drowning prevention safety features. This includes enclosures isolating the pool from the home, self-closing/self-latching gates, safety pool covers, or exit alarms.
• Get a Flood Elevation Certificate: If your home is in a FEMA Special Flood Hazard Area (SFHA), you must provide an Elevation Certificate per NFIP standards and local ordinances. Buyers need this document—certified by a licensed surveyor or engineer—for mortgage approval and accurate flood insurance premiums.
• Secure Earthquake Valves: Homes must have automatic gas shutoff valves per California Building Code §R4501.17 if built pre-1992; retrofit and test to prevent post-quake fires, a common buyer/lender demand.
• Get a Seismic Hazard Zone Report: Properties in state-designated earthquake fault or liquefaction zones require Natural Hazard Disclosure (NHD) verification. Buyers need this for financing and insurance in high-risk areas like LA/SF.

Step 5: Increase Your Property’s Visibility

Selling a house in California without proper marketing is like listing a Pacific Coast property and ignoring the scenery. 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 California 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 spacious outdoor deck, an open floor plan, or proximity to coastal trails. Focus on what makes the California 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 busy Los Angeles neighbourhood or a community in the San Jose, 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 Golden State without seeing the deck or feeling the coastal breeze. 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 sunny weekends to highlight outdoor decks, hillside views, or coastal trails. 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 California 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

California’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 California.
• How will contingencies impact the sale? In California, hillside properties may include additional contingencies, like a landslide zone or slope stability inspections. 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 California, like escrow fees, HOA, 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 California, an escrow company 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 Your Home By Owner in California

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

• The fully executed Residential Purchase Agreement (RPA) and any amendments.​
• Completed Transfer Disclosure Statement (TDS), Natural Hazard Disclosure (NHD), and Seller Property Questionnaire (SPQ).​
• A valid photo ID (Driver’s License or Passport) for everyone on the title.
• Deed preparation details or mortgage payoff information if the property is financed.
• The final Closing Disclosure to review all financial details of the transaction.​
• Home inspection report.
• Home appraisal report.
• Receipts for any agreed-upon repairs and warranty documents for appliances.
• Keys, garage door openers, and any access codes for the property.
• Your most recent property tax bill and required tax documents, like an IRS Form 1099-S.
• Information to transfer or disconnect utilities after closing.

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

• The Grant Deed to transfer ownership.​
• The Closing Disclosure.​
• A No-Lien Affidavit.​
• A Bill of Sale for any personal property included in the sale.​
• HOA Resale Package (CC&Rs, financials, estoppel letter) if applicable, confirming all dues are paid.

🖊️ 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 closing, you will hand over all keys, remotes, and access codes to the new owner. The title company will record the new deed with the county clerk. 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 California Home

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

Over $21,500!

When you sell your house with a Realtor, you may have to pay as much as $23,808 on a median home of $793,600, 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 $21,558 on the listing agent fee and go for a luxury cruise to Hawaii, buy a Tesla, or upgrade your drought-tolerant outdoor deck.

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

What Are the Legal Requirements for Selling Your California 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: California law mandates sellers to disclose any known issues affecting the property. This includes past repairs, environmental hazards like seismic or wildfire risks, structural problems, and lien information.
• Use State-Specific Contracts: Use California-specific real estate contracts, such as those provided by the California 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 California real estate attorney can help you review contracts, prepare closing documents, and ensure legal compliance throughout the selling process.
• Understand Deed Requirements: California 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 pre-approval letters from lenders to ensure buyers are fully qualified. Understand how different loan types (conventional, VHA, or FHA loan) 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 California?

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 California 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 Disneyland without rides—boring! In California’s digitally-dynamic market, professional photography and 3D virtual tours are the non-negotiable first impression. While a yard sign is useful, it is subject to strict HOA and local ordinances.
• Neglect Seller Disclosures: Skip any of the legal forms or the California seller disclosure form, and you’ll be in a pickle soon. Ensure you complete all required disclosures and hire a California 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 poise of a Warriors player in the Finals.

How to Sell a House By Owner in Neighboring States

Oregon	Sell a House By Owner in Oregon
Nevada	Sell a House By Owner in Nevada
Arizona	Sell a House By Owner in Arizona

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

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 California 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 California to cash buyers and iBuyers looking for homes to flip and sell for a profit.

Should I Sell My House By Owner in California?

Yes, selling your house by owner in California is a smart move if you want to save on commissions. The key is to choose the best FSBO website in California 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 – California’s best home-selling website.