How to Sell a House By Owner (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, America’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

Median Home Price in the US	$428,346 (Dec 2025)
Average Days on the Market	60 Days (Dec 2025)
Homes for Sale	1,709,584 Homes (Dec 2025)
Required Disclosures in the US	Lead-Based Paint (pre-1978 homes), Seller Property Disclosure, Water Damage / Flood History, Pest / Termite Disclosure, Natural Hazard Disclosure (state-specific), Liens / Easements / Encroachments
Required Essential Documents in the US	Property Deed, Purchase Agreement (Sales Contract), Seller Disclosure Forms, Lead-Based Paint Form (if applicable), Title Report, Mortgage Payoff Statement, Closing Disclosure / Settlement Statement, Government ID, IRS Form 1099-S, HOA Disclosure

What Does Selling a House By Owner Mean?

Selling a house by owner 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 avoid paying a listing agent’s commission.

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 the US?

How to Sell A House By Owner? In America, the process to sell your home without a Realtor is divided into two main phases:

1. Listing Prep: Before listing, your focus should be on preparation. Price your home accurately, complete crucial repairs, and handle all required US disclosures.
2. Marketing & Negotiations: After listing, your attention should be on execution. Market your property, manage showings, negotiate offers, and sell your home successfully.

America’s housing market never slows down, whether it’s due to job relocations, changing family needs, or buyers moving across states for lifestyle and affordability. 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 after you know how to sell a house by owner. There are 5% more homes for sale and 2.5% more homes sold in the US 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 3 to 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 key US value drivers like:
  • Location & school district quality
  • Home size, layout & functional space
  • Condition of major systems (roof, HVAC, plumbing, electrical)
  • Updated kitchens & bathrooms
  • Energy efficiency & smart home features

Understand Your Local Market

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

Location	Median Sale Price	YoY Change	Days on Market	Market Tempo
Texas	$340,800	-2.6%	85	Not very competitive. Buyers have leverage and are highly price-sensitive.
California	$793,200	-1.1%	53	Highly competitive. Strong demand persists despite affordability pressures.
North Carolina	$383,400	+1.6%	72	Somewhat competitive. Steady demand, but buyers remain price-conscious.
Louisiana	$253,100	-0.12%	70	Not very competitive. Slower sales make accurate pricing essential.
Massachusetts	$638,100	+1.6%	32	Highly competitive. Limited inventory supports faster sales.
West Virginia	$308,500	+10.2%	49	Somewhat competitive. Affordable homes and low inventory drive demand.

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

• In highly competitive states like California and Massachusetts, you can price near the upper-middle of your CMA range to capitalize on strong demand and limited inventory.
• In somewhat competitive states like North Carolina and West Virginia, pricing near the middle of your CMA range helps attract early buyer interest without overpricing.
• In not very competitive states like Texas and Louisiana, list slightly below your CMA midpoint to generate momentum and prevent your home from sitting on the market.

Consider Unique Features and Upgrades

Adjust your price to reflect your home’s condition and appeal in the U.S. market. A move-in-ready home with recent renovations, updated HVAC and major systems, energy-efficient features, or decent staging can justify a premium price.

On the other hand, homes that need repairs or are located outside high-demand neighborhoods, school districts, or job centers should be priced lower.

👉 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
Minor Bathroom Remodel	$10,500	$10,700	102%
Landscaping	$4,900	$4,900	100%
Minor Kitchen Remodel	$15,000	$14,600	98.5%
Attic Bedroom Conversion	$39,200	$36,700	93.5%
Major Bathroom Remodel	$26,000	$24,300	93.2%
Entry Door Replacement	$1,410	$1,280	90.7%

What Issues Should You Fix Before You Sell Your Home in the US?

• Water Leaks, Mold, and Structural Damage: Fix visible leaks, mold, or water damage before listing, as these can delay inspections and reduce buyer confidence. Many FHA and VA loans require these issues to be resolved prior to closing.
• Title, Liens, and Ownership Issues: Ensure your home has a clear title with no unpaid liens, judgments, or ownership disputes before listing. Title issues are a common nationwide closing delay and must be resolved for any buyer’s lender to approve the sale.
• Condo-Specific Issues: Focus on unit-level problems that can stall a loan, such as corroded balcony railings, leaky AC drains, or old electrical panels. Be aware of any building-wide repairs as they will come up during the buyer’s underwriting process.

What are the Common Problems Found in American Homes?

In the U.S., closings are most often blocked by these issues:

• Grading and Drainage Issues: Heavy rain or snowmelt can cause foundation damage if the land around your home isn’t properly graded to direct water away from the structure.
• Moisture & Water Damage: Siding, basements, or crawl spaces can develop hidden moisture problems. Poor flashing, clogged gutters, or inadequate drainage can lead to water intrusion if not inspected regularly.
• Worn Roof Materials: Weather exposure across seasons can cause shingles or roofing materials to deteriorate faster than expected, sometimes before their full warranty period ends.
• Old Plumbing and Electrical Systems: Older U.S. homes may have plumbing or electrical components that don’t meet current safety or building codes.
• Inadequate HVAC Systems: Heating and cooling systems typically last 10-15 years. Climate extremes, usage frequency, and maintenance history can significantly affect their lifespan.

Step 3: Fill the Disclosure Forms

Most states don’t have a single, universal disclosure form. Instead, sellers must provide state-specific property disclosures covering items like the home’s condition, systems, zoning, access, and boundary issues.

Additionally, federal and state disclosure laws require sellers to share certain mandatory notices. If these disclosures aren’t provided, buyers may have the legal right to cancel the contract. With Houzeo’s Gold plan, you get all disclosures automatically assigned based on your MLS.

1. Lead-Based Paint (Pre-1978 Homes): Federal law requires sellers of homes built before 1978 to disclose known lead-based paint hazards and provide an EPA pamphlet.
2. Seller Property Disclosure: This form outlines known material defects in the property, including issues with the roof, HVAC, plumbing, or structure. Laws vary by state, but failure to disclose can lead to legal liability after closing.
3. Water Damage / Flood History: Sellers must disclose any past or recurring water intrusion, flooding, or drainage issues. Undisclosed water problems can impact insurance, financing, and buyer trust.
4. Pest / Termite Disclosure: This disclosure informs buyers of any past or current infestations and related treatments. Many lenders require a clear pest inspection before approving a loan.
5. Natural Hazard Disclosure (State-Specific): Some states require disclosure of risks like earthquakes, wildfires, flood zones, or radon. These hazards can affect insurance costs and buyer decision-making.
6. Liens / Easements / Encroachments: Sellers must disclose any legal claims, shared access rights, or boundary issues tied to the property. These can limit ownership rights and delay or derail closing if not resolved early.

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 without distractions.
• Improve First Impressions: Focus on a well-maintained exterior by cleaning walkways, touching up paint, fixing visible wear, and ensuring the entryway feels inviting.
• Maximize Usable Living Space: Arrange furniture to highlight room size, natural light, and functional layouts. Clearly defined living, work, and storage areas help buyers understand how the space fits their lifestyle.
• 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: Most states require working smoke and carbon monoxide (CO) alarms to be installed before a home can be sold. Generally, CO alarms should be located on every level of the home and within 15 feet of all sleeping areas if the property has fuel-burning appliances or an attached garage. Check your local fire codes to ensure you meet specific placement and battery-type requirements.
• Secure Your Pool: To reduce liability and protect residents, residential pools should follow standard safety guidelines, which often include a four-sided barrier. This typically means a fence at least 48 inches high with a self-closing, self-latching gate. Some jurisdictions also require secondary measures like door alarms or safety covers to prevent unauthorized access and accidental drownings.
• Get a Flood Elevation Certificate: If your property is located in a high-risk Special Flood Hazard Area (SFHA), you may need a FEMA Elevation Certificate. While not always required to purchase insurance under newer federal pricing models, this document is often necessary for lenders and can help buyers secure more accurate, and potentially lower, flood insurance premiums.

Step 5: Increase Your Property’s Visibility

Selling a house in the US without proper marketing is like trying to sell a beach house without mentioning the ocean view. 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 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 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 backyard, an open floor plan, or proximity to great schools and local amenities. Focus on what makes the 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 neighborhood or a quiet community in rural Vermont, don’t underestimate the power of well-placed FSBO yard signs. It’s an easy way to catch the eye of potential buyers driving by your home.

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 your home without seeing the outdoor space or getting a feel for how the layout fits their everyday lifestyle. Here’s how to highlight your home’s best features:

• Host Open Houses: Show off your property’s charm in person. Plan open houses on weekends to highlight outdoor spaces, natural light, or scenic neighborhood views. Create a relaxed atmosphere for buyers to explore, ask questions, and envision living there.
• Schedule Showings Online: Many buyers browsing through property listings 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 open houses or 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

America’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.
• How will contingencies impact the sale? In many parts of the U.S., properties may include additional contingencies, such as flood zones, HOA rules, or local inspection requirements. 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 the US, 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 US, 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 Your Home By Owner

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.
• Completed Seller’s Disclosure forms(state-specific).
• Federal Lead-Based Paint Disclosure (for homes built before 1978)
• 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.
• Title Commitment or Preliminary Title Report
• Receipts for any agreed-upon repairs and appliance warranty documents
• The Closing Disclosure (CD) 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 any 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 Deed (Warranty or Quit Claim) to transfer ownership.
• The Closing Disclosure or HUD-1 Settlement Statement.
• A No-Lien Affidavit.
• A Bill of Sale for any personal property included in the sale.
• An Association Estoppel letter, if you are in a condo or HOA, 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, following which it will 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 Home

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

Over $10,500!

When you sell your house with a Realtor, you may have to pay as much as $12,849 on a median home of $428,346, 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 $10,599 on the listing agent fee and book a private yacht charter in Miami or enjoy helicopter heli-skiing in Alaska.

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

What Are the Legal Requirements for Selling Your 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: The Federal 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 state-specific real estate contracts. The forms should comply with varying state laws 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 real estate attorney can help you review contracts, prepare closing documents, and ensure legal compliance throughout the selling process.
• Understand Deed Requirements: America 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?

When you sell your home by owner, you must avoid these common mistakes:

• 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 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.
• Neglect Marketing: A home on sale without strong marketing is like a theme park without rides – boring! In America’s fiercely competitive market, high-quality photos and a well-written description are essential. You can add a free yard sign to reach the widest audience.
• Ignore Seller Disclosures: Skip any of the legal forms or the property disclosure form and you’ll be in a pickle soon. Ensure you complete all required disclosures and hire a 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 Miami Heat player in crunch time.

Are There Any Alternatives to Selling Your Home By Owner?

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

Should I Sell My House By Owner?

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