How to Sell a House By Owner in Delaware

No matter how commissions play out in the future, Delaware buyers’ agents will expect compensation for the work they do to bring a buyer to a sale, such as arranging showings and helping to tee up and qualify potential buyers. In addition, when a seller isn’t working with an agent, the buyer’s agent may end up carrying more of the weight to get the sale to the finish line.

See our guide on who pays closing costs when selling a house by owner for more details.

Finally, a FSBO sale does not mean that you won’t need any professional assistance. In Delaware, state law dictates that an attorney is required to conduct the closing of a home sale.

But required or not, most people who sell by owner will hire an attorney to review and prepare the documents and ensure that paperwork is filled out properly. This includes, most notably, the seller’s disclosures. We’ll address what disclosures are required when selling a house in Delaware later in this post.

Why sell a house by owner in Delaware?

The top three reasons people cite for selling a home FSBO include: “did not want to pay a commission or fee” (31%); sold to a relative, friend, or neighbor (36%); or that the buyers contacted the seller directly (20%), according to NAR data.

However, home sale data from NAR also reveals that FSBO homes sell at a median of $310,000, significantly lower than the median sale price of agent-assisted homes, which is $405,000 — $95,000 more.

As you can see, selling FSBO in Delaware is a mixed bag. Before we jump into some helpful selling tips, let’s take a look at some of the pros and cons to help you decide if this is the best route for you.

Pros of selling a house by owner

• Ability to save on listing agent Realtor fees, typically around 3% of the sale price.
• You’re in charge and can fully manage the sale any way you please.
• There is no “go-between” person in your communications with buyers.

Cons of selling a house by owner

• As noted, FSBO home listings generally sell for less money.
• Unless you already have a buyer lined up, FSBO listings can take longer to sell.
• Managing all communications and negotiations yourself is time-consuming. Not having a communication buffer can be a downside if the buyer pushes back or says negative things about your home.
• You’ll be negotiating without help from an expert, which could mean leaving money on the table.
• Setting the listing price is tricky. You may be tempted to go too high, or you could risk underselling with a low price.
• Marketing your home is time-consuming.
• You’ll still have selling costs, which may include transfer taxes and settlement fees. Not having agent representation could also lead to paying more in seller concessions.
• You’re inviting strangers into your home every time you show it. Real estate agents have processes to confirm if home shoppers are legitimate.
• Without the help of an agent to guide you through the disclosure process, you may put yourself at legal risk of being held liable for potential future problems with your home.

In spite of the cons, we’ll help you navigate the challenges of FSBO if you’re committed to selling your Delaware house without agent assistance. For some, selling a home FSBO is a challenge worth accepting, and success can be measured in more ways than one.

Steps to sell a house by owner

In this section, we’ll review each step of the FSBO process so you know what to expect.

1. Prepare your house for sale

Whether you’re selling with an agent or FSBO, at a minimum, you’ll want to get your Delaware home into respectable shape before any showings to increase your chances of receiving a fair price. According to a recent HomeLight survey of more than 1,000 top agents, a staged home can sell for up to 13% more than an unstaged home.

Here are a few standard preparation tasks to put on your list.

Indoor preparations

These efforts will go a long way toward impressing buyers looking for a home in Delaware:

• Declutter floors, shelves, and surfaces throughout the home.
• Make small fixes and repairs, like a leaky faucet or broken door handle.
• Lightly update with new light fixtures, faucets, or cabinet hardware.
• Refinish hardwood floors.
• Repaint bold walls (or those that look dingy) in a neutral color.
• Reduce furniture in crowded rooms — consider a temporary storage unit.
• Stage the home with final touches like fresh-cut flowers or a basket of fresh produce.
• Use rugs to define spaces and place them strategically.
• Deep clean until the house is sparkling.
• Open blinds or drapes to show off a great view and add natural lighting. Replace any dim, blown, or missing bulbs with bright bulbs.
• Have a dedicated space or room for an in-home office to make it appealing to a remote worker.

Outdoor preparations

Data from another HomeLight survey showed that, on average, buyers will pay 7% more for a house with great curb appeal versus a home with a neglected exterior.

Some important curb appeal upgrades can include:

• Mow the lawn and pull weeds.
• Apply fresh mulch liberally.
• Upgrade your landscaping. Consider a new walkway, flowerbed, or shrubs.
• Add a fresh coat of exterior paint.
• Install a new garage door if yours is looking old or not working properly.
• Check for weather damage from storms – loose shingles, gutter damage, or driveway crack.
• Clean and power wash outdoor decks and patio spaces.
• Make sure air conditioning is maintained to offset Delaware’s humid climate.

2. Do the homework necessary to set a competitive price

You’ve arrived at a critical moment in your FSBO process: setting a listing price. You don’t want to leave money on the table, yet you want to encourage activity on your listing.

Before listing a home, an agent usually conducts a comparative market analysis (CMA). This is a detailed study of “comps” — similar homes nearby that have sold recently, are pending, on the market, or were previously listed but taken off the market. Some may even have been pulled off the market without a sale.

In a 2023 HomeLight survey, 28% of top agents said the biggest mistake sellers are making is overpricing their property. A professional CMA from a seasoned agent can help you avoid this misstep. However, with a little time and money, a FSBO seller can set a competitive price.

Conduct your own “CMA Lite”

It’s time to roll up your sleeves and research.

Start with an online home value estimate

As a starting point, look at several online estimators for your home’s value. HomeLight’s Home Value Estimator aggregates publicly available data such as tax records and assessments, your home’s last sale price, and recent sales records for other properties in the same neighborhood.

We also add a new layer of information to our estimates using a short questionnaire. Tell us a few details about your Delaware home, such as:

• How much work does it need?
• What type of home is it (single-family, condo, townhouse, or other)?
• Roughly when was your house built?
• Are you planning to sell soon?

Using these insights, we’ll provide you with a preliminary estimate of home value in under two minutes.

Whether you use HomeLight’s home value estimate or other estimators (Zillow, Chase, Realtor, Redfin), think of any online home price tool as a preliminary step — and recognize that the data used may be limited.

Narrowly filter your search for comps

When you’re ready to find comps, you can choose from sites like Zillow, Trulia, Redfin, or Realtor.

You’ll want to filter your searches to the area very near your house (within blocks if possible) and with similar characteristics. If you’re not finding any comps, expand your search map.

You’ll also want to filter results by details like:

• Listing status (look at recently sold, pending, and active)
• Number of bedrooms
• Number of bathrooms
• Square footage
• Home type (single-family, condo, etc.)

Beyond the above criteria, the more houses you find with floor plans and an age similar to yours, the better.

Use a site like Zillow to collect your data

As an example, let’s take a look at how to filter your search for comps on Zillow.

• Navigate to Zillow.
• Type in your address. If a pop-up with your home’s specs appears, close it with the “X” on the top right (or sometimes you must click “Back to search” on the top left).
• Filter by “sold.” Yellow dots should appear on the map surrounding your house, and you will see all the recently sold homes on the right.

• Now, filter by the number of bedrooms and bathrooms and check the box “Use exact match.”

• Next, filter by home type.

• Next, select the “More” box. Here you can specify square footage, lot size, year built, and — crucially — the “sold in last” (time period) category.

• While still in the “More” filter box, scroll down and select to view houses that sold in the last 30 days. If you find there are not many results in your area, try expanding to 90 days. However, the further back you go, the less relevant the comps.
• If necessary, click the plus or minus buttons to widen the search area.
• Once you’ve collected data for sold houses, revise or restart the search to view active and pending listings, as well.

Invest in a professional appraisal

If you want to further reduce guesswork, top agents recommend paying an appraiser to provide a professional opinion of value for your home. An appraiser will combine recent property data, research of the surrounding market, and information collected from a walkthrough of your home to determine an appraised value.

An appraisal for a single-family home will likely cost between $300 and $550 — well worth it to avoid potentially over- or underpricing your house by thousands.

Make sense of the research

Compare your home’s features against the nearby comps (comparables) you collected. Hopefully, the properties you researched give an indication of an appropriate price range for your home. From there, you can make price adjustments based on characteristics that add value (patios, curb appeal, an extra bedroom) versus detracting from it (near a landfill, on a busy street, deferred maintenance, less livable square footage).

Consider the differences and similarities of your comps with the appraised value of your home to set a selling price that will encourage activity (too high, and it may seem out of reach to some buyers), but will also maximize your potential profit.

A fenced yard, deck, finished patio, or rec room are some of the most valuable home features in Delaware.

3. Photograph your home

Because most home shoppers begin their search online, your home’s listing photos are a powerful first-look tool. They can either attract buyers for showings or keep them away.

To give your listing a marketing edge, consider hiring a professional real estate photographer. While they may charge as much as $160 to $200 an hour, the ROI typically proves to be more than worthwhile. When requesting a quote, ask your photographer about including a video tour.

But if you do go the DIY route, make sure to:

• Use a good camera with a wide-angle lens.
• Pay attention to the lighting (avoid dark and gloomy).
• Include a photo of every room.
• Take multiple pictures of living areas, kitchens, and bathrooms.
• Try shooting different angles.

Review our guide on how to take quality real estate photos for further guidance.

4. Create a detailed, compelling listing

Along with inviting photos, you’ll want to craft an informative and compelling listing. Leverage both the listing description (a paragraph or two highlighting key features) and the property details to sell shoppers on your home and its desirable qualities.

Tell a story with your description

Draw in potential buyers with a powerful listing description that tells a story about your Delaware house, including details like:

• Your home’s most unique and desirable features, like a breakfast nook or sunroom
• Recent upgrades like a kitchen or bathroom remodel, new roof, or HVAC system
• High-end appliances, materials, or finishes
• Outdoor features like a deck, pool, or patio
• Neighborhood features and amenities
• Nearby parks, walking trails, restaurants, and attractions
• Highlights in metropolitan areas (Wilmington, Dover, and Newark), such as best seafood restaurants, sporting venues, museums and other cultural opportunities.

Write an attention-grabbing headline and emphasize the most desirable features of your home, such as its amenities and what the surrounding area offers, such as beaches, trails, historical sites, and great restaurants close by.

Don’t skimp on the property details

Aside from writing the description, you may be prompted to enter information like:

• Age of the home
• Square footage
• Architectural style (i.e., split-level, rancher, craftsman)
• Appliances included
• Exterior building materials
• Flooring types
• HOA fees
• School zone information
• Lot size

Real estate agents and potential buyers will read the “fine print” on your listing, so it’s important to include accurate details — and plenty of them.

5. List your home online

It’s finally time to post your Delaware home online. While you can create FSBO listings for free on popular search sites, you’d have to painstakingly post site by site, and your listing wouldn’t reach the majority of buyers and agents.

To give your home the most exposure, pay to have your home included on the local MLS (multiple listing service) — a platform agents use to share properties with one another as well as major real estate sites. Posting there will feed your listing to buyers’ agent databases and to common sites buyers use.

Only licensed real estate agents and brokers who are MLS members can post to the MLS. However, you have two options to gain access: paying an agent to post for you or using a FSBO platform online.

Pay an agent to list your home on the MLS

A local Delaware agent may be willing to list your house on the MLS for a flat fee, without any other involvement in your property transaction. If you decide to take this path, ask whether the fee includes updating your listing if necessary.

Use a FSBO platform with an MLS option

You can use various paid websites to list your Delaware house online as “for sale by owner.” These sites offer packages ranging from about $100 to $400 for just a listing, or a larger flat fee of $3,000 to $5,000 that includes any number of additional professional marketing services.

Some of these companies display their rates on their websites, but others won’t quote a fee until you input your address or select an area of the country. A few examples include:

• mlsmyhome.com
• ISoldMyHouse.com
• FSBO.com
• Houwzer
• Houzeo
• Homie Real Estate
• Assist-2-Sell
• Help-U-Sell

It’s important to note that most of these companies serve FSBO sellers nationwide, which can cause challenges if the assisting representatives don’t understand the local market trends in your Delaware neighborhood.

Whatever you choose, read the fine print carefully: some sites may have hidden fees or even take a percentage off your sale — a detour you’d rather avoid on the FSBO route.

Not willing to pay for the MLS?

If you’re determined to save money by foregoing the MLS, creating a free FSBO listing on Zillow might be your top option. You can post a video and unlimited photos, and get fairly wide exposure via Zillow and the Zillow-owned Trulia.

»Learn more: How Do I List My Home on Zillow When Selling FSBO?

6. Market your home

Now, you’re ready to spread the word about your Delaware home.

Seasoned Delaware agents know that posting a home on the MLS is just the beginning of the marketing phase. A successful home sale requires a deliberate and targeted marketing plan to reach the right buyers and attract the best offers.

Create a wide-reaching marketing strategy that encompasses paid ads, social media posts, physical yard signs, flyers, and open houses. The goal is to build a large net to capture more buyer eyeballs, which will increase the odds of receiving more offers.

Here are some of the steps you can take to market your home:

Place a nice FSBO sign by the road

It’s wise to order a custom yard sign rather than buying a generic sign you write on with a Sharpie. You can order a nice-looking sign on a website like Vistaprint. These signs can feature your contact information and come with a stand for as little as $25 plus shipping. But do your homework first, some MLS service providers have rules about whether you can post your own FSBO yard sign while your home is on the MLS.

You should also check the laws in your city and — if applicable — your HOA’s rules about posting yard signs. For example, your city or HOA may limit the size or placement of for-sale or open-house signs.

Share on social media

Share your home across key social media platforms, and ask your friends to share, too. Many Delaware home shoppers are likely to look at the MLS, Zillow, Facebook, and Instagram, so you want to post on these sites and others that can add to your overall buyer fishing net.

It can also be helpful to follow real estate agent accounts to see their social media strategies to get additional ideas about what works and doesn’t work in your Delaware market.

Hold an open house

Try these strategies for a successful open house event in Delaware:

• Share details on Facebook and Nextdoor.
• Update your MLS listing with the open house details (if you’re able to as part of paying the flat fee), or update your DIY FSBO listing.
• Place open-house signs at nearby intersections.
• Tidy up the house before potential buyers come through.
• Pass out info sheets with the address, bullet points about the house, your contact info, and perhaps one photo.
• If you can, collect visitors’ info — then follow up later to ask if they have any questions.

Find more expert tips for how to hold an open house at this link.

7. Manage showings

If your marketing is successful, your next step will be to show your house to prospective buyers. This is typically the busiest phase of the home sale process. A big reason some FSBO sellers change their minds and switch to an agent is that they underestimate the time, energy, and expertise needed to manage this critical selling step. If you partner with an agent, you’ll gain a comforting level of added security to the process.

To manage the logistics of showings:

• Respond to buyer inquiries as soon as possible.
• Set clear end times if you need to fit multiple showings in one day. This will also create a sense of demand and urgency for buyers to place offers.
• Remove or secure all of your valuables.
• Make certain the entire house is clean and tidy for showings. (Don’t overlook the yard.)
• Follow up with buyers’ agents after showings and get their feedback.

Should you be present for showings?

If you’d rather not be present for every showing, consider using a lockbox with a code to let buyers’ agents enter the house. This is standard industry practice among agents. Be certain to thoroughly vet the buyer’s agent in advance. Use Google or sites like arello.com to check their real estate license number and ensure you’re working with someone legitimate.

With unrepresented buyers, always plan to be on the property for the showing, and don’t go alone. During a showing, we recommend you:

• Point out a few highlights of the house.
• Let buyers look without hovering.
• Be prepared to answer questions.
• Avoid the temptation to tell all; let the house and listing do the talking.

If you can be present during showings, keep things organized by setting appointments in a calendar and then following up with potential buyers afterward. It can be hard but try to remain detached and neutral if a potential buyer shares negative feedback.

8. Evaluate offers, negotiate a deal, and make disclosures

You’ve got your first offer — congratulations! Before signing anything, make sure buyers are prequalified by a mortgage lender before going under contract.

Here are key considerations when considering an offer on your Delaware home:

• Vet potential buyers by requiring a mortgage pre-approval letter or proof of funds.
• Require everything in writing.
• Remember, you can counter-offer and negotiate.
• Look for a good real estate attorney. (See the next step!)

Property condition disclosure

Delaware law requires home sellers to disclose material facts about the property to potential homebuyers through the state’s Seller’s Disclosure of Real Property Condition Report.

Your listing agent would normally provide you with the required disclosure documents, but as an FSBO seller, you’ll need to be certain you have the most updated form from the state.

It’s interesting to note that some sellers may choose to provide the disclosures early — before an offer has even been presented so that a prospective buyer is more informed beforehand and less likely to withdraw from a deal later on.

What will you be asked to reveal about your home? In Delaware, you can expect to disclose any significant defects or issues you’re aware of concerning:

• Structural condition and defects
• Roof condition and any known issues
• Plumbing system condition and any known leaks or defects
• Electrical system condition and any known issues
• Heating and cooling systems condition
• Presence of termites or other pests
• Condition of appliances included in the sale
• Water supply source and any known issues
• Presence of hazardous materials like lead paint, asbestos, or radon
• History of flooding or water damage
• Any known zoning violations or legal disputes
• Environmental hazards and contamination
• Issues with the septic system or sewer connection
• Any known easements or encroachments
• Previous fire or smoke damage

When in doubt about a problem with your home’s condition, it’s prudent to disclose it. If you know of an issue and choose not to disclose a major problem, and that unreported defect is later discovered, you could be held liable for damage or subsequent costs.

9. Close the sale — with professional help

Time to button up  your FSBO home sale

As noted above, Delaware requires that you have an attorney at closing. By doing so, you’ll minimize your legal and financial risk, plus simplify the process for yourself, especially when legal paperwork is involved.

However, whether required or not, it’s always a good idea to invest in the services of an experienced real estate attorney as you close one of the biggest and most complex deals of your life.

The cost to hire a real estate attorney varies depending on location and how much help you want or need. In Delaware, they generally range from $250 to $400 per hour — well worth it for professional guidance in closing one of life’s largest legal transactions.

FSBO mistakes to avoid in Delaware

On your FSBO journey, watch out for these major pitfalls:

• Missing out on the marketing power of the MLS.
• Forgetting or refusing to pay the buyer’s agent commission.
• Over- or under-pricing your property.
• Letting your house sit on the market too long.
• Not getting enough quality marketing exposure.
• Being overly fixated on any one detail and overlooking others.
• Not showing your home’s full potential if you don’t declutter and depersonalize.
• Overlooking Delaware’s real estate transfer tax.

Alternatives to selling by owner in Delaware

Selling a house by owner in Delaware is not for everyone. There are other options to explore. One is traditional and likely to earn you more proceeds, they other is fast and takes the uncertainty out of the selling process.

Enlist the help of a top-rated real estate agent

Ultimately, the services and price gains you can get with an experienced real estate agent may put more money in your pocket than FSBO. A proven agent is also better equipped to help you achieve your selling and moving timelines.

Interested in such expertise? HomeLight can connect you to top-performing agents in your Delaware market who have built a network of trusted local professionals. Our free tool analyzes over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs. It takes only two minutes to receive your matches.

Request a cash offer to buy your Delaware home

If you’d like to skip the sale prep altogether — plus avoid paying agent commissions — you can opt to sell your home as-is to an all-cash buyer instead.

For a low-stress experience, consider requesting a cash offer from HomeLight’s Simple Sale platform. Tell us a few details about your home, and within 24 hours, we’ll send a no-obligation all-cash offer your way. If you decide to accept the offer, Simple Sale sellers have the ability to close in as little as 10 days.

Without leaving the Simple Sale platform, you’ll also be able to compare your cash offer to an estimation of what your home would sell for on the open market so you can make an informed decision.

Ready to sell your Delaware home?

Unless you already have a buyer lined up, selling a house by owner in Delaware requires a significant investment of time and effort. You’ll need to pull your own comps, capture excellent pictures, create a listing, market the house online, field inquiries, host showings, negotiate, and close the deal. And that’s after preparing the house itself.

As you plan your budget and moving timeline, remember that FSBO listings tend to sell for less than agent-assisted sales.

Thanks for reading. If you choose to go FSBO, you should now have a better idea of what to expect.

If you’re still pondering whether you’ll save money in the end, keep in mind that HomeLight sales data shows that the top 5% of real estate agents sell homes for as much as 10% more than the average. This can easily make up for the 3% you might save on Realtor commissions. We’d be happy to introduce you to some of the best agents in your Delaware market.

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