How to Sell a House By Owner in Idaho

Regardless of how Realtor commissions play out in the future, Idaho buyers’ agents will expect compensation for the work they do to bring you a qualified buyer, such as arranging showings and helping to identify and qualify the buyer. In addition, when a seller isn’t working with a Realtor, the buyer’s agent may end up carrying more of the weight to get the deal across the finish line.

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

Finally, a FSBO home sale does not mean that a seller won’t need any professional assistance. In Idaho, sellers are not required by law to hire a real estate attorney. However, FSBO sales typically warrant legal and professional oversight to avoid an abundance of risk.

Most people who sell by owner will hire an attorney to review and prepare the transaction documents and make sure everything is filled out properly. This includes the seller’s disclosures. We’ll address what disclosures are required when selling a house in Idaho later in this post.

Why sell a house by owner in Idaho?

According to a NAR survey, the top three reasons people cite for selling FSBO include:

1. Did not want to pay a commission or fee (31%)
2. Sold the home to a relative, friend, or neighbor (36%)
3. The buyers contacted the seller directly (20%)

But perhaps the more important data point from NAR concerns sell-by-owner proceeds. Transaction data shows that FSBO homes sold last year at a median of $310,000, significantly lower than the median of agent-assisted homes, which was $405,000. (That’s $95,000 less.)

As you can see, selling your home FSBO in Idaho can be a mixed bag. So, before we share our best house-selling tips, let’s look at some pros and cons to help you decide if this is the route for you.

Pros of selling a house by owner

• Ability to save on listing agent commissions, which can be about 3% of the sale price.
• You have full control and can manage the home sale as you please.
• There will be no “go-between” in your communications with potential buyers.

Cons of selling a house by owner

• As noted above, FSBO listings typically sell for less money.
• Unless the seller already has 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 challenging, and you may be tempted to price it too high. You could also risk under-selling with a low price.
• Marketing your home effectively 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 unvetted strangers into your house every time you show it. Real estate agents have checks in place to confirm if buyers 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.

While the cons are many, if you’re committed to selling your Idaho house without an agent, we’ll provide insights to help you build an action plan. For some, selling a home by owner is a challenge worth accepting, and success can be measured in more ways than one.

Steps to sell a house by owner

If you’re ready to get started, let’s review the FSBO process step by step.

1. Prepare your property for sale

Whether you’re selling with an agent or by owner, at a minimum, you’ll want to get your Idaho home into shape before any showings. This will increase your chances of receiving a good 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. Properly prepared homes also sell faster.

Here are some standard home preparations to put on your FSBO to-do list.

Preparing the inside of your house

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

• 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.

Preparing the outside of your house

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, as Idaho summers can be hot and humid.

2. Research and set a competitive price

Setting a listing price is perhaps the most critical decision in your FSBO process. You don’t want to leave money on the table, yet you want to encourage activity on your listing.

Before listing a home, a real estate agent will perform a comparative market analysis (CMA). This is an in-depth study of “comps” — similar homes nearby that have sold recently, are pending, on the market, or were previously listed but taken off the market.

In HomeLight’s survey of top agents, nearly 30% said the biggest mistake sellers are making is overpricing their homes. 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”

Below are some ways you can do your own research to set your home’s listing price.

Start with an online home value estimate

As a starting point, look at several online estimators to check your home’s current value. HomeLight’s Home Value Estimator uses publicly available data such as tax records and assessments, your home’s last sale price, and recent sales records for other similar 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 Idaho 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 data and your submitted information, we’ll provide you with a preliminary estimate of home value in under two minutes.

It’s important to note that online home valuation tools are a first step. The data used may be limited, so you’ll also want to find your own comps.

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 criteria we’ve listed above, the more homes 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 Idaho 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 home appraisal

If you want to further reduce guesswork, hire an appraiser to provide a professional opinion of value for your property. 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. For a single-family home, an appraisal will likely cost in the range of $300 to $550 — well worth it to avoid possibly over- or underpricing your home by thousands.

Make sense of the comp research

Compare your home’s features against the nearby comps you collected. Hopefully, the houses you studied give an indication of an appropriate price range for your home. From there, you can make dollar adjustments based on characteristics that add value (back patio, outdoor kitchen, curb appeal, finished basement, an extra bedroom) versus detracting from it (next to a loud highway, airport, deferred maintenance, less square footage).

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

A fenced backyard, deck, or rec room are some of the most valuable home features in Idaho.

3. Photograph your home

The quality and appeal of your listing photos are another crucial factor in preparing to sell your home by owner. The images you share can either attract buyers for showings or give them a reason to stay away.

To give your listing an edge, consider hiring an experienced real estate photographer. While they may charge as much as $160 to $200 an hour, the ROI can easily prove exceptional. Ask your photographer about including a video tour on their quote.

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

• Use a good camera with a wide-angle lens.
• Pay attention to lighting.
• 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 great photos, you’ll want to write an informative and compelling listing. Leverage both the listing description (a paragraph or two highlighting key home features) and the property details to show potential buyers all about your home and what makes it desirable.

Tell a story with your property description

Draw in potential buyers with a strong listing description that tells a story about your Idaho 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, upgraded HVAC system
• High-end or energy-efficient appliances, materials, or finishes
• Outdoor features like a hot tub, outdoor kitchen area, or covered patio
• Neighborhood features and amenities
• Nearby parks, walking trails, restaurants, and attractions
• Highlights in nearby cities (Boise, Meridian, Nampa, Caldwell, Idaho Falls), such as top-rated restaurants, sporting venues, and cultural opportunities.

The listing description is your chance to sell your home and community and describe what a photo may not be able to show. Include a potent headline that promotes the most desirable feature of your house.

Provide plenty of 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 this “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 Idaho home online so buyers will know it’s for sale. 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 put on your local MLS (multiple listing service) — a platform real estate 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 agent may be willing to list your house on the MLS for a flat fee, without any other involvement in your real estate transaction. If you decide to go this route, ask whether the fee includes updating your listing if necessary.

Use a FSBO online platform with an MLS option

You can use various paid websites to list your Idaho 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:

• unrealestate.com
• mlsmyhome.com
• ISoldMyHouse.com
• FSBO.com
• Houzeo
• Houwzer
• 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 Idaho 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 significant exposure via Zillow and the Zillow-owned Trulia.

6. Market your home

Now it’s time to spread the word about your Idaho home.

Experienced agents know that posting a property 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 advertising, social media, flyers, physical yard signs, and open houses. The main goal is to reach more buyers, which will increase the odds of receiving more offers.

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

Place a good-looking FSBO sign by the road

Consider getting a custom yard sign rather than purchasing a generic one you write on with a Sharpie. You can order a custom sign on a site like Vistaprint with your contact information, plus a stand, for as little as $25-$30 plus shipping. Note that some MLS providers may have rules about whether you can post a FSBO yard sign while your home is on the MLS.

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

Share your listing on social media

Share your home across key social media platforms, and ask your friends to share, too. Many Idaho 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 Idaho market.

Organize an open house

Try these strategies for a successful open house event:

• 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 home showings

If your marketing is successful, your next step will be to show the home to prospective buyers. Welcome to the busiest phase of the home sale process. A major reason some FSBO sellers switch to an agent is that they underestimate the time, energy, and expertise needed to manage this pivotal selling step. A Realtor also brings a comforting level of added security to the process.

To manage the logistics of showings:

• Respond to inquiries ASAP.
• Set end times if you need to fit many showings in one day. This will also create a sense of demand and urgency for buyers to place offers.
• Remove or secure valuables.
• Make sure the home is clean and tidy for showings.
• Follow up with buyers’ agents after showings to get their feedback.

Should you be present for the 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. To ensure you’re working with someone legitimate, use Google or sites like arello.com to check their real estate license number.

With unrepresented buyers, plan to be on the property for the showing. 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 are able to be present during showings, keep things organized by setting appointments in a calendar and then follow up with potential buyers afterward. Try to remain detached and neutral if a potential buyer shares their feedback.

8. Evaluate offers, negotiate a deal, and make required 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 Idaho 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

In Idaho, a residential property seller is responsible for disclosing the condition of the home to potential buyers using the state’s Seller Property Disclosure Form. (See an example at this link.)

Whether required by law or not, some FSBO sellers may decide to provide the disclosures before an offer has even been presented so that a prospective buyer is more informed beforehand and less likely to withdraw from an offer later on.

What will you be asked? In Idaho, you can expect to disclose any significant defects or issues you’re aware of concerning the following:

• Structural condition and any known 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, pests, or infestations
• 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 or contamination
• Issues with the septic system or sewer connection
• Any known easements, encroachments, or boundary disputes
• Previous fire or smoke damage
• Whether the property is in an Area of City Impact (AOCI), a geographical area where a city is expected to grow into and annex at some future time.

If you’re in doubt about a problem with your home’s condition, most experienced real estate agents would recommend you disclose it. If you know of a major issue and choose not to disclose the problem, and that 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 that deal.

While some states require that FSBO sellers hire a licensed real estate lawyer to help close their sale, Idaho does not.

However, whether required or not, it’s still a good idea to invest in the services of an experienced attorney as you close one of the biggest and most complex deals of your life. By doing so, you’ll minimize your legal and financial risk, plus simplify the process for yourself, especially when legal paperwork is involved.

Real estate attorney fees can vary depending on location and how much help you want or need. In Idaho, they generally range from $195 to $400 per hour — well worth it for professional guidance in closing one of life’s largest legal transactions.

FSBO mistakes to avoid in Idaho

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

• Missing out on the MLS.
• Forgetting or refusing to pay the buyer’s agent commission.
• Over- or under-pricing.
• Letting your house sit on the market too long.
• Not getting enough marketing exposure.
• Being overly fixated on any one detail.
• Not showing your home’s full potential if you don’t declutter and remove personal decor.

Alternatives to selling by owner in Idaho

If you decide you don’t want the hassle or pressure of FSBO, you’ve got other solid options.

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 Idaho 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 Idaho 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 Idaho 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 Idaho home?

Unless you already have a buyer lined up, selling a house by owner in Idaho 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.

You also have to consider that FSBO listings tend to sell for less than agent-assisted sales. An experienced agent who knows the area can make recommendations for targeted upgrades to help you maximize your sale price and get a premium offer. This can help to offset or, in some cases, more than make up for the cost of commission — while saving you time and headaches.

If you choose to go FSBO, you should now have a good idea of what to expect from the process. If you’re on the fence, keep in mind that our transaction data shows that the top 5% of real estate agents sell homes for as much as 10% more than average. We’d be happy to introduce you to some of the best agents in your Idaho market who can show you your options.

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