How to Sell a House By Owner in Minnesota

Regardless of how commissions evolve, buyers’ agents will expect compensation for the work they do to bring a qualified buyer to the closing table. Their side of the workload involves arranging showings and helping to tee up and qualify your buyer. On top of this, when a seller isn’t working with a Realtor, the buyer’s agent may end up carrying more of the workload weight to get the deal to the finish line.

It should be noted that a FSBO sale does not mean that a seller won’t need professional assistance. In Minnesota, sellers are not required by law to hire a real estate attorney. However, in most scenarios, a FSBO transaction warrants legal and professional oversight to avoid opening yourself up to risks.

Most people who sell by owner in Minnesota will want to hire an attorney to review and properly prepare all the documents, such as the seller’s disclosures. Later in this post, we’ll examine what disclosures are required when selling a house in Minnesota.

Why sell a house by owner in Minnesota?

What motives homeowners to sell by owner? According to a recent NAR survey, the top three reasons people cite for selling FSBO include:

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

When considering your reasons, here’s a revealing statistic from NAR about sell-by-owner proceeds. Transaction data shows that FSBO houses 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 for those sellers who wanted to save on commissions.

So as you can see, selling FSBO in Minnesota might be a mixed bag. Before we jump into some proven selling tips, let’s look at some key benefits and drawbacks of selling a house by owner.

Benefits of selling a house by owner

• Save on listing agent commission fees, typically around 3% of the sale price.
• Complete control over the entire sale process.
• Direct communication with buyers without intermediaries.

Drawbacks of selling a house by owner

• FSBO homes often sell for lower prices.
• FSBO listings can take longer to sell unless a known buyer is already lined up.
• Handling all communications and negotiations yourself can be very time-consuming.
• Lack of expert negotiation support can lead to less favorable deals.
• Setting an accurate listing price is difficult and risky.
• Marketing your home requires significant time and effort.
• You will still incur selling costs like transfer taxes and settlement fees, and may face higher seller concessions.
• Showing your home to unvetted strangers can be a safety risk.
• Without an agent’s guidance, you might face legal issues related to property disclosures.

In spite of the drawbacks, we’ll help you navigate the challenges of FSBO if you’re committed to selling your Minnesota house without a Realtor. For some property owners, selling 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 next section, we’ll share a numbered list showing you the FSBO process step by step.

1. Prepare your home for sale

Whether you’re selling with an agent or by yourself, you’ll want to get your Minnesota home into sell-worthy shape so it’s ready for showings. This will increase your chances of receiving a favorable selling price.

According to a recent HomeLight survey of more than 1,000 of the nation’s top real estate agents, a well-staged home can sell for up to 13% more than an unstaged home. For example, if you sell an unstaged home at a list price of $420,000, you might have sold it for as much as $475,000 ($55,000 more) if it was professionally staged.

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

Preparing the inside of your home

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

• 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 home

Data from another recent 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. Using our $420,000 list price example, this means you could increase the final sale price to $449,500 (+$29,500).

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 Minnesota summers are hot and humid.

2. Do the research to set a competitive list price

Setting a listing price is perhaps the most critical step in the FSBO process. The last thing you want is to accidentally leave money on the table. But on the other hand, you also want to encourage buyer activity on your listing.

Before listing your home, a Realtor will conduct thorough pricing research to create a comparative market analysis (CMA). This is a detailed study of “comps” (comparables) or similar homes nearby that have recently sold. The report will also take into account new listings, pending sales, or properties that were previously listed but taken off the market.

Handling this task alone can be risky. In a HomeLight survey, 28% of agents said the biggest mistake sellers are making is overpricing their homes. A professional CMA can help you avoid this common misstep.

Conduct your own “CMA Lite”

As a FSBO seller, if you’re willing to invest some time and effort, you can do your own research to set a competitive listing price. Here’s how:

Start with online home value estimate tools

To get started, take advantage of online estimators to check your home’s value. HomeLight’s Home Value Estimator calculates value using publicly available data, such as tax records and assessments, your home’s last sale price, and recent sales records for other homes in nearby neighborhoods.

This free tool includes an additional layer of information using a short questionnaire. Tell us a few details about your Minnesota home, such as:

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

Using these added 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, such as Zillow’s Zestimate, consider any online home price tool a first step — and recognize that the data used may be limited.

Narrowly filter your search for property comps

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

Be certain to filter your searches to the areas near your house (even within blocks, if possible) and with similar features and characteristics. If you are unable to find any comps in close proximity to your home, expand your search map.

You’ll also want to filter results by property 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.)

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 Minnesota 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, top Minnesota 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 in Minnesota will likely cost between $300 and $550 — well worth it to avoid potentially over- or underpricing your house 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 (covered patio, upgraded appliances, an extra bedroom, or home office) versus detracting from it (a loud or busy street, deferred maintenance, less square footage, smaller yard).

Consider the differences and similarities of comps with the appraised value of your home to set a price that will encourage buyer activity. If the price is too high, it may seem out of reach to many buyers. To draw in a quick offer, many agents recommend you set your price just below the range determined by your comps.

Upgraded kitchens and bathrooms, a large fenced backyard, a deck, and an entertainment room are some of the most valuable home features in Minnesota.

3. Photograph your home

You’ll want to include a compelling set of listing photos. If done well, they will be a powerful force to attract potential buyers to showings. If done poorly, you may push them away.

To give your listing an extra edge, hire an experienced real estate photographer. This will cost you $160 to $200 an hour, but the ROI can easily make up the expense. 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 stellar photos of your Minnesota home, 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 show potential buyers all about your home and what makes it desirable.

Tell a story with your description

Draw in potential buyers with a powerful listing description that tells a story about your Minnesota 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 pool or patio
• Neighborhood features and amenities
• Nearby parks, walking trails, restaurants, and attractions
• Highlights in major metropolitan areas (Minneapolis, St. Paul, and Rochester), such as best BBQ restaurants, sporting venues, and cultural opportunities.

The listing description is a chance to sell your home and Minnesota community. Use it to describe what your photos can’t show. Be certain to also craft an attention-grabbing headline.

Layer 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

Minnesota 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 Minnesota 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 property put on your local MLS (multiple listing service). This is a platform real estate agents use to share properties with one another. The listings also appear on major real estate sites. Getting on the MLS will feed your home listing to buyers’ agent databases and to common sites buyers use.

Only licensed agents and brokers who are Minnesota 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 a Minnesota 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 the agent whether their fee includes updating your listing if you need or want to make changes later.

Use a FSBO service platform with an MLS option

You can use various paid websites to list your Minnesota 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
• ISoldMyHouse.com
• FSBO.com
• mlsmyhome.com
• Houwzer
• Houzeo.com
• Homie Real Estate
• Assist-2-Sell
• Help-U-Sell

Keep in mind that most of these companies serve FSBO sellers throughout the country, which can cause challenges if the assisting representatives don’t have first-hand experience with the local market and buying trends in your Minnesota neighborhood.

Whatever option you choose, read the service agreement fine print carefully: some sites may have hidden fees or even take a percentage off your home sale.

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.

6. Market your Minnesota home

Now it’s time to spread the word about your Minnesota home for sale.

Experienced agents know that posting a home on the MLS is just the beginning of the marketing phase. A successful home sale — FSBO or not — requires a deliberate and focused marketing plan to reach the right buyers and attract the best offers.

Create a wide-reaching marketing strategy that encompasses paid advertising, printed flyers, targeted social media, physical yard or street signs, and open houses. The goal is to reach more qualified buyers, which will increase the odds of receiving more offers and higher proceeds.

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

Place a professional-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 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 Minnesota 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 on social media

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

Hold 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. This is often the busiest phase of the home sale process. A big reason some Minnesota 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 home 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 real estate agents. To ensure you’re working with someone legitimate, use Google or sites like arello.com to check their Minnesota 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 disclosures

Before signing a purchase contract, make sure buyers are prequalified by a mortgage lender before going under contract. A misstep here can have long-lasting (and expensive) consequences.

Here are some important considerations when reviewing an offer on your Minnesota 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 Minnesota, home sellers are required by law to complete the Seller’s Disclosure Statement. This form provides potential buyers with information about the condition of the property, including known defects and other facts that could affect property value.

Whether required by law or not, FSBO sellers may prefer 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 a deal later on.

What will you be asked? In the Land of 10,000 Lakes, you can expect to disclose any significant defects or issues you’re aware of concerning:

• 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
• Pool heater, wall liner, and related equipment issues
• Presence of hazardous materials like lead paint, asbestos, or radon
• History of flooding or water damage (such as in the basement)
• Whether you have flood insurance on the property
• 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

As you complete the Minnesota Seller’s Disclosure Statement form, if you’re in doubt about a problem with the home, most agents recommend you disclose it. If you know of an issue and choose not to disclose a major issue, and that defect is later discovered by the buyer, you could be held liable for damage or subsequent costs.

9. Close the sale — with professional help

If all has gone well, now is the time to button up the deal.

As we noted above, you’ll need 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 disclosures and other legal forms are involved.

Real estate attorney fees can vary depending on your home’s location and how much help you want or need. In Minnesota, they generally range from $150 to $350 per hour — well worth it for professional guidance in closing one of life’s largest legal transactions.

FSBO mistakes to avoid in Minnesota

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 Minnesota

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 Minnesota 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 Minnesota 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 Minnesota 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 Minnesota home?

Unless you already have a buyer lined up, selling a house by owner in Minnesota 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 have a good idea now of what to expect from the process.  Otherwise, our internal transaction data at HomeLight shows that the top 5% of real estate agents sell homes for as much as 10% more than average, and we’d be happy to introduce you to some of the best agents in your Minnesota market.

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