How to Sell a House By Owner in North Dakota: 9 Steps to Closing

Published on January 10th, 2025
14 min read

Richard Haddad Executive Editor
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Richard Haddad Executive Editor

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Richard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.

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Learning how to sell a house by owner in North Dakota (FSBO) might seem like a practical way to avoid real estate agent commissions and keep more of your sale proceeds. However, the FSBO route comes with its own set of challenges — accurately pricing your property, attracting serious buyers, and navigating the legal and financial aspects of the sale.

While skipping an agent might save you some money, homes sold with professional representation tend to sell for higher prices, often offsetting or surpassing commission costs. According to the National Association of Realtors (NAR), FSBO sales account for about 6% of total transactions, and nearly 40% of those are between sellers and buyers who already know each other.

For some ambitious North Dakota homeowners, the appeal of selling by owner presents an exciting challenge. If you’re ready to tackle the FSBO process, this guide breaks down the steps to selling a house by owner in North Dakota. Along the way, we’ll also outline the risks, provide helpful tips, and suggest alternatives to help you maximize your home sale.

Editor’s note: No matter how you decide to sell your home, if you’d like to consult with a top agent first, HomeLight can connect you to highly-rated professionals in your North Dakota market. Transaction data shows that the top 5% of agents sell homes for 10% or more than average agents.

Why sell a house by owner in North Dakota?

For some North Dakotans, selling by owner offers the appeal of saving money on real estate agent commissions. By selling the property yourself, you can avoid Realtor fees. However, your actual savings may be less than you think.

How much money might you save? A 2024 court settlement by the National Association of Realtors (NAR) helps clarify what you can expect. Historically, home sellers paid about 6% of the sale price to cover both the listing agent and the buyer’s agent fees, but the settlement shifted half of this responsibility. Buyers now handle their own agent commissions.

This means North Dakota FSBO sellers might save around 3%, which may be less than sellers might expect. However, selling by owner can still be an attractive venture if you’re excited about the challenge. It can allow owners more control over the sale and provide a sense of satisfaction.

Before diving in, let’s take a quick look at the pros and cons of selling a house by owner in North Dakota.

Pros of selling a house by owner

Save on agent fees: You could save up to 3% on commissions.
Greater control: Manage pricing, showings, and negotiations directly.
Direct communication: Work directly with buyers without intermediaries.

Cons of selling a house by owner

Lower sale prices: FSBO homes typically sell for less than agent-assisted homes (see data below).
Time-consuming: You’ll handle all the work, from marketing to contract negotiations.
Pricing difficulties: Mispricing can lead to financial loss or prolonged market time.
Marketing costs: Professional photos, staging, and ads will come out of your pocket.
Legal risks: Errors in disclosures or paperwork can lead to costly issues.
Possible safety risks: You may be showing your home to unvetted buyers.

Fewer proceeds may erase potential savings

According to data collected by the National Association of Realtors (NAR), FSBO homes sold at a median price of $380,000 last year, compared to the median selling price of all homes, which was $435,000. This means many DIY sellers in the U.S. are possibly sacrificing $55,000 in proceeds in their quest to save $13,000 in commission fees.

In other words, a FSBO seller may forfeit a 14.5% increase in profits to save 3% in Realtor fees.

In North Dakota, the median home price is around $267,000, lower than the national average. If your FSBO home sells for NAR’s estimated 14.5% less than an agent-listed sale, you may lose out on up to $38,700 in your effort to save $8,010 in commission fees.

How to sell a house by owner in North Dakota

Selling your home FSBO in North Dakota means taking on tasks usually handled by a real estate agent. From pricing and marketing to disclosure compliance, you’ll be the project manager for your sale.

You’ll still need to pay for one professional because a real estate attorney is required to close a home sale in North Dakota. Even in states where an attorney is not required, it’s wise to hire one if you’re selling by owner. In the Peace Garden State, you can expect to pay about $250 for real estate attorney services.

Here’s a step-by-step guide to selling a house by owner in North Dakota, starting with preparing your home for the market.

1. Prepare your North Dakota house for sale

A well-prepared home can attract more buyers and command higher offers. Before listing, take steps to enhance your property’s appeal.

Declutter and depersonalize: Remove personal items, excess furniture, and tackle the clutter to make your home feel open and inviting. Buyers need to envision themselves living in the home.
Deep clean: Thoroughly clean every area, from carpets to windows. First impressions matter.
Make repairs and upgrades: Fix obvious issues, repaint in neutral tones, and consider affordable updates like replacing light fixtures.
Enhance curb appeal: Boost your home’s walk-up appeal by trimming the landscaping, power washing the exterior, and sprucing up the front door with fresh paint or hardware.

»Learn more: 22 Steps to Prep Your House For Sale and Sell For More Money

2. Set a competitive list price

Pricing your North Dakota home accurately is critical to attracting buyers. Overpricing can scare buyers away while underpricing leaves money on the table. In fact, nearly 70% of top agents surveyed by HomeLight said ineffective pricing strategies are one of the top mistakes sellers make.

Research local market trends: Study recent sales of similar homes in your area (called comps or comparables) to gauge market conditions.
Use online tools: Try HomeLight’s Home Value Estimator for a preliminary, data-driven price range.
Consider an appraisal: Hiring a licensed appraiser for a pre-listing valuation, typically costing $230–$370, can provide a reliable pricing benchmark. An appraisal is highly recommended in a FSBO sale.

»Learn more: How to Set Your Home’s List Price: 5 Factors That Matter Most

3. Invest in professional photographs

No guide on how to sell a house by owner in North Dakota would be complete without this key recommendation. Most buyers start their home search online, making high-quality photos essential. Great visuals can draw more attention to your listing and help it stand out.

Hire a professional: Photographers in North Dakota charge between $100 and $400. This range can increase with extras like drone shots or virtual tours.
Stage your home: Declutter, clean, and add finishing touches before your staged photoshoot.
Highlight outdoor features: North Dakota’s wide-open spaces and scenic views can be a significant selling point. Include exterior shots of decks, patios, or farmland, if applicable.

»Learn more: How to Take Real Estate Photos and Sell Faster for More Money.

4. Write a compelling listing description

A well-crafted listing description can entice buyers to view your home. Be sure to highlight its best features and mention anything that makes it unique.

Start with a strong opening: Use a descriptive headline and inviting language to grab attention.
Highlight key features: Mention recent upgrades, outdoor spaces, or North Dakota-specific perks, like proximity to recreation areas or farmland.
Include plenty of details: Tell buyers about the home, but be sure to include the price, year built, property type, lot size, and any HOA information. Use bullet points for easy readability.

»Learn more: 7 Steps to Writing Creative Real Estate Listing Descriptions

5. List your home on the MLS

The multiple listing service (MLS) is one of the most effective tools for getting your property in front of serious buyers. While only licensed real estate agents can post directly to the MLS, FSBO sellers in North Dakota can access it using a flat-fee MLS service.

Pay for a flat-fee MLS service: These services typically cost $300 for basic listings and can go up to several thousand dollars for premium packages.
Provide complete information: Ensure your listing is detailed, accurate, and supported by professional photos.
Monitor your listing: Respond promptly to inquiries and update details as needed.

»Learn more: How to Sell Your FSBO Home with a Flat Fee MLS listing company

Some examples of reputable online FSBO platforms include:

6. Market your home

You’ll need a marketing strategy that extends beyond the ML to reach the widest audience.

Post on major real estate platforms: Sites like Zillow, Realtor.com, and Redfin are essential for attracting buyers, which is why using an MLS service is crucial.
Schedule open houses: Invite home hunters to tour your property in person.
Leverage social media: Share your listing on platforms like Facebook and Instagram, and consider targeted ads to reach local buyers.
Use signage: Place a “For Sale By Owner” sign in your yard and distribute flyers or postcards around your North Dakota community.

»Learn more: 9 Creative Ways to Market a House for Sale

Don’t want to pay for an MLS service? If you prefer not to use a flat-fee MLS service, you can still create a free FSBO listing on Zillow, which will also appear on Zillow-owned Trulia. Your listing can include a video and photos. While there are some little-known search issues with this free option, it can get your FSBO house listed on these two major sites. Learn more with our post: How Do I List My Home on Zillow When Selling FSBO?

7. Schedule and manage showings

Showings are critical to the home sale process, but the buyers’ first impression of the property can actually start with how the scheduling is handled. From the appointment to walking through the door, it’s your job to help them feel confident about making an offer. There are also risks FSBO sellers must be aware of.

Offer flexible scheduling: Be available during evenings and weekends to accommodate buyers.
Use scheduling apps: Tools like Calendly and Microsoft Bookings can help you organize appointments.
Keep your home ready: Maintain a clean, odor-free home for last-minute showings.
Vet potential buyers: Ask for pre-approval letters or proof of funds before showing the property. You can even ask for identification.
Prioritize safety: Arrange showings when someone else can be present, and secure valuables during appointments.

»Learn more: How Many Showings Does It Take to Sell a House on Average?

8. Evaluate offers, negotiate, and make disclosures

Once offers begin rolling in, it’s time to evaluate them and negotiate terms. Look beyond the offer price to consider contingencies, closing costs, and the buyer’s financial stability.

Assess contingencies: These might include inspections, appraisals, or the buyer selling their current home.
Calculate net proceeds: Use HomeLight’s Net Proceeds Calculator to estimate how much you’ll walk away with.
Respond promptly: Show buyers you’re serious about selling by replying quickly to strong offers.
Prepare for counteroffers: Decide your bottom line in advance and be ready for compromises.

North Dakota seller disclosure laws

North Dakota requires sellers to disclose known defects or hazards affecting the property. This means you’ll need to complete the North Dakota Real Estate Commission Seller’s Property Disclosure Form. Below is a general overview of the types of disclosures sellers are expected to make:

Structural condition

Age of the home and any alterations, additions, or repairs.
Past damage from fire, water, wind, hail, or other events.
Leaks, cracks, or damage to the roof, siding, flooring, windows, or doors.
Foundation issues, such as cracks or settling.

Water and sewer systems

Type of water supply (city, well, or rural) and sewer system (city or septic).
Any known plumbing leaks, backups, or problems with septic or sewer systems.
The presence and condition of water wells or underground tanks.

Electrical and mechanical systems

Functionality of electrical systems, outlets, and switches.
Condition of heating, cooling, and water-heating systems.
Any issues with fireplaces, sump pumps, or drainage systems.

Environmental factors

Presence of asbestos, lead paint, radon, or mold.
Flooding history and whether the property is in a flood zone.
Evidence of pest infestations or damage caused by rodents or insects.

Land use and legal considerations

Any easements, shared driveways, or zoning restrictions.
Existence of homeowners’ association (HOA) rules or deed restrictions.
Current leases or encroachments on the property.

Systems and appliances

Functionality of major systems and appliances, including air conditioning, heating, plumbing fixtures, and built-in kitchen appliances.
Condition of garage door openers, security systems, and outdoor features like sprinklers or hot tubs.

In summary, FSBO sellers in North Dakota must disclose any latent defects — issues not visible or apparent — that could significantly impact the buyer’s use and enjoyment of the property.

»Learn more: How To Negotiate When Selling a House

9. Close the sale of your North Dakota home

After accepting an offer, it’s time to finalize the transaction and schedule the closing.

Coordinate with the title company: They’ll manage the title search and deed transfer.
Complete necessary paperwork: This includes the purchase agreement, closing disclosures, and other required documents.
Attend closing: In North Dakota, you’ll typically complete the transaction in person, often at a title company or attorney’s office. Once the closing is complete, you’ll hand over the keys and officially finalize your FSBO sale.

»Learn more: What to Bring at Closing as a Seller

FSBO pitfalls to avoid in North Dakota

Selling FSBO can be rewarding, but there are common mistakes that could derail your sale:

Skipping the MLS: This limits your property’s visibility and can result in fewer offers.
Over- or under-pricing: Pricing mistakes can either scare off buyers or leave money on the table.
Poor marketing: Without proper advertising, you’ll struggle to attract serious buyers.
Letting your home linger on the market: A property that sits too long can raise red flags for buyers. Even more red flags can wave if you end up needing to relist the home.
Neglecting to prepare your home: Decluttering, cleaning, and neutralizing odors are essential for creating a positive impression.

»Learn more: Why Isn’t Your Home Selling? 12 Common Reasons to Consider

Alternatives to selling FSBO in North Dakota

If FSBO feels overwhelming or your sale isn’t progressing as planned, consider these alternatives:

Work with a top real estate agent: Professional agents can maximize your sale price, manage the process, and ensure all legalities are handled. HomeLight’s Agent Match can connect you with highly-rated agents in North Dakota.
Sell for cash with HomeLight’s Simple Sale: If you need a fast and hassle-free sale, Simple Sale provides cash offers within 24 hours. You can close in a few as 10 days. An all-cash offer solution may be just what you need if you’re on a tight selling timeline or want to forgo home repairs and showings.

»Learn more: Wait! Read This Before You Sell Your House for Cash

Ready to sell your North Dakota home?

While not a popular venture, selling FSBO in North Dakota is achievable with the right preparation and resources. However, working with a real estate agent or exploring other options may provide better results and less stress.

HomeLight’s free Agent Match tool connects you with top agents in North Dakota, ensuring you get expert guidance and the best price for your home. Many agents are willing to provide a free consultation and may offer a comparative market analysis report for little to no cost.

Alternatively, HomeLight’s Simple Sale platform offers a fast, cash sale option, perfect for those looking to close quickly. Get started today by entering a few details about your North Dakota property and selling timeline.

Whatever path you choose, HomeLight is here to help you confidently sell your North Dakota home.

»Learn more: Visit our Home Seller’s Resource Center to enter your questions about any part of the home sale process.

Header Image Source: (Roger Starnes Sr/ Unsplash)

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At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.

Richard Haddad

Executive Editor

Richard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.