How to Sell a House By Owner in Vermont

How to sell a house by owner in Vermont

Selling a house by owner in Vermont means you’ll manage every aspect, from setting a competitive price to coordinating with inspectors and handling paperwork. Vermont FSBO sellers should understand the legal documents required, including seller disclosures, sales contracts, and title transfer forms.

While Vermont law doesn’t require an attorney for real estate transactions, having one on your team is a wise choice. An attorney can help avoid costly mistakes and ensure the transaction is handled legally, typically costing between $150 to $500 per hour, depending on the market and complexity of the sale.

Although setting a list price may seem like the first step, you’ll want to make any repairs and upgrades to ensure your home is in the best possible condition before pricing it accurately.

1. Prepare your Vermont house for sale

To make the best impression on buyers, begin by getting your home in top condition. Start with basic repairs and address any cosmetic issues like chipped paint, scuffed floors, or broken fixtures. Small upgrades, like new light fixtures or fresh landscaping, can also boost curb appeal.

• Declutter and depersonalize: Clear out unnecessary items and personal belongings to help buyers envision themselves in the space.
• Deep clean: Give the entire home a thorough cleaning. Consider hiring professional cleaners if needed, focusing on high-traffic areas, kitchens, and bathrooms.
• Make needed repairs: Fix leaky faucets, broken screens, loose knobs or handles, and repair or replace broken appliances.
• Boost curb appeal: First impressions count. Spruce up your lawn, plant flowers, or add a fresh coat of paint to the front door to create a welcoming entry.

»Learn more: How to Prepare Your Home for Sale and Attract Buyers

2. Set a competitive list price

Pricing a home correctly is critical in any market, and it’s especially important for FSBO sellers who want to avoid price reductions down the line. Overpricing can lead to a stagnant listing, while underpricing may leave money on the table.

To set a competitive list price in Vermont, consider the following strategies:

• Research comparable sales: Look at recent sales of similar homes in your area (called comps), noting their price, condition, and features.
• Study market conditions: Check whether homes are selling quickly or sitting on the market. This can indicate whether prices are rising, stable, or falling in your local market.
• Get an online value estimate: Use an online tool like HomeLight’s Home Value Estimator to get a preliminary idea of what your home might be worth. This free estimator compares local sales data and transaction records of similar homes to give you a ballpark estimate.
• Purchase a pre-listing appraisal: While optional, an appraisal from a licensed professional can give you a more accurate price range, usually costing around $300-$500.

»Learn more: Price My Home Right: Should I List My House High or Low?

3. Get professional photographs

Quality photos make a big difference in how quickly and effectively your home attracts online interest. Since most buyers start their home search online, professional photos become your first-look curb appeal tool to help make your listing stand out.

• Hire a professional photographer: Professional real estate photographers understand lighting, angles, and techniques that make your home look its best. In Vermont, the cost of professional real estate photos typically ranges from $250 to $600, depending on the package and services offered. Ask about drone and video services as well.
• Stage your home: Even minimal staging can make a difference. Remove clutter, open blinds, and arrange furniture to highlight each room’s space and function. HomeLight survey data reveals that a staged house can sell for up to 13% more.
• Prioritize curb appeal shots: Include exterior photos that show the entire home, front yard, and any standout outdoor features.

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

4. Create a compelling, detailed listing

Your listing description is your chance to showcase your home’s unique qualities and attract serious buyers. Start by crafting an engaging headline that highlights a key feature, such as “Cozy 3-Bedroom Home with Stunning Mountain Views in Burlington.”

When writing the description, keep these points in mind:

• Focus on top features: Highlight details like updated kitchens, spacious layouts, or outdoor spaces. Vermont buyers may appreciate features such as energy efficiency, fireplaces, or access to local amenities.
• Use descriptive language: Avoid generic phrases and instead paint a picture with details like “sun-filled living room” or “quiet, tree-lined neighborhood.”
• Include essential information: Specify the number of bedrooms and bathrooms, square footage, and any recent upgrades or renovations.

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

5. List your home on the MLS

The multiple listing service (MLS) is a powerful tool to get your listing in front of a wide audience of buyers and agents. While only licensed agents can post directly on the MLS, FSBO sellers in Vermont can access it by working with a flat-fee MLS service.

• Find a flat-fee MLS provider: Many services in Vermont charge a one-time fee, typically between $300 for a basic listing and up to several thousand dollars if you decide to purchase additional services. These companies also place your listing on major real estate websites like Zillow and Realtor.com.
• Understand the package details: Review what’s included in the service. Some flat-fee providers offer additional options, like listing updates, open house announcements, or even basic support with negotiations for an added cost.
• Provide accurate listing details: Make sure all the information about your home is correct and matches the MLS requirements. Double-check key details like price, square footage, and amenities to avoid any issues.

»Learn more: What Is A Flat Fee MLS Listing Service and Will it Hurt My Home Sale?

6. Market your home

Effective marketing can boost interest and bring more qualified buyers to your door. In addition to the MLS, consider other strategies to promote your Vermont home to the right audience.

• Leverage social media: Post your listing on Facebook, Instagram, and local neighborhood groups. You can also consider Facebook ads, which allow for targeted campaigns.
• Create flyers and signage: Design simple flyers with a few high-quality photos and essential details. Placing a “For Sale” sign in front of your home is also a classic, effective way to attract local buyers.
• Host an open house: Open houses can bring in buyers who prefer viewing in person. Promote the event on social media and through local online groups or community boards.

»Learn more: How to Market Your House for Sale

7. Schedule and manage showings

Scheduling and managing showings effectively can make a strong impression on potential buyers. Consider implementing a few best practices to keep the process smooth and professional.

• Use scheduling tools: Tools like Calendly and Microsoft Bookings can help you coordinate appointments, set up time slots, and minimize double bookings.
• Prepare your home for each showing: Before buyers arrive, do a quick clean-up, open blinds for natural light, and ensure the space feels welcoming and clutter-free. Make sure the home smells fresh and welcoming.
• Prioritize safety: Have a sign-in sheet for buyers and verify identification. Try to schedule showings when someone can be present with you in the home, especially if you’re showing the property alone.

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

8. Evaluate offers, negotiate, and make disclosures

When you start receiving offers, it’s important to carefully review each one to determine the best option. While the offer price is key, also pay attention to contingencies, financing, and timelines.

• Assess the entire offer package: Beyond the price, look at the buyer’s financing method, down payment, and any contingencies, such as inspection or appraisal requirements. An offer with fewer contingencies may be easier to close.
• Respond promptly: If an offer looks promising, respond quickly to show that you’re serious about the transaction. This can keep negotiations moving smoothly.
• Prepare for negotiation: Buyers may come back with counteroffers. Decide your bottom line ahead of time and be ready to negotiate on aspects like closing costs, inspection repairs, or timing.

In Vermont, home sellers are required by law to complete a Seller’s Property Information Report. This form provides buyers with information about the condition of your house and property, including any known material defects and other facts that could affect value. Examples of property issues that must be disclosed include:

• Water damage: Past or present leaks or water damage can damage the home’s structure, cause mold growth, and undermine personal possessions.
• Structural issues: Cracks in the foundation, termite damage, fault lines, or previous structural repairs.
• Hazardous conditions: Asbestos, radon, or lead paint.
• Infestations: Current or recent pest infestations.
• Systems: Damaged or malfunctioning plumbing or electrical systems.
• Air conditioning: The type of air conditioning system, such as central electric or central gas, and which rooms have no air conditioning or heating.
• Appliances: Whether the seller is including appliances like a fridge, stove, washer, dryer, dishwasher, microwave, hot tub, or barbeque.

Some Vermont FSBO sellers may prefer to provide a disclosure report before an offer has even been presented so the prospective buyer is more informed and less likely to withdraw from a deal later in the process.

»Learn more: How To Negotiate When Selling a House

9. Close the sale of your Vermont home

Closing is the final step in the FSBO process and involves completing the legal and financial paperwork to transfer ownership. In Vermont, a real estate attorney typically oversees the closing to ensure all requirements are met.

• Hire a real estate attorney: Even though Vermont law doesn’t mandate one, an attorney can provide peace of mind and handle crucial steps like drafting the deed and managing title transfers.
• Work with a title company: The title company will conduct a title search to confirm there are no liens or claims against the property. In most cases, your FSBO sale can’t proceed unless there is a clean title.
• Complete final steps: The closing process includes signing the purchase agreement, transferring the title, and receiving the final payment. The title company or attorney will usually guide you through these steps. This is also when you turn over the keys to the house. Congratulations — you’ve successfully sold your home by owner in Vermont!

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

FSBO pitfalls to avoid in Vermont

While selling your home by owner can save on commission fees, there are common pitfalls FSBO sellers often encounter. Keep these in mind to avoid costly mistakes:

• Not using the MLS
• Over- or under-pricing your house
• Letting your home sit on the market too long
• Not providing sufficient marketing
• Becoming overly fixated on one detail
• Failing to declutter, depersonalize, and deodorize the home
• Overlooking safety measures for showings
• Skipping legal support for closing

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

Alternatives to selling FSBO in Vermont

If FSBO feels overwhelming or you’re aiming to maximize your proceeds, consider alternative selling options in Vermont:

• Work with a real estate agent: Agents bring local market knowledge, pricing expertise, and professional negotiation skills that can help you secure a higher sale price and more proceeds. By using HomeLight’s Agent Match platform, you can connect with Vermont agents known for their expertise in your area.
• Sell for cash with HomeLight’s Simple Sale: If you need a fast sale, HomeLight’s Simple Sale platform gives you access to the largest network of trusted cash buyers in the country. Provide a few details about your Vermont home, and you’ll receive a no-obligation all-cash offer in 24 hours. If you accept, you can close in as little as 10 days. This option is ideal if you’re prioritizing convenience and speed over maximizing your sale price.

»Learn more: Sell Your House for Cash: For Some, the Convenience Can’t Be Beat

Ready to sell your Vermont home?

Selling a home by owner can be a rewarding challenge if you’re prepared for the work involved. But if you’re looking for added support, HomeLight’s Agent Match can connect you with Vermont’s top-performing agents who understand the local market and can help you get the most from your sale.

Most agents provide free consultations and may even offer to provide a comparative market analysis (CMA) home pricing report.

»Learn more: How Do I Get a Comparative Market Analysis and What Does a CMA Cost?

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If you’re trying to buy and sell in Vermont at the same time, check out HomeLight’s Buy Before You Sell program. This innovative program provides a streamlined, more certain process. Watch this short video to learn more.

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