Selling a House Without a Realtor? Here are the Requirements

20 forms and legal documents you’ll need to sell your house

The list of documents required to sell a home FSBO may seem intimidating at first glance, but you probably already have many of the records you’ll need, and other forms are often easy to come by.

This is not an all-inclusive list. Rather, it’s an overview of typical documents necessary to sell a house FBSO. While not all of them are legally required, Miller says, “It’s good to have [additional] documents, [as] they protect [the seller] from a lawsuit.” Be sure to check your state laws for any additional documentation and forms that may be required.

1. Original sales contract. A real estate contract establishes your ownership, along with details such as purchase price and previous seller disclosures.
2. Appraisal. Many FSBO sellers will purchase a pre-listing appraisal. A professional appraisal will help determine the listing price based on fair market value. The buyer’s lender will probably require their own appraisal as part of their loan approval process.
3. Mortgage statement with payoff amount. Contact your lender to get this document to help calculate net proceeds from the sale of your home.
4. Homeowners Association documents (if applicable). This document explains the covenants, restrictions, rules, bylaws, and dues owed by the homeowner.
5. Insurance records. These provide a history of any damages or repairs to your home. Remember, you’re required to disclose the property’s condition. At the same time, these records provide the buyer with an indication of the cost of homeowners insurance.
6. Home maintenance records. Letting the buyer know that you’ve maintained the home can add value.
7. Capital improvement receipts. Keeping track of capital improvements not only helps the seller at tax time, it also can support the asking price.
8. Comparative Market Analysis (CMA). A CMA report compares recent home sales in your area to help you set the right listing price.
9. Seller’s Net Sheet. This organizational worksheet helps calculate your net proceeds after deducting the mortgage payoff, taxes, escrow, and any other fees.
10. Preliminary title report. Doing a title search before you put your home on the market alerts you about any pending taxes, restrictions, or liens on the property that you’ll have to clear before selling.
11. Mandatory disclosures. In most states, sellers must disclose issues with their homes, such as lead paint, asbestos, water damage, property line disputes, defects with household systems or major appliances, and environmental hazards. For example, Miller says to sell a house built before 1978 requires a lead-based paint disclosure. Check your state’s specific disclosure laws.
12. Pre-inspection. Getting a pre-listing inspection can facilitate a quicker sale because it eliminates surprises and gives the seller time to fix major flaws. It’s important to note that there are state laws that can mandate a seller to disclose known issues to buyers, which would include any pre-listing inspection findings that you decide not to correct.
13. Purchase offer and counter-offer forms. The buyer’s agent will likely provide the purchase offer, but if you want to negotiate, be prepared with a counteroffer form.
14. Purchase agreement. This is a legally binding contract between the buyer and seller that outlines the terms of the home sale. In the purchase agreement, you’ll find key details, such as the purchase price, closing date, contingencies (such as financing or home inspections), and responsibilities of both parties.
15. Home inspection report. Even if you did a pre-inspection, the buyer will almost certainly do a home inspection – particularly if there are any inspection contingencies in the offer or if the lender requires it.
16. Latest tax statement. The buyer needs this document in order to calculate the cost of taxes at closing.
17. Settlement statement. The title company or closing agent will prepare the settlement statement, which calculates your net proceeds.
18. Deed. The deed is the actual written document that transfers ownership of the property.
19. 1099-S tax form. This applies only if you don’t qualify for capital gains tax exclusion.
20. 1098. This is a mortgage interest statement that records mortgage interest paid in the previous year for tax purposes.

14 things you’ll need in time, money, and effort to sell your house

In addition to gathering paperwork, be prepared to invest time and money into a FSBO sale. To help you sell successfully, we have provided an overview of some of the duties you may be tasked with.

Prepare your home for sale

You need to do this step with or without an agent, but it’s an important one that bears repeating. Deep cleaning and decluttering get you off to a good start. According to HomeLight’s Top Agent Insights for End of Year 2024, making your home spotless can generate an additional $11,706 in home sale proceeds.

Consider painting your home and making minor repairs. If you hire a cleaner, be prepared to pay $25 to $80 per hour, or an average of $118 to $236 per visit.

Add curb appeal

While this could be considered prep, curb appeal deserves its own category. Nearly half (48%) of top agents agree that enhancing curb appeal is one of the strongest selling points in their respective local markets in 2024.

Some easy tasks you can take on include planting fresh greenery, mulching flower beds, sprucing up the mailbox, and changing out the lighting. If the budget permits, do bigger projects such as fixing the roof or washing the windows.

Consider repairs and upgrades

To ward off home inspection pitfalls, check off any necessary home repairs. Know what must be fixed to complete the sale and what should be fixed to attract buyers. Weigh the return on investment of renovations against the price. For example, a finished basement has the potential of up to 70% return on investment (ROI) but can cost up to $23,000 for a 1,000-square-foot space.

Determine the value of your home

You can start with HomeLight’s home value estimator to get a ballpark idea of what your home might be worth. However, most experienced agents will recommend that FSBO sellers get a professional appraisal or a CMA, a thorough report that compares your property against similar recently sold properties nearby.

Some agents charge $100 to $200 for a CMA, while others charge nothing. The average home appraisal costs $350 to $500.

Look for comparables to determine the list price

Search for recent home sales in your area with similar sizes and features to determine your home’s market value. There are several real estate sites you can consult to find comps, or you can check public property records. This task could take a few hours, but it’s important in establishing a competitive price for your home.

Stage your home

Staging is extremely beneficial for FSBO sellers, as it can help you sell faster and for a higher price. It allows potential buyers to visualize themselves living in the space while highlighting the home’s best features.

With professional staging, rooms appear more spacious, well-maintained, and inviting, which can create an emotional connection for buyers. It helps present the space in its best light, both in person and in photos, which can lead to more interest and, ultimately, a faster sale at a higher price.

Staging differs from decorating in that it’s more generic to appeal to a broad audience; i.e., depersonalize. If you seek professional guidance, expect to pay between 1% to 5% of the sale price of your home. Typical costs for renting furniture for staging range from $50 to $500 a month.

Photograph your home

Once your house has been cleaned, decluttered, repaired, and staged, you’ll want high-quality photos to attract buyers. If you’re taking the photos yourself, be sure to use a digital camera set on a high resolution and take advantage of natural light. You might get better results by hiring a professional photographer. Real estate photographers charge between $200 and $400 per hour.

Write an enticing listing

Photos get a lot of attention, but verbiage tells a story. First, write a catchy title that stands out from other listings. Appeal to the emotions as you highlight unique details and features. Avoid tired words and phrases like “priced to sell” in favor of alluring adjectives. Don’t forget to incorporate keywords frequently buyers use when searching for homes to help your listing rank higher in online searches.

List the property

You’ll get the widest audience exposure by listing your home on the multiple listing service (MLS). Since only licensed real estate agents can list on the MLS, you’ll have to contract with one to do it for you or choose a flat fee MLS service that allows you to list your house online. The cost can vary widely, from as little as $200 to $5,000, depending on the services included in the fee. Alternatively, you can get a free FSBO listing on Zillow.

Market your home

The MLS listing won’t do all the work for you. Take a proactive approach by using multiple marketing strategies to attract potential buyers.

• Place a “for sale” sign in the yard: A well-placed sign increases visibility and attracts local buyers who may be searching for homes in the neighborhood. Make sure the sign includes a phone number or website link for easy inquiries.
• Post on social media: To reach a wider audience, share high-quality photos and videos of your home on platforms like Facebook, Instagram, and Nextdoor. Encourage friends and family to share your post and increase visibility among their networks. It’s also a good idea to join local real estate or neighborhood groups where potential buyers might be searching.
• Mail postcards to potential buyers: Sending professionally designed postcards to nearby homeowners and potential buyers can generate interest, especially among those looking to relocate within the area. Highlight key selling points, such as recent upgrades or desirable neighborhood features. Include a call to action with contact details, an open house invitation, or a QR code linking to an online listing.

Show off your home

Without an agent, you’ll be in charge of managing showings and arranging open houses. While you can opt for a lockbox to allow potential buyers in when you’re not home, you’ll want to be available during an open house and put up signage directing traffic to your home.

To save time, you can set up a Google calendar to book showings. Open houses typically last a few hours on the weekend, so add prep and cleanup time to your schedule.

Evaluate offers and negotiate

Be sure offers are in writing and request proof of funds with a mortgage pre-approval letter. Negotiations can be difficult, so it’s important to approach them carefully and avoid offending potential buyers.

Before going into discussions with them, be clear about your goals (fast sale, minimum price) and understand your leverage (seller’s market, buyer’s market). Decide if you can comply with a buyer’s contingencies, as these affect your overall home sale journey. Be aware that you may be dealing with an agent experienced in negotiations.

Stand by for the inspection

If the buyer is financing the purchase, they’ll typically want to conduct an inspection. You’ll need to make sure everything is accessible to the inspector. You may want to be there or at least provide receipts for maintenance and repairs done around your home.

An inspector primarily looks for major damage and safety issues. Miller says some areas require the seller or seller’s agent to be present at all inspections, but even if not required, she believes it’s a good idea to be present – and that can add several hours to your schedule.

Prepare for closing

Once your home has passed inspection, it’s time to focus on closing or escrow. This process includes running a title search, transferring title and utilities, finalizing paperwork, securing funds, and scheduling closing.

Because there are so many different state laws governing real estate and so many details that could hold up the process if they’re not absolutely correct, it’s advisable to hire a real estate attorney at this stage. At an average cost of $150 to $400 per hour, or a flat fee range between $1,200 and $3,000, a good attorney is well worth it.

Do you need an attorney to sell your home FSBO?

Some states require a licensed attorney to sell a home. Be sure to find out what your state’s requirements are. These are the benefits of having a real estate attorney:

1. Resolve legal issues. According to the NAR, 15% of contacts had delayed settlement in January 2025. These are often problems with titling or financing. An attorney can assist with whatever legal issues arise at closing.
2. Mediate disputes. Disagreements can arise over contractual confusion. Legal professionals can provide counsel to resolve differences.
3. Review property title. Although title companies typically conduct these steps, an attorney could also review and draft the title and contracts.

7 mistakes FSBO sellers make and how to avoid them

When selling your home FSBO, here are some common mistakes to avoid so you can keep your sale on track:

1. Pricing it wrong. Based on the comps and appraisal, price your home at or near Fair Market Value to sell it quickly. Beyond the initial listing price, Miller says, “FSBO sellers don’t know how to manage the price throughout the sale.”
2. Failing to put it on the MLS. More buyers and their agents will see your home if it’s listed on the MLS. “The MLS is a major tool,” Miller believes, “because it feeds to Zillow and other sites,” where more people will see it.
3. Failing to market your home. Failure to actively market a home so it stands out to the right buyers is a major pitfall for FSBO sellers. This oversight can lead to a stale listing and fewer proceeds. It can be especially damaging in a shifting market where the buyer pool is smaller and other homes are benefiting from proven strategies used by experienced agents.
4. Holding out for a better offer. The old real estate adage states that your first offer is usually your buyer. Don’t let that buyer slip away by hoping for a better offer that may never come.
5. Forgetting the disclosure statement. Failing to disclose or overlooking one of the other legal requirements of the sale can be a dealbreaker and even a seller liability. “The biggest risk is forgetting disclosures,” Miller says.
6. Failing to follow up on feedback and offers. Miller explains that a good agent will follow up with potential buyers.
7. Underestimating the time or expense involved in selling FSBO. Costs and responsibilities add up quickly. It can put a lot of pressure on a seller.

4 ways a top agent can save you time and earn you more

If you’re concerned that your time or expertise doesn’t favor FSBO, you can always find a top real estate agent using HomeLight’s free Agent Match platform.

If the thought of paying a 3% commission fee stings, consider this: According to NAR’s 2024 data, the median sale price for FSBO homes was $310,000, compared to $435,000 for agent-assisted sales. FSBO homes often sell for significantly less, meaning the higher price an agent can secure may more than offset their commission — while also making the selling process smoother and less stressful.

Other ways an agent can help you in your home sale journey include:

1. Marketing. Marketing generally starts with listing your home on the MLS, but it also includes excellent photos, staging, social media campaigns, showings, open houses, video walkthroughs, posting notices, and more. Miller says she spends “several hours” preparing a listing to put into the system. Being on the MLS saves time because the agent notes provide additional information, such as disclosures, conditions, and restrictions, that can screen buyers.
2. Fielding offers and negotiating deals. Real estate agents are experienced at negotiation, which can help you get the price you want or secure the most beneficial timelines or other contingencies.
3. Pricing it right. Selecting the right listing price can help your home sell quickly. The longer a house sits on the market, the less it will probably sell for. Determining the right number involves analyzing comps or getting an appraisal.
4. Providing resources. Agents often know what repairs need to be made and which upgrades are likely to earn the highest ROI. They can also recommend reliable contacts to perform many of these tasks.

Weigh the pros and cons of a FSBO sale

There’s a lot to do when selling FSBO. Besides pricing research, listing, marketing, showings, and navigating the inspection and appraisal, the paperwork alone can be daunting. Other tasks, such as preparing the home for sale, getting photos, fielding offers, and negotiating with buyers, can be time-consuming and costly.

HomeLight’s data indicates that the top 5% of real estate agents sell homes for as much as 10% more than the average agent. If you’d like to explore your options and consult with an experienced agent in your area, check out our Agent Match tool and reduce your workload.

HomeLight analyzes millions of transactions to find top agents who sell homes faster and for more money than others in your area. In just two minutes, you can find an industry expert to help you sell your home.

As Miller summarizes, “Agents give [your home] so much more exposure.”

Editor’s note: This blog post is meant for educational purposes only, not legal advice. If you need assistance navigating the legalities of selling your home without a Realtor®, reach out to your own advisor.

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