Real estate commissions typically run 5–6% of the sale price. On a $350,000 home, that's $17,500 to $21,000 out of your pocket. It's no wonder so many homeowners — especially retirees watching every dollar — wonder if they can skip the agent and sell the house themselves.

The answer is yes, you absolutely can. About 7% of all home sales in the U.S. are 'For Sale By Owner' (FSBO). But selling without a realtor means taking on everything an agent would normally handle: pricing, marketing, showings, negotiations, paperwork, and closing. It's doable, but you need to go in with your eyes open.

When Selling Without a Realtor Makes Sense

FSBO works best in specific situations. If you already have a buyer — a neighbor, a family member, an investor who's approached you — there's little reason to pay an agent 6% to facilitate a deal that's already in motion. If you're in a hot seller's market where homes sell quickly with minimal marketing, you may not need an agent's network to attract buyers.

It also makes sense if your home is modest and straightforward. A $200,000 ranch home in a subdivision is easier to price and sell than a $900,000 historic property with unique features. The simpler the home, the easier the FSBO process.

Step 1: Price Your Home Correctly

This is where most FSBO sellers make their biggest mistake. Overpricing your home means it sits on the market. Underpricing means you leave money on the table. You need data, not guesswork.

Start with a comparative market analysis. Look at homes similar to yours — same neighborhood, same size, same condition — that sold in the last 3–6 months. Zillow, Redfin, and Realtor.com all provide recent sales data. You can also hire an independent appraiser for $300–$500 to get a professional opinion without committing to an agent.

Step 2: Prepare Your Home for Sale

You don't need to renovate, but you do need to make a good first impression. Clean thoroughly — including windows, baseboards, and light fixtures. Declutter every room. Mow the lawn, trim the bushes, and pressure wash the driveway. Fix anything obviously broken: dripping faucets, sticking doors, burned-out light bulbs.

If your home is dated but functional, that's fine. Buyers expect that from a lived-in home. But dirty or neglected is different from dated — make sure your home looks cared for.

Step 3: Market the Property

The most important thing you can do is get your home on the MLS (Multiple Listing Service). This is the database that all real estate agents use to find homes for their buyers. You can list on the MLS through a flat-fee MLS service for $200–$500 without hiring a full-service agent.

Take good photos. This is not the place to cut corners. Hire a real estate photographer for $200–$400, or at minimum, shoot on a bright day with all the lights on and rooms decluttered. Bad photos kill listings.

Post your listing on Zillow, Facebook Marketplace, Craigslist, and Nextdoor. Put a professional-looking yard sign out front. Tell your neighbors — word of mouth sells more homes than people realize.

Step 4: Handle Showings and Offers

Be prepared to show the home on evenings and weekends when buyers are available. Keep the home clean and ready to show at short notice. During showings, leave the house if possible — buyers feel uncomfortable browsing with the owner hovering.

When offers come in, review them carefully. Price isn't the only factor. Look at contingencies, closing timeline, financing type, and earnest money deposit. A slightly lower all-cash offer with no contingencies may be better than a higher offer with financing that could fall through.

Step 5: Navigate the Paperwork

This is where FSBO gets complicated. A real estate transaction involves contracts, disclosures, title work, and legal requirements that vary by state. At minimum, you'll need a purchase agreement, property disclosure forms, a title company or real estate attorney to handle closing, and any state-required documents.

Strongly consider hiring a real estate attorney to review your contracts and handle closing. This typically costs $500–$1,500 — far less than a full agent commission — and protects you from costly legal mistakes.

The Alternative: A Cash Offer

If FSBO sounds like more work than you want to take on, there's a middle ground. Cash home buyers will purchase your home as-is, with no repairs, no staging, no showings, and no commission. You typically close in 7–14 days.

The trade-off is a lower sale price — usually 75–90% of market value. But when you factor in the agent commission you'd save (5–6%), the repairs you'd avoid, and the months of carrying costs during a traditional sale, the net difference is often smaller than people expect.

The Bottom Line

Selling without a realtor can save you thousands, but it requires time, effort, and attention to detail. If you have a straightforward home, a willing buyer, or a hot market, FSBO is absolutely worth considering. If the process feels overwhelming, a cash offer or flat-fee agent service can give you most of the savings with less of the headache.