How We Sold Our House By Owner: Practical FSBO Tips That Worked for Us
We haven’t officially closed yet — that will happen at the closing in mid-December — but we did get an offer, and here’s how it happened. We’re not real estate professionals, just homeowners who chose to sell our house by owner (FSBO) and learned a lot along the way. Below is a concise, practical roundup of what worked for us. If you’re thinking about selling without a listing agent, these steps should help you prepare, market, and negotiate with confidence.
Tip #1: Choose the right asking price. This is the single most important factor. We originally priced our house too high and had only two showings in the first two weeks. After we reduced the price by about $25,000 and set a price based on comparable homes in our neighborhood, interest jumped dramatically: fourteen showings within two weeks and an offer within 48 hours of the price change. Pricing realistically for your market is essential — overpricing can make your home invisible to buyers.
Tip #2: Clean, declutter, and deodorize thoroughly. When your house is on the market, every visible detail counts. Remove laundry piles, clear counters, eliminate dust, and remove any odd smells. Messy areas create doubts about maintenance and care. We prepared each room to look spacious and well-maintained, which helped buyers imagine themselves in the space.
Tip #3: Market aggressively and consistently. A listing agent brings contacts, MLS exposure, and buyer traffic. If you sell on your own, you must replace that reach with sustained effort: place ads in local paper(s), post on classifieds regularly, use a clear for-sale sign and high-quality yard flyers, and consider paying to list on the MLS through a flat-fee service if available in your area. We spent roughly $500 on marketing, which is a small fraction compared to a typical 6% realtor fee.
Tip #4: Master the showing routine. Presenting your home properly increases buyer comfort. For us, the most professional approach was for John to lead a brief, confident tour and then step outside so the buyers could explore on their own without feeling watched. When weather or timing made that impossible, we waited in the car. Keeping pets and family members out of the way during showings reduces distractions and allows potential buyers to focus on the house.
Tip #5: Make a clear value proposition in your flyer and during tours. Highlight what conveys with the sale — appliances, window treatments, fixtures, shelving, built-ins, and other items that increase the perceived value. We emphasized unique selling points like a larger-than-typical lot, a two-car garage, remodeled kitchen and baths, a new roof, refinished hardwood floors, and replacement windows. These concrete details helped buyers compare our house favorably against nearby, less-updated properties.
Tip #6: Know how to handle an offer and use professional help. Getting an offer is the goal, but you also need a plan for negotiating and closing. We leaned on professionals we trusted: the closing attorney and our lender, who helped with contract revisions, inspection negotiations, and setting closing dates. Hiring a closing attorney is a modest cost and essential whether you sell by owner or use an agent. Have standard disclosure forms ready (lead paint, residential disclosure, etc.), and ask your attorney to review any paper offer before you respond.
Tip #7: Expect buyer agents to work with FSBO sellers. In our experience, buyer agents did not boycott an FSBO house. Most showings were scheduled by buyer agents, and the buyers who made the offer came through their agent. Because we handled marketing and showings ourselves, we paid only the buyer’s agent commission rather than a full seller’s agent fee, which saved us substantially.
Selling on your own isn’t easy — it requires time, patience, and a willingness to learn — but it’s doable. We would have hired an agent if the process stalled, yet going the FSBO route felt right for us and saved a significant amount in commissions. If you’ve sold your house by owner, feel free to share additional tips. For those preparing to list, focus on accurate pricing, thoughtful staging, strong marketing, and the right professional support to get you through negotiation and closing. Fingers crossed for a smooth closing — we’re counting down the days until December.