We haven’t officially closed on the house yet — that’s scheduled for mid-December (fingers crossed) — but we did receive an offer. Here’s how we made that happen while selling our house by owner.
We’re not real estate professionals, so this is just a straightforward recap of what worked for us when we chose the FSBO (for sale by owner) route. Hopefully these practical tips help anyone attempting a DIY house sale. Interestingly, the buyers who made our offer weren’t readers of our blog — they hadn’t heard of us — so you definitely don’t need an online presence to sell your home. That said, here are the main things that contributed to our success:
Tip #1: Choose the right asking price. Getting the price right is crucial. At first we priced too high and only had two showings in two weeks. After a reality check we reduced the price by about $25,000 and aligned it with comparable homes in our neighborhood for the current market. The result: fourteen showings within two weeks and an offer within 48 hours. Pricing competitively for your market drives attention and leads to faster results.
Tip #2: Clean, declutter, and neutralize. Now is not the time for visible clutter, laundry piles, or dust bunnies. Strong cleanliness and neutral presentation make buyers feel the home has been well cared for. Remove personal items, clear counters, tidy closets, and eliminate odd smells. These small changes help buyers focus on the home itself rather than on perceived maintenance issues.
Tip #3: Market it aggressively. Realtors bring wide exposure through MLS, client networks, and industry connections, so when you FSBO you have to work harder on promotion. We placed newspaper ads, reposted the listing on classified sites regularly, bought a quality for-sale sign, created yard flyers, and eventually paid a flat fee to list on MLS ourselves. Total marketing costs were about $500 — far less than a traditional 6% agent commission — but it required consistent effort to attract traffic and inquiries.
Tip #4: Show the home professionally. How you handle showings matters. We found that letting the listing partner conduct a quick guided tour and then stepping away so buyers could explore on their own felt most professional. When weather prevented outdoor waiting, we waited in the car or took a walk nearby. Give potential buyers space to experience the flow and feel of the home without hovering.
Tip #5: Communicate value clearly. A well-crafted flyer and concise talking points can sway buyers. We emphasized items that would convey with the sale — appliances, window treatments, light fixtures, dining shelving, and even built-ins and a bed frame in the master bedroom — to demonstrate added value. We also highlighted notable assets like a large .75-acre lot, a two-car garage, a remodeled kitchen and baths, a new roof, refinished hardwood floors, and new windows. Pointing out upgrades and unique features helps your home stand out among comparable listings.
Tip #6: Prepare for offers and rely on trusted professionals. Knowing how to respond to an offer is essential. Brush up on negotiation basics and lean on trusted professionals: a closing attorney, a mortgage officer, or an agent you’ve worked with before can be invaluable. We used a closing attorney to review paperwork and guide inspection and closing-date negotiations. Even if you sell by owner, you’ll still need certain legal documents (for example, property disclosure forms and any required lead-paint documentation), and an attorney can ensure everything is handled correctly and legally.
Tip #7: Don’t assume agents will avoid FSBO listings. In our experience, real estate agents did not boycott our sale. Most showings were arranged by buyers’ agents, and the buyers who made the offer were represented by an agent. We did compensate the buyer’s agent with a typical commission portion, but we avoided paying a seller’s agent by handling marketing, showings, and paperwork ourselves with the assistance of a closing attorney. That saved significant fees while still allowing buyer representation.
In short, selling your home by owner takes careful pricing, thorough presentation, active marketing, polished showings, clear value communication, and smart use of professional help when needed. We were prepared to hire a realtor if the FSBO route didn’t gain traction, but once we refined the price and stepped up our promotion, things moved quickly. If you’ve sold a house by owner, feel free to share additional tips — there’s always more to learn. Now we’re just hoping for a smooth closing next month. Is it December yet?