Deciding to sell by owner since I'm screwed with the competing interest rates at Lennar.

Are you all paying lawyers to draft purchase agreements? Using free forms online? Looking for recommendations and gotchas to look out for.

If lawyer, what have you paid? Only lawyer to respond so far quoted a flat $2500 and then will separately have to pay title company.

Selling to family member FWIW. Thank you!

Been reading through this sub and I'm curious about something. A lot of FSBO sellers end up showing a place that's already empty, and I keep wondering how much that hurts. Do buyers struggle to picture themselves in blank rooms, or does it not really matter?

For those of you who sold your own place empty, did you do anything to help buyers see the potential?

I've seen people mention printing a staged photo and standing it in the room, or handing out a floor plan with measurements.

Did any of that move the needle, or is it effort that buyers ignore? Trying to understand what actually helps when there's no furniture to walk into.

Hey guys,

First time buying a home, and gonna do it through a FSBO deal. Was wondering what I should be looking for when searching and using a mortgage agent. Any hidden fees or important cuts I should be aware of?

Was going to ask AI, but thought it’d be better to gain some actual perspective

The live demo of the future of real estate has already happened.
And nobody in this industry wants to talk about it.

Cooper City, Florida. A homeowner sold his house through ChatGPT. Five days. 3% saved.

Roughly one hundred million estimated views across the coverage cycle.

You can count the outlets that told the actual story on one hand.

Here's what they left out.

ChatGPT routed the consumer to a flat fee brokerage.

A licensed agent was on the file the entire time.

The whole thing was a live production run of the exact model every keynote speaker in this industry has been forecasting for years.

They will tell you to show up in AI.

They will not tell you what happens when AI actually shows up.

I was the Ghost Agent on the file.

Full story in Confidential Remarks.

The Ghost Agent in the Machine Series. File 002.

Hi neighbors! 👋 I have two apartments up for sale in Park City Estates and I’m selling without an agent, so trying to get as much direct exposure as possible.

🛏🛏🛏 🚿🛁 3-Bedroom at 61-35 98th St · Listed at $599,000
https://www.zillow.com/homedetails/61-35-98th-St-1J-Rego-Park-NY-11374/122588195\_zpid/

🛏 🛁 1-Bedroom at 61-25 98th St · Listed at $299,000
https://www.zillow.com/homedetails/61-25-98th-St-9F-Rego-Park-NY-11374/2079737226\_zpid/

Open houses this Saturday & Sunday (7/4 & 7/5) — timings in the listings. If they’re still available, I’ll also host open houses on 7/11 & 7/12. We need to move by end of summer so both are priced to sell quickly.

Happy to work with (buyer commission offered) or without an agent. If you or anyone you know is interested, reach out to me directly at 917-232-2698 (text preferred) rather than through the website — happy to answer any questions! 😊

Background: Home is in Colorado and we’re moving to Canada, need to sell our house to use the proceeds for the move. Listed about two weeks ago. Just dropped the price $10k. We have a flat fee listing agent to save money but have done nearly everything ourselves (marketing materials, photos, etc.) to try and maximize profits and decrease headaches.

We’ve had just two showings since listing went live, only one who gave feedback said the price was “right on” and they gave it a 3/5. We have some 800 views and 56 saves on our listing.

Aside from “just wait,” wondering what, if anything, we can do with our listing?

https://www.zillow.com/homedetails/5107-Sonata-Dr-Colorado-Springs-CO-80918/13581661\_zpid/?fbclid=IwdGRjcASxEPZleHRuA2FlbQIxMQBzcnRjBmFwcF9pZAo2NjI4NTY4Mzc5AAEeq13CO3euyvLUmoQ33UDP2ouxDSZsuq50o6\_xi5-DMjOtcaOlPVEm-XTQ2Oc\_aem\_EtcPPtGxfOqTltFcq9vxlw

Looking for suggestions for best FSBO flat fee services for large acreage in West Virginia. Looking to avoid agent commissions and closing costs.

The property is on a road so the address is just the road without a house number, so would like to be able to put a pin in a map if possible.

Please advise on how to best get this listed at the lowest cost.

Note: I have previously worked with land.com which provided no leads. I have posted FSBO on Zillow and it isn't populating likely due to the lack of street address.

Please advise!

Thanks so much!

We’ve walked 300+ open houses this year across Miami, San Francisco, the Bay Area, and LA - and we’re heading out again this weekend.

The biggest lesson: if you walk the right open houses, you learn the market faster than almost anywhere else. You see what buyers actually value, what sellers are overpricing, which renovations matter, and what listing photos quietly hide.

In our latest video, we compare Miami and San Francisco using real listings we track. Miami has plenty of homes sitting, cutting prices, and waiting. The Bay Area is a different animal - many homes we walked already sold, often above asking.

Same process. Two very different markets.
Full breakdown: https://youtu.be/pMPzVPJpaQM

Curious - do you treat open houses as market research, or just weekend real estate theater?
This week we are in Coconut Grove / Coral Gables / Pinecrest

https://preview.redd.it/tkqgpxc2huah1.png?width=1024&format=png&auto=webp&s=912737eaa38a2b9779f9c948ef5cf61decf8c079

This addendum protects the interest of the seller over the agent if an unrepresented buyer brings an offer. Of course, review and consult with your lawyer and provide feedback on any item I may have overlooked!

SAMPLE ADDENDUM TO EXCLUSIVE RIGHT TO SELL LISTING AGREEMENT

Regarding Buyer Broker Compensation

This Addendum is made on [Date], and is attached to and made a part of the Exclusive Right to Sell Listing Agreement dated [Original Agreement Date] (the “Listing Agreement”) between [Your Full Name(s)] (“Seller”) and [Listing Brokerage/Firm Name] (“Broker”) for the property located at [Property Address] (“Property”).

1. Purpose.

This Addendum modifies the compensation provisions of the Listing Agreement with respect to any compensation offered or paid to a buyer’s broker (also referred to as cooperating broker or buyer’s agent). All other terms of the Listing Agreement remain in full force and effect unless expressly modified herein.

2. Buyer Broker Compensation.

Seller shall have no obligation to pay, offer, or authorize any compensation, fee, concession, or split to any buyer’s broker or buyer’s agent in connection with the sale of the Property, except as expressly provided in this Paragraph 2.

Buyer broker compensation will only be paid by Seller if the following conditions are all met:

a. The buyer’s offer includes a written request for buyer broker compensation (e.g., via a seller concession, direct payment, or other mechanism) in a specific dollar amount or percentage of the purchase price;

b. Seller, in Seller’s sole discretion, determines that the offer (after accounting for the requested buyer broker compensation, any other concessions, closing costs, repairs, and Seller’s listing broker compensation) nets Seller more than the highest alternative offer that does not require Seller to pay buyer broker compensation; and

c. The transaction closes successfully.

Any such payment shall be made at closing from the sale proceeds and shall not exceed the amount requested in the qualifying offer. Seller is under no obligation to accept any offer or to pay buyer broker compensation even if the above conditions are met.

3. No MLS Offer of Compensation.

Broker is not authorized to advertise, offer, or communicate any specific compensation to buyer brokers via the MLS or otherwise, except as may be agreed in writing on a case-by-case basis for a specific offer.

4. Unrepresented Buyers.

If a buyer is unrepresented (no buyer broker), no additional compensation shall be due to Broker beyond the compensation specified in the Listing Agreement.

5. Entire Agreement; Modifications.

This Addendum constitutes the entire understanding between the parties regarding buyer broker compensation. Any further modifications must be in writing and signed by both parties. In the event of any conflict between this Addendum and the Listing Agreement, this Addendum shall control.

We’ve successfully sold one home FSBO and purchased two homes without buyer representation. When buying a home, our strategy has always been to make our offers more competitive by effectively giving the seller a ~3% advantage (net gain), since there is no buyer’s agent commission to pay.

In those cases, the listing agent typically drafts the contract for us, sometimes at no cost or for a reduced fee (around 1%), and then presents our offer accordingly. This has worked well for us in the past. The listing agent never represents us, they just draft the contract for us.

However, in this recent situation, the listing agent completely misrepresented our offer. Despite knowing our strategy, he drafted our offer and presented it to the seller as if he would be collecting the full 6% commission - 3% as the listing agent and the additional 3% that we intended to be a net benefit to the seller. He never informed us this is what he was going to do. We even had a conversation about it and he said nothing; “sure, I’ll write the contract for you.”

He was not representing us in any capacity, yet failed to disclose this clearly and omitted key details when presenting our offer. He straight up lied to us even when we made it clear. Our contract even said “unrepresented.”

As a result, our offer was not competitive at all, completely undermining the intent behind our approach. We only uncovered this after he came back asking if we wanted to improve our price and terms. When we explained that our structure already provided a financial advantage to the seller, he hesitated and then admitted he intended to take the full 6%. He also admitted he knew that’s what we thought and lied to us. This was a phone call; nothing in writing.

The entire situation felt misleading and unethical. The agent clearly understood our strategy but chose to present our offer in a way that maximized his own commission rather than accurately conveying its value to the seller.

He ultimately told us there was no benefit to submitting an unrepresented offer. Based on that, we moved forward with representation and submitted a new offer, this time with a buyer’s agent, meaning the additional 3% went to our agent instead of remaining a potential benefit to the seller. And not going to the listing agent. He was snarky on the phone when we told him that. He clearly wanted to pocket the full 6%.

In the end, the deal fell through and the seller chose another offer. However, the seller was never properly presented with the original structure or intent of our offer, nor made aware of how it could have benefited them. The listing agent lied to us and was happy to take $60k worth of commissions (the full 6%).

If you’re capable of successfully selling a home FSBO, you’re more than capable of navigating a purchase without representation. We’re sharing this experience to caution other unrepresented buyers and to put listing agents on notice: we understand how these deals are structured, and we recognize the tactics that can be used to shift value away from buyers and sellers.

Edit: it was a full price offer with 3% net gain going to the seller. However, the list agent pocketed the 3% without informing us. It was NOT in the contract/ offer we signed. And yes, we did read the contract.

I've spent the past year refining the How to Sell FSBO guide I created based on my own experiences selling my own homes. I've reorganized it into more of a handbook and added sections on things like communication setup, scripts, attorneys, disclosures, and common mistakes.

I've continued updating this guide based on my own FSBO experiences and the questions and suggestions I've received from this community. It's a living document, and I'd appreciate feedback from anyone who's willing to read it. It doesn't matter whether you've sold ten homes FSBO, sold your first one, are currently selling, or considering it.

If you notice something that's missing, something that wasn't clear, or you have a question you think other first-time sellers might also ask, please let me know. If it's helpful and accurate, I'll incorporate it into future updates.

My goal isn't to make this the longest FSBO guide. It's to make sure someone selling for the first time can confidently work through the process without wondering what comes next.

For those who may be curious: This guide began after someone challenged me a year ago stating if selling a home was so easy then why hadn't I created a guide. The commenter's plan was to charge others for his work. I already had my own process stored in my head from selling my homes, so I sat down and wrote it in a few hours. I wanted to make sure anyone interested in selling FSBO had free access to the information instead of feeling like they had to pay for it. Over time, the original guide grew as I identified gaps, gained more knowledge, and incorporated helpful suggestions from others, always giving credit where it's due. What started as a response to one conversation became the living document you're reading today.

How to Sell FSBO Guide: https://www.reddit.com/r/fsbo/s/AP7mayi7Hz

I've listed my house on the MLS and had an open house today and no one came. I have the house listed at 400k for a 5 bed 3 bath at 1839sq ft above ground living space and a total 2600sq ft finished space. 1 bed and bath is in the basement. I might have gone a bit high on the price but the CMA's I did put my house under valued of those houses. I've been on the market for 8 days with approximately 6-700 views total across multiple sites and about 30 saves, but no showings and one offer from a real estate investor. I'm waiting to hear back from a real estate agent who wants my business, but he's giving me a free CMA. Should I drop 15k to show motivation to sell and be more in line with market value to hope to start a bidding war?

I understand this is a For Sale by owner group, but they’re always seem to be a bunch of realtors in here that seem to know at all. So what is my Realtor supposed to be doing for me when I’ve got a lake home listed? I don’t get weekly updates. I get some Email and Only if the agent fills out a form which is basically a survey asking for feedback. But they don’t always fill it out. So there was a couple that was there for two hours and then they came back after The Realtor left and I didn’t get any feedback over this. I only know that because I had it on my security camera because the house is vacant. I guess I expected a little more communication. Do anyone tell me what they’re expecting from their listing agent? Or what you would expect I’m getting absolutely nothing.

With all the recent discussion about making homeownership more affordable, I've been thinking about something homeowners can do today without waiting for new legislation.

One of the biggest opportunities to save money is already available to anyone willing to sell by owner.

For many families, the largest optional expenses when selling a home are the listing commission and, depending on how the transaction unfolds, the buyer's agent commission.

Combined, we're often talking about tens of thousands of dollars.

That money can stay with the seller, be invested in the next home, strengthen retirement savings, pay down debt, build an emergency fund, or even be used to reduce the purchase price and make the home more affordable for a buyer.

If you're selling FSBO, don't let anyone convince you it can't be done.

People successfully buy and sell homes directly every day.

Will it require more preparation? Yes.

Will you need a good real estate attorney? Absolutely.

Will you have to learn a few things along the way? Of course.

But don't confuse "more work" with "impossible."

Personally, I believe in pure FSBO whenever possible.

That means selling without a listing agent and doing everything you reasonably can to attract a direct buyer rather than assuming every buyer will be represented by an agent.

Every direct buyer you attract is another opportunity to keep more of your hard earned equity where it belongs, with the buyer and the seller.

That doesn't happen by accident.

It happens through marketing.

Don't just list your home.

Market your home.

Tell your family, friends, neighbors, coworkers, and everyone in your network that your home is for sale. Share it on social media. Post it in local community groups where permitted. Hold well publicized open houses. Make sure your listing has outstanding photos and a detailed description. Ask people to share your listing with others. The more people who know your home is available, the greater your chances of connecting directly with a qualified buyer.

Even if a buyer comes with an agent, you can evaluate that offer on its own merits.

But if your goal is a true FSBO transaction, don't rely on luck.

Create opportunities for direct buyers to find you.

Price your home realistically.

Respond quickly to every inquiry.

Verify pre approvals early.

Stay organized.

Keep your attorney involved once negotiations begin.

Selling by owner isn't about cutting corners. It's about deciding where your equity goes.

In today's economy, where affordability is on everyone's mind, keeping tens of thousands of dollars in the hands of the buyer and seller, rather than automatically paying it out in commissions, is worth serious consideration.

To everyone in this community who is selling by owner, don't let the skeptics discourage you.

Stay focused.

Market your home aggressively.

Believe in the value you're providing.

And remember this.

Every successful FSBO seller was once someone who had never sold a home by owner before.

I'm rooting for every one of you.

Going to be selling my home by the end of the year FSBO. I don’t like realtors and feel like my wife and I can give this FSBO thing a shot. I’ve been researching a lot on it but from personal experience what are some curveballs or surprises for people who have done it before?

Hi there! This is a great question! Do you know how much work it is for a seller to get their home ready to FSBO?

Well, for one, we're not realtors. We had to spend a lot of time researching our local market, looking for comps, and doing general research on home selling. This includes reviewing disclosure forms and contracts, contracting with attorneys, and pre-sale inspectors.

Once we've done this and felt ready to list, then we have to deep clean and declutter. Perhaps paint, buy items for staging, and get the house photo ready. Don't forget curb appeal! This is a whole lot of work, and hiring contractors is not cheap. Doing it yourself saves money but is laborious and takes time, especially if you work full-time.

Next up, we have to develop a marketing strategy, hire photographers, and if we're going on the MLS, there are fees associated with that as well.

Now we have to deal with managing open houses, taking phone calls, and individual showings, scheduling, and negotiations.

Since we've done all the work of an agent, plus some, why do you feel that we should reduce our price by 3%? You don't expect your agent to work for you for free, but you expect the homeowner to work for free AND pay your agent?

Hi everyone, I know this is a general FSBO sub but I couldn't find any country-specific FSBO for Canada.. First time FSBO here, so sorry if these questions come up a lot here:

I am going to put my house on MLS (using a flat fee agent who is there to just list my property and send me a scheduling website, called ShowingTime). I am responsible to review offers (as I get them directly through the buyers and their agents) and have talked to a lawyer for helping verify the authenticity/legality of the offers.

I am looking for tips, if you have any, and anything that I should know in advance with regards to:

1. Are there any deadlines in terms of reviewing the offers buyers/agents send to FSBO owners? It seems they call this 'Agreement of Purchase and Sale (APS)' in Canada. I am assuming its all going to be through the ShowingTime/email and I will have a final say in whether I like to accept an offer or not, but just curious if there are any gotchas. I am bit confused after reading some posts about a 48-hour time window to accept/reject some APS offers.

2. I couldn't find one but is there any such legal requirement that a seller has to accept the highest offer only (and any time limit on any offer at the same time)?

3. I have researched the recent sold houses, similar sqft in my zip/postal code, so I think I have a reasonable approximation of the market price. Anything an experienced agent might be able to do in terms of the market price here, other than just doing what I am doing here for #3?