r/fsbo

Throw away account, because well, you know.

I'm selling a property in MA. We had a really short inspection to P&S window. The deal is cash and there's nothing complicated about the property or transaction other than it's a 1031 exchange for the buyer.

The deadline to sign the P&S is just hours away. The buyers attorney is apparently filing an extension because the buyer hasn't gotten back to him with feedback. I have seen anything yet.

We already negotiated a concession after the inspection and otherwise the P&S is all boilerplate so there's nothing to negotiate.

I have been through several real estate transactions in my lifetime and this is not the first time the signing of the P&S is seen as flexible. I don't think the buyers will back out, but what's the point of setting deadlines if you're just going to miss them.

I'm considering the backup offers because I'm so annoyed.

First price, +6% hike: buyer and seller’s agents involved.

Second Price, +3% hike, Only 1 Side has agent representation.

Third price, +0% hike, no agent representation.

Why would buyers want to pay MLS prices for a service that’s not being provided? Sellers are greedy and their greed should not be compensated.

Keep in mind that MLS prices are inflated to cover for associated fees, that is not the true value of the asset.

We have a neighbor who is renting in our neighborhood and has expressed interest in our home. They have a current home on the market and have informed us they wanted to buy the home they are currently renting but that things are not working out for them with the owner.

They looked at our home the other day, for almost 45 mins, and never asked about price just that they’d have their transaction broker contact us.

Something seems off. What is your take?

Two separate lawsuits. Two separate groups of people saying the same thing.

Sellers argued in 2024 that the commission system was rigged against them. They won a $418 million settlement. NAR had to change how commissions worked.

Agents now have to tell buyers upfront what they charge and put it in writing before showing a single house.

Then buyers filed their own case. Buyers claimed NAR's rules made commissions nearly impossible to negotiate, which kept prices inflated.

That case just settled in April for $52.25 million.

Here is the part nobody talks about. After the first settlement, commissions went up, not down.

The average buyer agent commission was 2.36% before the settlement. It's now 2.42%. The disclosure rules changed but the actual cost didn't.

What buyers can actually do right now:

1. Ask for the buyer rep agreement before you sign it, not after you've already toured homes.

2. Ask specifically what the agent charges and whether it's negotiable.

3. Ask what happens if the seller won't cover it.

Two settlements. $470 million total. The only thing that actually changed is you can ask questions now.

TL;DR: for sale listing, rehab house with LVP throughout or keep carpet upstairs?_______________________________________

House hasn’t been updated since it was built in 1992 except for a stainless steel, refrigerator and a dishwasher. Everything is white, including the carpets. To improve listing appeal the low cost rehab recommended was to update flooring and paint.

Currently, white tile in the kitchen, entryway, sunken living room area bathroom and laundry room. everywhere else, white carpet (yes, even the upstairs bathrooms). it’s not quite a luxury home in the market but upper end of the East Valley (metro Phx)—neighborhood houses have sold ~$800k to $1M.

One flooring guy said, “New LVP through the whole downstairs is what buyers want to see the second they walk in — it shows up huge in listing photos. Going all LVP upstairs (Option 1) costs about 1/3 more and you won't get it back in the sale. Buyers actually prefer carpet in the bedrooms anyway. Carpet on the stairs is safer, quieter, and feels more "home" in a showing. Neutral colors appeals to the widest buyer pool. Fresh baseboards throughout make the whole place feel new”

opinions appreciated

I got an offer but when I tried to counter offer it kept auto correcting the buyer as the agents name. It’s Friday but tech support should be available 24/7 as offers expire. I have emailed and called many times with no response. Time is crucial and I am very disappointed since going live 3 days ago. Always issues with the system.

Am I overthinking this or is it smart FSBO strategy?

Thinking about reaching out directly to top-producing agents in my area and offering structured incentives to cover BAC to help move my listing.

There are ~16 homes in my neighborhood sitting 1–3 months with no contracts, so I feel like I need to get more aggressive instead of waiting.

Has anyone had success doing this with FSBO, or is it a waste of time?

I'm currently under contract selling my house FSBO and would love input from other sellers who have dealt with inspection negotiations.
The buyers offered a quick 2-week close, which was a big reason I accepted their offer even though they requested $10k in seller concessions (I countered by increasing the purchase price $5k).
They’ve now completed inspections and are saying the HVAC inspector could not properly access the furnace/air handler because it’s located in the attic. The attic access is an existing scuttle opening located in a bedroom closet that requires ladder be brought in. The house has been this way for 25 years.
The buyers are now requesting that I add a completely new attic access with pull-down ladder/stairs from a hallway area somewhere else in the house so future inspections, maintenance, and repairs are easier.
This feels very excessive to me because:
nothing is broken, HVAC works, there already IS attic access. This seems more like a convenience/preference upgrade than an actual repair.

They are also already past their due diligence period.
The buyer’s agent says she is sending over an amendment and calling this a "requirement.”
If you were the seller, how would you handle this? Would you:
refuse entirely,

offer a small credit instead,

negotiate,

or consider this a reasonable seller responsibility?

I’ve had little interest in my recently built condo and believe I’m overpriced. One week on the market with no showings, one open house with one visitor. Likely cutting by about 35k soon but wondering which route to take here. Thank you.

I know that the market has cooled a lot in the Austin metro area. Would like to hear recent FSBO seller experience in the area, as I'm thinking of selling a 3/2 SFR in a suburb right outside Austin.

Were you able to sell close to the appraised value?

For older homes who haven't replaced their roof and HVAC since they were built in the 80s, do you have to offer concessions or discounts for these items to be replaced?

Is it okay to list and have the first open house over memorial day weekend? Or better to wait until the following week to list/open house?