How to Sell a House By Owner in Colorado (2021 Update)

By 

Kristen Klempert

Updated 

December 28th, 2020

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Selling a house For Sale by Owner (FSBO) in Colorado can save you 2.5% to 5.9% in realtor commissions. But prepare for a lot of work, including filing the required paperwork and learning about your local market to make the most from your sale.

In Colorado, the average commission rate is 5.1% to 5.9%. If you sell a house worth $428,000 — the median home value in Colorado — that’s up to $25,200, which is a huge chunk of your potential profits.

Selling without a real estate agent, known as listing For Sale By Owner (FSBO), is a viable option for experienced home sellers who are willing to put in the time and effort.

Key Benefits of Selling FSBO
  • Direct control over how your home is sold, including the pricing strategy, showing schedule, and negotiation process.
  • No listing commission, which could save you 2.7%, based on the Colorado average.
  • FSBO sellers who find a buyer without an agent, save an additional 2.8%, the average buyer's agent commission rate in Colorado.

However, selling FSBO has risks. Research shows that FSBO homes typically sell for about 6% less than those listed with agents. In addition, FSBO homes often take longer to sell, and are more likely to fall out of contract after accepting an offer — unless the homeowner is experienced and knowledgeable about the process.

In this article, we’ll explain everything you need to know to successfully sell your house without a realtor: the ins and outs of Colorado realtor fees, paperwork, and tips to walk away with more from your sale.

What FSBO Sellers in Colorado Need to Know

Real estate laws, processes, and trends vary greatly across the country. Understanding the details of your market and getting accurate information can make a FSBO sale complicated.

We'll go into more details about what you need to do in Colorado, but here's an overview of the state's laws and regulations.

Colorado FSBO Overview

Real estate attorney required?
No
Required state disclosures? (learn more)
  • Seller Property Disclosure
  • Green Disclosure Form
  • Flood Zone Statement
  • Lead-Based Paint Disclosure
FSBO yard sign allowed?
Yes
Competitive Buyer's Agent Commission (learn more)
2.6% to 3.0%

Additionally, you'll need to know and understand all of your responsibilities as a FSBO seller, which include:

  • Preparing your home by making necessary repairs, cleaning, and staging your home.
  • Accurately and competitively pricing your home.
  • Marketing your home by writing a listing description, taking high-quality photos, posting the listing on different sites (free and/or paid), and promoting your home on social media, in print ads, and via word of mouth.
  • Vetting buyers to ensure they're qualified, from a financial perspective. Accepting an offer from an unqualified buyer will cause your sale to fall through and in Colorado, 9% of mortgage applications are rejected.
  • Negotiating the final price, contingencies, repair concessions, and other aspects of the purchase agreement.
  • Properly filling out all necessary paperwork for a real estate transaction in Colorado.

>> LEARN the steps of a FSBO sale

Clever gives you the savings of FSBO without the added stress!

If you're thinking about listing your home for sale by owner, you probably don't want to pay high real estate fees. We get it. That's why we started Clever.

Clever connects you with a top agent that will provide a full-service listing for a flat fee of $3,000, or 1% if your home is more than $350,000.

Listing with Clever gets you the benefits of a top agent and maximizes your sales price while saving you thousands in commission.

It's free to meet with an agent, and if you decide FSBO's a better fit, you can still use the professional price analysis the agent provides.

How to Price Your Home

Pricing strategy is often make-or-break for FSBO sellers. List your home for too little and you leave money on the table. Price it too high and the listing goes stale, forcing a price drop that could make buyers wary of the home.

To get an accurate idea of what your house is worth, look at comparable listings in your area.

For example, if you live in Denver and think your house is worth about $468,000, search Zillow for active listings that are about $50,000 more and less than that. Analyze details about the houses and how they compare to yours. Ask yourself:

  • Is the school district better or worse?
  • Does it have the same number of bedrooms and bathrooms?
  • Has the house been renovated more recently than yours?
  • How do the neighborhoods and nearby amenities compare?

Answering these questions honestly will help you see if your price is in the right ballpark.

From there, be realistic about what pricing strategy will lead to higher offers. Here are some key pricing metrics that will help you decide the best listing price for your home and market:

State of the Colorado Real Estate Market

Median Home Value*
$428,000
Median Listing Price
$510,000
Listing Price per sqft
$241
% of Homes with Price Reduction
26.3%
Pricing Advice for FSBO Sellers
Homeowners are over estimating how much their houses will sell for. Even if buyer demand is high in your area, by setting your initial price a little lower, you'll attract more buyers and hopefully receive multiple offers.
*Based on data from Zillow (October 2020)
Based on data from Realtor.com (October 2020)

How to List Your Colorado Home for Sale by Owner

Once you've decided on a price, it's time to write a listing description that speaks to local buyers. Understanding their priorities will help you identify what features of your property to highlight in your listing and attract more interest.

Top Buyer Priorities in Colorado

Colorado Buyer Priorities
Advice for FSBO Sellers
1. Listing Price
Be honest about your list price. Look at recent sales data in your area on Zillow or other real estate sites to find an accurate price point for homes of comparable size and condition to yours. Many real estate companies will also conduct an analysis for little to no charge.
2. Architectural Style of Home
In your listing description, talk about any unique architectural features that could set your home apart. If your home was built by a known architect, has original flooring or doors, or has any historical value, be sure to mention it. Also, point out what takes your house to the next level. For example, older homes can be beautiful, but energy inefficient. Highlight upgrades you made like new windows that will save buyers hundreds in heating costs.
3. Recent Renovations
Be specific about large updates you’ve made in the last 5 years, such as rewiring electric, putting in a new roof, or installing a new furnace. List exactly when the renovation was done, roughly how much it cost, and what its current condition is today. This will give buyers peace of mind that they won't have to worry about big issues any time soon
Based on a 2020 Clever survey of 500+ real estate agents

When it comes to advertising and posting your listing, you have several options as a FSBO seller. Each choice has its own pros and cons as well as costs:

  • For Sale By Owner yard sign: You can buy a sign from most hardware stores or online for $20-$50. Be sure to choose one that allows you to add your phone numbers so interested buyers can contact you for property information and showings.
  • Craigslist: Posting your home on Craigslist is free and simple. Just go to the Colorado page, find your city, and create a "real estate — by owner" listing.
  • FSBO websites: There are multiple FSBO listing websites that allow you to post your home for free or a few hundred dollars. But each differs in how many photos you can include, how long the listing is live, and the changes you can make — do your research before choosing a for sale by owner site.
  • Flat-Fee MLS companies: Flat-fee MLS services will list your house on your local Multiple Listing Service (MLS) for significantly less than a realtor. However, they provide few additional services unless you opt for their most expensive packages, which often cost more than using a discount brokerage.

If you choose to use a flat-fee MLS company, you'll have to offer a buyer's agent commission. The MLS is how real estate agents find homes for their clients, and typically a buyer's agent commission is included to incentivize these realtors to show the house to their clients.

List with a top agent for just $3,000 or 1%.

Sell your home for top dollar and save on commission.

How Realtor Commissions Work In Colorado

Traditionally, both the buyer's agent and the listing agent are paid a commission by the homeowner. When sellers work with a realtor, they negotiate a commission as part of the listing agreement.

Based on the average commission rates in Colorado, this typically ranges from 2.5% to 2.9% of the sale price.

In a typical sale, the seller also agrees to a commission rate for the realtor who brings the buyer to the table, which runs between 2.6% to 3.0%.


Average Range in Colorado*
Average Amount⁺
Listing Commission
2.5% to 2.9%
$10,700 to $12,412
Buyer Agent's Commission
2.6% to 3.0%
$11,128 to $12,840
*Based on the average commission rates from a 2020 Clever survey of 500+ real estate agents
⁺Based on typical home value in Colorado (Zillow Data Center, October 2020)

As a FSBO seller, you automatically avoid paying a listing commission. However, there is a solid argument for offering a buyer's agent commission.

A buyer’s agent's commission is an incentive for realtors to show your house to their clients. If you don't offer a commission that is competitive compared to similar homes in your area, then your home could be shown less. Agents may prioritize taking buyers to homes with a commission.

The best way to avoid paying any commission fees is to sell to an unrepresented buyer. However, know that nearly 87% of buyers work with a realtor. If you decide not to offer a buyer's agent commission, you may severely restrict your pool of buyers.

>> LEARN how real estate commissions work

How Commission Costs Break Down in Colorado


FSBO w/ a Represented Buyer
FSBO w/ an Unrepresented Buyer
Listing w/ an Agent
Listing w/ a Discount Agent
Sale Price*
$402,320
$402,320
$437,000
$437,000
Listing Commission⁺
$0
$0
$11,556
$3,000
Buyer Commission⁺ 
$11,265
$0
$11,984
$11,984
Total Profit
$391,055
$402,320
$404,460
$413,016
*Based on median home value in Colorado  (Zillow Data Center, October 2020) and that FSBO homes sell for 6% less (Collateral Analytics, 2017)
Based on the average commission rates in Colorado (2020 Clever survey of 500+ real estate agents)

Paperwork to Sell a House by Owner In Colorado

Once you find a buyer for your house, it's time to start the closing process. In a typical real estate transaction, your agent will make sure you fill out all the necessary documents and forms. As a FSBO seller, you'll have to navigate the paperwork by yourself.

This process varies by state — here’s a quick breakdown of Colorado’s requirements.

Required for All Colorado Real Estate Sales

2 Forms of ID
In most cases, a valid passport, driver's license, or other form of Colorado-issued ID.
Copy of Purchase Agreement and Any Addendums
Copy of the original, signed sales agreement as well as any agreed upon changes.
Closing Statement
A detailed list of all the costs associated with the sale and who pays them. This is often prepared by your escrow agent or title company.
Signed Deed
To legally transfer your property, you'll need the deed that proves you're the rightful owner. At closing, you'll sign the deed over to the buyer.
Bill of Sale
This is basically a receipt that includes both your information and the buyer's. It will also list the final price of the home and what was included in the sale.
Affidavit of Title
A notarized document that states you own the home, that there are no liens on the property, that you are not simultaneously selling the home to someone else, etc.

Possible Additional Documents

Loan Payoff Information
If you have a mortgage on your home, you'll need documentation of exactly how much you still owe and any payoff fees. If you've already paid your mortgage in full, you'll need documentation proving that.
HOA Forms and Guidelines
If your home is part of an HOA, you'll need to give the buyer documentation on the HOA's Covenants, Codes, and Restrictions, financial history, required fees, approval process, etc.
Survey Results or Survey Affidavits
A survey (or an affidavit verifying a previous survey) proves exactly where the property lines are.
Home Inspection Results
If you had a pre-sale inspection, you'll want the results to compare to the buyer's inspection. If having a buyer inspection was part of the sales agreement, you should receive a copy of the results before closing.
Proof of Repairs or Renovations
Documentation proving any major repairs or changes to the house help verify its value. These receipts also provide the buyer with information about who to contact if they discover issues with the repairs in the future.
Home Warranty Information
The home warranty service agreement will explain what is covered, for how long, and any costs associated with the policy.
Copies of Relevant Wills, Trusts, or Power of Attorney Letters
If you are selling an inherited property, you'll need copies of all legal documents that passed ownership to you.
Relevant Affidavits (Name Affidavits, Non-Foreign Affidavit Under IRC 1445, etc.)
You may need additional affidavits like a name affidavit (which lists all of your or the buyer's previous names) or an affidavit proving you are not a foreign citizen and therefore exempt from certain property sales taxes.
Closing Disclosure 
If your buyer is taking out a mortgage and you agreed to certain seller's concessions, you may need a copy of their closing disclosure to verify the lender approved your concessions.
Correction Statement and Agreement
In the event forms are lost or errors are discovered in the future, a correction statement and agreement requires you, the buyer, or their lender, to replace or fix those documents if need be.

Colorado Disclosure Forms

Seller Property Disclosure
The seller disclosure statement details any known issues with your home and its major appliances and systems.
Green (Energy) Disclosure Form
Informs the buyer of energy-related features of the property like having energy-efficient appliances.
Flood Zone Statement
With some mortgages (like federally backed ones), your buyer's lender might require information of the property's flood risk.
Lead-Based Paint Disclosure
Federal law requires that if your home was built before 1978, you disclose information about the dangers of lead-based paint to your buyer.

Find most of the forms you need to sell a Colorado home here.

Many closing documents are legally binding agreements. Any errors can derail your sale and cost you thousands in fees or in costs to re-list your house.

To avoid an expensive mistake, consider hiring a real estate attorney. While this can cost $500-$5,000, an experienced lawyer can answer any questions you have along the way.

FSBO Pros and Cons

Before deciding to sell your home by owner, weigh all the pros and cons to make the right choice for your situation.

Pros

  • More control: As a FSBO seller, you can decide the price, listing timeframe, showing schedule, marketing strategy, negotiation tactics, and more.
  • No competition with other clients: Some agents take on more clients than they can handle, which could mean not getting the attention you need to meet your home-selling goals.
  • Lower commission: As a FSBO seller, you could sell your home without paying any commissions. Based on Colorado's average commission rates, that could leave 2.5% to 5.9% of your sale price in your pocket. Even if your buyer has an agent, you'll still avoid paying 2.5% to 2.9% in listing commissions.

Cons

  • No MLS access: Unless you pay for a flat-fee MLS service, your home won't be on the local MLS. Most agents use MLSes (not Zillow and Trulia) to find properties for their clients and most buyers work with a realtor. So if you're not on the MLS, fewer buyers will see your listing.
  • Risks of inaccurate pricing: Many FSBO sellers find it difficult to be objective when pricing their house and list for too much. If you make this mistake, you won't attract buyers and the listing will become stale. Eventually, you could be forced to accept a low offer or take your home off the market and relist with an agent.
  • Safety issues: As a FSBO seller, it will be your responsibility to show your home to prospective buyers. Not everyone is comfortable being alone with strangers in their homes since incidents such as theft or harassment can occur. Make sure to gauge your own comfort levels before deciding to sell FSBO.
  • More work and stress: Selling a home is a full-time job. Trying to cram all the steps and responsibilities into your schedule is a hassle many FSBO sellers aren't prepared for.

FSBO Alternatives to Consider

If saving money is your main reason for selling your home by owner, there are alternatives. Consider the following lower-cost options (listed from least expensive to most):

Flat-Fee MLS Services in Colorado

As mentioned before, a flat-fee MLS service will post your listing on the local MLS, usually for a low, upfront fee. In Colorado, this will typically cost you a couple hundred dollars.

Here are some Colorado flat-fee MLS companies to compare:

HybridMLSListings

HyrbidMLSListing

Price Range

$299-549 (+ 0.5% at closing)

Number of Photos

Unlimited

Listing Term

6 months

Description
Pricing
Pros & Cons
Reviews
  • HybridMLSListing is a flat-fee MLS service operated by The Resource Group, LLC, a licensed real estate brokerage in Colorado
  • MLS listing typically goes live within 24 hours
  • Free, unlimited changes to your listing
  • Contract preparation and review
  • State disclosures included
$299 - Basic Service
  • 6-month listing on MLS
  • Syndicated to Realtor.com, Zillow, Redfin, and more
  • Unlimited photos (max. Allowed by MLS)
  • Access to state forms, disclosures, and contracts
  • Contract preparation and review
  • Title document review
  • Negotiation assistance

$399 - Deluxe
  • Same as Basic Service package, plus:
  • Showing service

$549 - Premium
  • Same as Deluxe, plus:
  • Professional CMA
  • For sale sign




All packages require 0.5% due at closing


A-la-carte services include "For Sale" signs and showing services

Pros

  • Work directly with the broker, not a referral service
  • Unlimited photos with basic plan
  • Make unlimited, free changes to your listing
  • Assistance with contracts, disclosures, and negotiations

Cons

  • Only 6-month listings available
  • No home valuation or pricing assistance with basic package

As of August 11, 2020, HybridMLSListing's broker Denice Niethammer has an average rating of 4.9/5 based on 9 reviews on Zillow.

SHOW MORE

Home Savings Realty

Home Savings Realty

Price Range

$399-699

Number of Photos

Unlimited

Listing Term

Month-to-month or Unlimited

Description
Pricing
Pros & Cons
Reviews
  • Home Savings Realty is a brokerage offering flat-fee MLS listing services for Fort Collins, Dever, Boulder, and most of Northern Colorado
  • Contracts and closing services included
  • Referrals for other services (inspectors, appraisers, title companies, etc.)
  • Built-in comparative market analysis (CMA)
  • Unlimited photos (up to max allowed by MLS)
  • Sign, brochure, professional photography, and lockbox included
  • Set your own buyer’s agent commission (Home Savings Realty recommends 2-3%)
$399 per month
  • Month-to-month MLS listing contract
  • Syndication to Realtor.com, Coloproperty.com, Google, and Zillow
  • Unlimited photos (up to max allowed by MLS)
  • Professional sign and brochure
  • Professional photography
  • Lockbox
  • Colorado real estate contract and closing services
  • Referrals to inspectors, appraisers, title companies, and lenders in Fort Collins, Loveland, Windsor, Longmont, Denver, and surrounding areas
$549
  • Same as monthly package, plus:
  • 3-month listing on MLS


$699
  • Same as other packages, plus:
  • Unlimited listing on the MLS (until sold or you cancel)
4% Full-Service Listing* (4.5% for homes under $300,000)
  • Same as other packages, plus:
  • A Home Savings Realty agent handles all calls, showings, and negotiations
  • Real estate contract and closing services fully included
  • *4% includes buyer’s agent’s commission












For $500, sellers can purchase assistance with all legal documents (contracts, disclosures, closing documents, and addendums) without listing on the MLS

Pros

  • Involved in all parts of the selling process (as long as contract still active)
  • Work directly with a local broker, not a referral service
  • Maximum number of photos allowed by MLS
  • Home Buyer Rebate available if you also buy a home with Home Savings Realty

Cons

  • Listing terms in basic packages are relatively short compared to similarly priced services from other companies
  • Does not cover all of Colorado

As of August 6, 2020, Home Savings Realty has an average rating of 3.9/5 based on 11 reviews on Google and an A+ rating with the Better Business Bureau.

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Flat Fee Group

Flat Fee Group

Price Range

$299-549 (+0.5% at closing)

Number of Photos

32

Listing Term

6 months

Description
Pricing
Pros & Cons
Reviews
  • Flat Fee Group is a national network of independent brokers that offer flat-fee MLS services in Colorado
  • Pay no buyer’s agent commission if you find an unrepresented buyer
  • Contracts, disclosures, and addendums included
$299 + 0.5% at closing - Basic Service
  • 6-month listing on MLS
  • Syndicated to Realtor.com, Zillow, Redfin, and more
  • 32 photos
  • State forms, disclosures, and contracts
  • Printable flyer
  • Contract and title document review
  • Negotiation assistance
$399 + 0.5% at closing - Showcase
  • Same as Basic Service package, plus:
  • Showing scheduling and feedback service

$549 + 0.5% at closing - Premium
  • Same as Showcase, plus:
  • Comparative market analysis (CMA)
  • For Sale sign


Pros

  • Work directly with the broker, not a referral service
  • Pay no commission if you find an unrepresented buyer

Cons

  • Only 6-month listings available
  • No home valuation or pricing assistance (except Premium package)

As of August 7, 2020, Deni Niethammer, the Colorado Flat Fee Group broker, has a 4.9-out-of-5-star rating on Zillow (9 reviews).

SHOW MORE

>> LEARN about flat-fee MLS services in Colorado

Clever Real Estate

Clever is a nationwide real estate service that connects sellers with top, local agents. You pay Clever nothing and only pay your full-service agent $3,000 (or 1% on homes over $350,000) if and when your home sells.

Listing Fee

1% (minimum $3,000)

Buyer Rebate

Up to 1%

Avg. Customer Rating

4.8/5 (386 reviews)

Description
Locations
Pros & Cons
Reviews
  • Clever Real Estate is a nationwide, online concierge and agent matching service for sellers and buyers — learn more
  • Buyers and sellers are matched with multiple highly rated agents from major brands, such as Keller Williams, Century 21, Compass, RE/MAX, and more
  • Sellers choose a full-service agent and pay a flat, $3,000 fee — or just 1% for homes more than $350,000
  • Buyers may be eligible for up to 1% back at closing (in qualifying locations)

Clever has pre-negotiated lower commission rates with top agents in all 50 states, D.C., and Puerto Rico

Pros
  • Listing fee of $3,000 (or 1% on homes >$350K) for a full-service agent
  • Sellers only pay once their home is sold
  • Partner Agents are top, local realtors with at least 5 years experience
  • Agent matches are customized and based on your specific situation
  • Eligible buyers receive a home buyer rebate of up to 1%
Cons
  • Sellers may not be matched with an agent from their preferred brokerage
  • While homes are listed on the MLS, there's no independent Clever listing site.







As of May 20, 2020, Clever's average customer rating is 4.8/5 based on 386 reviews on Trustpilot.

SHOW MORE

>> LEARN more about Clever Real Estate

Discount Real Estate Services in Colorado

While pricing and services vary, discount real estate companies will help you sell your house for less than a traditional realtor. In most cases, you'll still need to offer a competitive buyer's agent commission, but you'll save on listing fees.

Door Real Estate

Door Real Estate

Listing Fee

$5,000

Buyer Rebate

Up to $1,500

Avg. Customer Rating

4.8/5 stars (420 reviews)

Description
Locations
Pros & Cons
Reviews
  • Door.com is a discount real estate service and licensed brokerage in 10 U.S. states 
  • Sellers pay a flat $5,000 listing fee at closing for full-service listing assistance from a team of agents and specialists
  • Door's online portal allows sellers to manage their listing and get virtual support from Door's in-house team
  • Eligible buyers get up to $1,500 back at closing
CaliforniaOklahoma
ColoradoOregon
FloridaPennsylvania
GeorgiaTennessee
MassachusettsTexas
Pros
  • Sellers get full service for a flat $5,000 listing fee
  • Eligible buyers can get up to $1,500 back at closing
  • Online seller dashboard for managing your listing and centralized communication
  • Buyers get daily MLS email alerts




Cons
  • Other companies offer the same services at lower prices
  • Other companies may offer better value for buyers
  • Team-based approach vs dedicated agent may not be for everyone — learn more
  • Door agent will not attend showings on seller's behalf
  • Salaried agents could be less motivated to sell your home for top dollar

As of May 20, 2020, Door's average customer rating is 4.8/5 based on 420 reviews across Zillow, Google, Facebook, and Yelp.

  • Zillow: 4.9/5 (338 reviews)
  • Google: 4.2/5 (40 reviews*) 
  • Facebook: 4.4/5 (38 reviews)
  • Yelp: 4/5 (4 reviews*)
  • BBB: An A rating, not BBB accredited*

*Reviews are for Door’s Dallas, TX office. Reviews may vary by location. We recommend conducting your own research for customer reviews specific to your area.

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REX Real Estate

REX Real Estate

Listing Fee

2% ($9,000 min.)

Buyer Rebate

Up to 1-1.5%

Avg. Customer Rating

4.6/5 (536 reviews)

Description
Locations
Pros & Cons
Reviews
  • Sellers get full service (minus MLS access) for a 2% listing fee — $9,000 minimum fee for homes below $450,000
  • REX does not post listings on the MLS. Instead, it uses digital advertising to target unrepresented buyers and help you avoid paying a buyer’s agent commission (typically 2-3%)
  • This may significantly reduce your pool of prospective buyers (roughly 87% of buyers work with agents), making it harder to attract offers
  • Represented buyers must cover their agent's fee themselves, which could hinder their ability or desire to purchase your home
  • If you buy a non-REX home with a REX agent, you may qualify for a 1-1.5% commission rebate. If you buy a REX-listed home, you are not eligible for a rebate
Arizona
California
Colorado
New Jersey
New York
Florida
North Carolina
Georgia
Pennsylvania
Oregon
Illinois
Texas
Maryland
Vermont
Massachusetts
Virginia
Nevada
Washington, D.C.
Pros
  • Save up to 1% on listing fees
  • Potential to avoid buyer’s agent commission (2-3%)
  • Get full service (minus MLS access) and concierge support



Cons
  • $9,000 minimum may result in listings fees higher than advertised 2%
  • Not listing on the MLS significantly reduces your home's visibility
  • Not offering a buyer's agent commission puts you at a competitive disadvantage

As of May 20, 2020, REX Real Estate’s average customer rating is 4.6/5 based on 536 reviews across Zillow, Facebook, and Google. See the breakdown below.

>> VIEW REX’s Better Business Bureau profile here.


*These reviews are for REX's main California office. Reviews may vary by location. We recommend conducting your own research for customer reviews specific to your area.

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Listing Fee

$3,500

Buyer Rebate

N/A

Avg. Customer Rating

4.3/5 (115 reviews)

Description
Locations
Pros & Cons
Reviews
  • Redefy is a multi-state real estate franchise that offers flat-fee listing services for home sellers and standard services for home buyers
  • Redefy is currently available in select cities in Colorado, Florida, Georgia, Illinois, North Carolina, South Carolina, Tennessee, Texas, and Virginia
  • When you sell with Redefy, you'll pay a nonrefundable $500 fee up front, then $3,000 at closing, for a total fee of $3,500.
  • You should also expect to pay a buyer's agent commission. Rates vary, but 2.5-3% is typical nationwide
  • When you buy with Redefy, you'll get full service and support, but unlike some other discount services, Redefy doesn't offer built-in savings or rebates
  • Note: Each Redefy office is an individual franchisee, so experiences may vary considerably by location. Look up reviews specific to your local office for an accurate gauge of customers' experiences
Atlanta, GA
Jacksonville, FL
Augusta, GA
Knoxville, TN
Austin, TX
Memphis, TN
Charleston, SC
Miami, FL
Charlotte, NC
Nashville, TN
Chattanooga, TN
Norfolk, VA
Chesapeake, VA
Northern Colorado
Chicago, IL
Orlando, FL
Colorado Springs, CO
Raleigh, NC
Columbia, SC
Richmond, VA
Dallas, TX
Rock Hill, SC
Denver, CO
San Antonio, TX
Fort Mill, SC
Tampa, FL
Greenville, NC
Virginia Beach, VA
Houston, TX

ProsCons
  • Charges $500 non-refundable fee up front
  • Franchise model means service quality and/or experience may vary considerably by location
  • Redefy doesn't do open houses for its sellers
  • Limited availability — locations in only 29 U.S. cities (as of 4/10/2020)
  • No built-in commission rebates for buyers


*Homes valued over $1 million may pay a 1% listing fee — check with your local Redefy office.

As of May 20, 2020, Redefy's third-party reviews for its main Denver office average a 4.3/5 rating across Yelp, Google, and Facebook. See the breakdown below.


*These reviews are for Redefy's main Aurora, CO office. Reviews vary considerably by location. We recommend conducting your own research for customer reviews specific to your area.

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>> LEARN about discount real estate services

iBuyers

iBuyers will buy qualifying homes for cash, meaning you avoid realtor fees — and the stress of listing on the open market entirely. While these companies make fair-market offers, they will deduct any required repairs after an on-site visit. They also charge a service fee typically ranging between 6-14%.

>> LEARN about iBuyers

5 Tips for Selling Your Home Without a Realtor in Colorado

Pulling off a FSBO sale successfully is a difficult feat to accomplish. Here are some helpful tips from Clever CEO and real estate investor Ben Mizes, who has experience listing homes without an agent.

1. Make Minor Repairs

Small upgrades and repairs can do a lot to sway potential buyers. The key is knowing how and where to spend your money to get higher offers. Simple DIY projects like a fresh coat of paint or new cabinet pulls have a high return on investment, whereas pricier improvements like adding a new bedroom may not.

Overall, the most important factor is knowing where the line is between necessary and over-the-top. You want your house to meet buyers' expectations.

"If your kitchen is a disaster, spending more money on a remodel to get it in solid condition will pay off in the end," said Mizes. "But spending money on high-end features to take it from good to extravagant will be a waste."

Also consider how valuable specific repairs are to buyers in your area. Focus on upgrades that have a higher cost recuperation in your region.

Home Repairs with Highest Resale Value in Colorado

Top Upgrades
Avg. Repair Cost
Avg. Resale Value
Cost Recouped
Manufactured Stone Veneer
$9,179
$9,175
100%
Garage Door Replacement
$3,626
$3,484
96%
Minor Kitchen Remodel
$22,472
$17,845
79%
Based on regional data from Remodeling (2020)

2. Price Your Colorado Home Competitively

With the average Colorado home valued at $411,125, the market is pretty neutral in the state. But some homeowners don't seem to have gotten the message. The average listing price is over $495,975 and means that most sellers are pricing their homes at 22% more than their current value. Overpriced homes with few motivated buyers are going to sit on the market too long and drop.

You need to choose a competitive price high enough to show that your home is valuable but not so low as to make your buyers suspicious.

Bonus Tip: A pre-sale appraisal house gives you a more accurate starting point for pricing your home.

Based on our research, in Colorado, appraisals average a couple hundred dollars, but help you walk away with thousands more once your home is sold.

3. Stage and Market Your Home

If you want to ensure that your home sells quickly, you need to attract buyers. Most buyers will find out about your home for sale for the first time via images they see online, so it is crucial that your home has a visually appealing online presence.

Colorado buyers will want to see great views and a warm and cozy home that seems comfortable in the winter. If your home overlooks the beautiful landscapes of Colorado, show it off. Get a professional photographer to take high quality aerial and landscape shots, helping inspire potential buyers to take the leap.

You might also consider hiring a professional stager to redecorate your home. Staging can cost hundreds of dollars a month per room of your house, but it ensures that your home is filled with furnishings and designed in an appealing way.

Bonus Tip: Hiring a professional stager can help alleviate some of the stress FSBO sellers go through. They know your local market and ensure your home is ready to impress, giving you one less thing to worry about.

Shop around to find out which local stagers offer reasonable rates and have a proven record of getting homes ready for sale.

4. Prepare for Showings

Organization is key when showing your home to potential buyers. You'll need a good system for scheduling showings and saving buyers' and agents’ contact information. You'll want to be flexible and try to show your house at buyers’ convenience.

Keep the home clean and decluttered at all times. The last thing you want is to scramble around with a vacuum after a buyer calls for a last-minute showing.

Also, focus on creating a homey atmosphere for buyers. You want to make a great first impression on as many buyers as possible, so add little touches that speak to most people.

"Bake cookies or light scented candles before a showing," advises Mizes. "Smell plays a huge part in how buyers will perceive and remember your house. Use comforting scents to your advantage so they feel at home the moment they walk through the door."

5. Negotiate for the Best Possible Price

Negotiations are about deciding more than the final sale price. You and the buyer (or their agent) will also have to agree upon contract contingencies, how closing costs are divided, the timeline, and more.

To gain the upper hand, get creative with the seller concessions you offer a buyer. While they might cost you a little more at closing, concessions sweeten the deal for buyers and could lead to a higher final sale price.

The most popular concessions vary from market to market. Knowing what works with buyers in your area will help you strengthen your offer.

For example, a 2020 Clever survey of over 500 real estate professionals found that in Colorado, sellers often cover 0.7% to 1.2% of buyers' closing costs. On a home of median value, that equates to $2,996 to $5,136, but can help you close the deal sooner and for more money.

You should also consider offering these popular seller concessions:

Most Common Seller Concessions in Colorado

Concession
Benefits of Offering Concession
Repair Credits
Repair credits are win-wins for buyers and sellers. You'll credit the buyer a set amount to cover the cost of repairs. Once the deal closes, the buyer can personally oversee the project to their liking and you don't have to worry about repairs going over budget.
Home Warranty
If your home has major appliances or systems that are on their last leg, a home warranty can give buyers peace of mind. A warranty will cover possible issues and is typically less expensive than paying for the repairs (or accepting a lower offer from a wary buyer).
Mortgage Discount Points
While the cost varies between lenders, mortgage points lower a buyer's interest rate and can save them thousands over the years. If you offer to buy mortgage discount points, it can seal the deal for some buyers — especially with buyers who don't plan to move again for several years.

Conclusion: Is FSBO Right for You?

FSBO isn't a perfect fit for everyone. But now that you know what awaits, if you're feeling confident about all the steps and possible challenges, you might be ready to sell without a realtor.

Remember, to succeed at selling a house by owner you'll need to:

  • Make a plan: From getting photos of your property to lining up the correct paperwork, there’ll be a lot on your FSBO to-do list. Work out a schedule for when you need to accomplish everything so you can find a buyer and close in a timeframe that works for you.
  • Get ready to hustle: Attracting qualified buyers is hard work. You'll need a great listing description and a killer marketing strategy to generate interest. Also, prepare to spend a considerable amount of your time fielding calls from prospective buyers, handling showings, hosting open houses, and more.
  • Make smart investments: Even though your main goal as a FSBO seller is saving money, spending some money on small upgrades or repairs can lead to higher offers and a faster sale. Also, consider paying for a flat-fee MLS service to list your home on the local MLS to reach more buyers.
  • Seek some professional advice: You don't have to sign a listing contract to talk to a realtor. Professional agents understand that smart sellers weigh their options; they'll be willing to meet for a free consultation. After seeing your home and looking at comps, they might notice issues or advantages you overlooked. Once you've heard their advice, if you still want to sell by owner, you can do so confidently because you thoroughly explored all your choices.

If you'd like some professional guidance with no strings attached, Clever can help. Fill out your basic info below to connect with a top, local realtor for a no-obligation consultation.

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Additional Resources for Colorado Home Sellers