How to Sell a House By Owner in Kansas (2023 Update)

Kristen Klempert

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Kristen Klempert

January 25th, 2023
Updated January 25th, 2023

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Why trust us: To create this guide, we surveyed and interviewed Kansas real estate agents, studied Kansas real estate law, and researched more than 20 FBSO companies and alternatives. Learn more about why you can trust our advice.

In Kansas, the average realtor commission rate is 4.54% to 6.80%. If you sell a house worth $215,000 — the median home value in Kansas — that’s over $7,600, which is a huge chunk of your potential profits.

Selling without a realtor, 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.

However, selling FSBO has risks. Research shows that FSBO homes typically sell for about 6% less than those listed with agents AND you'll still usually be on the hook for offering a competitive buyer's agent commission. FSBO homes also often take longer to sell and are more likely to fall out of contract after accepting an offer.

If saving money on realtor commission is what you’re after, it’s worth looking into real estate agents who’ll work at a lower-than-typical commission. Clever Real Estate matches sellers in Kansas with experienced, local agents who offer traditional service for just 1.5%. You can save money and the headache of doing it all on your own.

In addition to looking into FSBO, reach out to Clever to connect with multiple agents in your area. You can interview agents and get a free home valuation so you’ll know you’ve explored all of your options.

Connect with top, local agents in Kansas!

What FSBO sellers in Kansas need to know

🔑 Key benefits of selling FSBO

  • Direct control over the selling process, including the pricing strategy, showing schedule, and negotiation process.
  • No listing commission, which could save you 2.96%, based on the Kansas average.
  • FSBO sellers who find a buyer without a realtor, save an additional 2.70%, the average buyer's agent commission rate in Kansas.

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

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

Kansas FSBO overview

Real estate attorney required?
Yes
Required state disclosures? (learn more)
  • Seller Property Condition Disclosure Statement
  • Flood Zone Statement
  • Lead-Based Paint Disclosure
FSBO yard sign allowed?
Yes
Competitive Buyer's Agent Commission (learn more)
2.14% to 3.27%

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.
  • Negotiating the final price, contingencies, repair concessions, and other aspects of the purchase and sale agreement.
  • Properly filling out all necessary paperwork for a real estate transaction in Kansas.

Note: Kansas is one of several states that require sellers to hire a real estate attorney. While they will assist you with the paperwork and legal aspects of the transaction, they will not help you find a buyer or negotiate a great deal.

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 1.5% fee — half the typical rate!

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 Wichita and think your house is worth about $197,000, 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 Kansas real estate market

Median Home Value*

$214,970

Median Listing Price⁺

$280,000

Listing Price per sqft⁺

$140

% of Homes with Price Reduction⁺

19.5%

Pricing Advice: 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 (August 2022)
⁺Based on data from Realtor.com (August 2022)

How to list your Kansas 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 Kansas

Kansas Buyer Priorities
Advice for FSBO Sellers
1. School Districts
Include appealing information about school districts in your listing description, such as its GreatSchools rating, graduation rates, parental reviews, or state accolades.
2. 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
3. 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.
Based on a 2022 Clever survey

When it comes to advertising and posting your listing without a realtor, 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 FSBO 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 Kansas 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.

How buyers find homes

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 1.5%.

Sell your home for top dollar and save on commission.

How realtor commissions work in Kansas

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 Kansas, this typically ranges from 2.40% to 3.53% 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 2.14% to 3.27%.


Average Range in Kansas*
Average Amount⁺
Listing Commission
2.40% to 3.53%
$5,159 to $7,588
Buyer Agent's Commission
2.14% to 3.27%
$4,600 to $7,030
*Based on the average commission rates from a 2022 Clever survey of 630 real estate agents
⁺Based on the median home value in Kansas (Zillow.com, August 2022)

As a FSBO seller, you automatically avoid paying a listing commission without a realtor. 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.

Further, if you list FSBO, you'll likely receive multiple calls from agents offering to connect you with their buyers...if you pay them a competitive buyer's agent commission (typically 2.70% in Kansas).

» LEARN: How real estate commissions work

How commission costs break down in Kansas

When you sell your home, there are four common scenarios when it comes to commissions:

  • List FSBO and sell to a buyer without a realtor: Pay no commission
  • List FSBO and sell to a represented buyer: Cover the buyer's agent commission
  • List with a traditional agent and sell to a represented buyer: Cover both agents' commissions
  • List with a discount agent and sell to a represented buyer: Cover the buyer's agent commission, but save on the listing commission.

The table below shows how working with or without a realtor could break down in Kansas:


Represented Buyer
Unrepresented Buyer
Listing Agent
Clever Agent
Sale Price*
$202,072
$202,072
$214,970
$214,970
Listing Commission⁺
$0
$0
$6,363
$3,000
Buyer Commission⁺
$5,456
$0
$5,804
$5,804
Total Profit
$196,616
$202,072
$202,803
$206,166
*Based on the median home vallue in Kansas (Zillow.com, August 2022) and that FSBO homes sell for 6% less (Collateral Analytics, 2017)
+Based on the average commission rates from a 2022 Clever survey of 630 real estate agents


Paperwork to sell a house by owner in Kansas

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 selling process varies by state — here’s a quick breakdown of Kansas’s requirements.

Required for all Kansas real estate sales

2 Forms of ID
In most cases, a valid passport, driver's license, or other form of Kansas-issued ID.
Copy of the original, signed sales agreement as well as any agreed upon changes.
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.
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 fair market 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.
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.
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.

Kansas disclosure forms

The seller disclosure statement details any known issues with your home and its major appliances and systems.
With some mortgages (like federally backed ones), your buyer's lender might require information of the property's flood risk.
Federal law requires that if your home was built before 1978, you disclose information about the dangers of lead-based paint to your buyer.

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 working with a low commission realtor instead.

💰 Incredible savings, none of the DIY

Selling your home is time-consuming, and fraught with potential legal issues.

There's a better option. Clever pre-negotiates lower listing fees with top agents in your area. You still save on commission, while getting the support of a full-service agent.

  • Clever partner agents offer full-service support for half the typical cost: a pre-negotiated 1.5% listing fee
  • Clever sellers save an average of $7,000 on commission AND they get offers 2.8x faster than the national average

Ready to find real estate agents who can help you save thousands on your sale? Enter your zip code below to get started!

FSBO alternatives to consider

If saving money is your main reason for selling your home by owner, there are alternatives.

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 1.5% if and when your home sells.

Clever Real Estate

Clever Real Estate

Get Started

💲 Listing Fee

1.5% ($3,000 min.)

💰 Buyer Savings

Cash back after closing

⭐ Avg. Customer Rating

4.9/5 (1,995 reviews)

✍️ Editor's Take
Pros
Cons
Reviews
Locations

Clever is a quick, easy, and free way to find a top-rated local agent. And, unlike many similar companies, Clever pre-negotiates big discounts on your behalf, so you can save thousands without sacrificing on service.


Try Clever for free — save thousands on commission

  • Free, nationwide agent-matching service that partners with full-service local agents from conventional brokerages like Keller Williams, Century 21, and RE/MAX
  • Provides multiple agent matches so you can interview, compare marketing plans, and choose the best fit
  • Pre-negotiates low rates on your behalf — you get full service for just a 1.5% listing fee ($3,000 minimum)
  • If you buy with Clever, you can get cash back to help pay for your move
  • You may not get matched with an agent from your preferred real estate brokerage.
  • Agents may not provide premium services like drone photography and professional home staging.

As of 10/21/2022, Clever has a 4.9 out of 5 rating on Trustpilot, based on 1,844 reviews.


Read reviews from real Clever customers here.

Clever has pre-negotiated low commission rates with top agents in all 50 states and Washington, DC.

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Discount real estate services in Kansas

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.

💲 Listing Fee

1.5% (min. fees vary)

💰 Avg. Savings

$5,550

⭐ Avg. Customer Rating

3.7/5 (301 reviews)

✍️ Editor's Take
Pros
Cons
Reviews
Locations

Redfin offers real savings and is a proven brand. But sellers could compromise on service — especially agent experience and availability.


Read the full Redfin review.

  • If you buy and sell with Redfin, you'll get a 0.5% listing fee discount.
  • Redfin gives its listings premium placement in its popular home search app.
  • If finding the right agent is a top priority, you'll have limited options Redfin only has a few agents in each of its markets.
  • Redfin agents handle more customers at once than the average realtor, so they may not be able to provide as much personalized service.

Redfin has a 3.7 out of 5 rating (301 reviews) across popular review sites like Google and Yelp.


Read reviews from real Redfin customers here.

Redfin is available in 80+ U.S. markets (see all locations).

SHOW MORE

» LEARN: About discount real estate services

Flat fee MLS services in Kansas

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

Here are some Kansas flat fee MLS companies to compare:

Flat Fee Group Kansas

Flat Fee Group Kansas

Flat Fee Group

Best For

Experienced investors who need only a basic MLS listing

Price Range

$399-799

Pros & Cons

Pros:

  • You can set up a free FSBO web page along with your MLS listing.
  • It's easy to switch to a full-service agent if you decide FSBO isn't for you.

Cons:

  • This broker offers only one flat-fee MLS package. However, the company offers a higher-priced full-service option if you want help with facilitating your sale.
  • The company's flat-fee MLS option allows fewer photos and changes to your listing.
  • The flat-fee MLS service is good for a shorter listing duration than usual (three months) and boasts a higher price than many other options.
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Flat Fee Realty Kansas

Flat Fee Realty Kansas

Flat Fee Realty

Best For

Budget-conscious sellers who need a simple, affordable listing

Price Range

$249

Pros & Cons

Pros:

  • Your listing comes with all the state seller's disclosures that you'll need.
  • You can pay a little more to post up to 25 photos on the MLS instead of the standard six.

Cons:

  • Flat Fee Realty doesn't offer any pricing or contract assistance.
  • The company won't be your listing broker. Instead, they'll refer you to a Idaho-based broker who will list your property. If you have problems or questions, you'll end up talking to two companies instead of just one.
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» LEARN: About flat fee MLS services in Kansas

5 Tips for Selling Your Home Without a Realtor in Kansas

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 a realtor.

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 Kansas

Top Upgrades
Avg. Repair Cost
Avg. Resale Value
Cost Recouped
Manufactured Stone Veneer
$10,537
$9,859
93.6%
Garage Door Replacement
$3,910
$3,560
91.0%
Minor Kitchen Remodel | Midrange
$26,363
$18,000
68.3%
Based on regional data from Remodeling

Note: A resale value of more than 100% indicates a profitable repair.

2. Price your Kansas home competitively

The Kansas housing market has been heating up lately, which can be a good sign for prospective sellers. However, it’s important not to get too overconfident and overprice your home, leaving it to sit on the market for a longer period of time.

Do research on local realty websites, like Zillow and Trulia, to give you a basic idea of your home’s fair market value. Compare to recently sold houses in your area of all sizes to determine which of your home’s features are most desirable. Don’t be afraid to contact local realtors for advice - many of them are willing to provide consultations or home value reports either for free or for a small fee.

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

Based on our research, in Kansas, appraisals average $315 to $395, but help you walk away with thousands more once your home is sold.

3. Stage and market your home

When listing your home, you'll need to have professionally taken photographs to make it stand out from other listings and catch a potential buyer's attention. Well-written descriptions can also go a very long way in piquing a would-be buyer's interest and enticing them into scheduling a viewing.

Of course, you'll need to make sure that someone actually sees your listing, so it's important to advertise both online and locally. Posting ads on social media sites as well as home listing services like Zillow can be very helpful. As far as local marketing goes, be sure to put up a sign outside your home and put up advertisements in appropriate places. Some areas do have laws on how you can advertise without a realtor license, so pay special attention to your local regulations.

Staging your home means designing the interior in such a way that a buyer can get a good idea of what living there would be like. Cleaning up and doing minor upgrades can go a long way in impressing a potential buyer, or go all the way and invest in a professional stager. This extremely important step is what will often convince someone coming for a viewing to make a serious offer for the home.

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 without a realtor, 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 Clever survey of local real estate professionals found that in Kansas, sellers often cover 1.80% to 2.60% of buyers' closing costs. On a home of median value, that equates to $3,869 to $5,589, 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 Kansas

Concession
Benefits of Offering Concession
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).
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.
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.

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 Kansas home sellers

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