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

Kristy Snyder

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Kristy Snyder

January 26th, 2023
Updated January 26th, 2023

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

In Oklahoma, the average realtor commission rate is 4.68% to 6.49%. If you sell a house worth $187,900 — the median home value in Oklahoma — that’s over $6,000, 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 Oklahoma with experienced, local agents who offer traditional service for just 1.5%. You can save money and the headache of handling the entire selling process 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 Oklahoma!

What FSBO sellers in Oklahoma need to know

🔑 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 2.76%, based on the Oklahoma average.
  • FSBO sellers who find a buyer without a realtor save an additional 2.83%, the average buyer's agent commission rate in Oklahoma.

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 complicated.

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

Oklahoma FSBO overview

Real estate attorney required?
No
Required state disclosures? (learn more)
  • Property Condition Disclosure Statement for Known Defects
  • Flood Zone Statement
  • Lead-Based Paint Disclosure
  • Property Condition Disclaimer Statement No Known Defects
FSBO yard sign allowed?
Yes
Competitive Buyer's Agent Commission (learn more)
2.37% to 3.28%

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 Oklahoma.

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 Oklahoma City and think your house is worth about $221,000, 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.

Without a realtor, 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 Oklahoma real estate market

Median Home Value*

$187,915

Median Listing Price⁺

$285,000

Listing Price per sqft⁺

$150

% of Homes with Price Reduction⁺

24.1%

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 Oklahoma 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 Oklahoma

Oklahoma 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. 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. 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, you have several options when selling without a realtor. 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 Oklahoma 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 are for sellers working without a realtor. They'll 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 $3,000 or 1.5%.

Sell your home for top dollar and save on commission.

How realtor commissions work in Oklahoma

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 Oklahoma, this typically ranges from 2.31% to 3.21% 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 2.37% to 3.28%.


Average Range in Oklahoma*
Average Amount⁺
Listing Commission
2.31% to 3.21%
$4,341 to $6,032
Buyer Agent's Commission
2.37% to 3.28%
$4,454 to $6,164
*Based on the average commission rates from a 2022 Clever survey of 630 real estate agents
⁺Based on the median home value in Oklahoma (Zillow.com, August 2022)

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.

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 2.83% in Oklahoma).

» LEARN: How real estate commissions work

How commission costs break down in Oklahoma

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 this could break down in Oklahoma:


Represented Buyer
Unrepresented Buyer
Listing Agent
Clever Agent
Sale Price*
$176,640
$176,640
$187,915
$187,915
Listing Commission⁺
$0
$0
$5,186
$3,000
Buyer Commission⁺
$4,999
$0
$5,318
$5,318
Total Profit
$171,641
$176,640
$177,411
$179,597
*Based on the median home vallue in Oklahoma (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 Oklahoma

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 Oklahoma’s requirements.

Required for all Oklahoma real estate sales

2 Forms of ID
In most cases, a valid passport, driver's license, or other form of Oklahoma-issued ID.
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

If you're collecting earnest money from the buyer, use this form.
If a potential buyer makes an offer that you want to counteroffer, you'll use this form to do so.
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.
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.
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.
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.

Oklahoma disclosure forms

Property Condition Disclosure Statement for Known Defects (Appendix A and Appendix B)
The seller disclosure statement details any known issues with your home and its major appliances and systems.
It's rare, but there are times you might not need to make disclosures. If so, you'll need this form.
You'll want the buyer to sign this form so they legally confirm they've received all disclosures.
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.

If you need any more forms for selling without a realtor, you might be able to find them at the Oklahoma Real Estate Commission website.

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.

SHOW MORE

Discount real estate services in Oklahoma

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 Oklahoma

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

Here are some Oklahoma flat fee MLS companies to compare:

OK By Owner

OK By Owner

OK By Owner

Best For

Sellers who aren't in a rush to sell their home.

Price Range

$0-399

Pros & Cons

Pros:

  • There's no listing duration - every listing is hosted until sold.
  • Every listing comes with a basic property report with photos and market statistics - even the completely free listings.
  • Premium packages include professional photography and video services in addition to realtor support.

Cons:

  • Only the paid packages include contracts, disclosures and mandatory forms.
  • Contract review and negotiation assistance always carries additional fees, regardless of the service package purchased.
SHOW MORE
Trinity Properties

Trinity Properties

Trinity Properties

Best For

Sellers who are focused on designing an attractive and marketable listing.

Price Range

$199-399

Pros & Cons

Pros:

  • Seller-hosted open houses can be listed for free at any time, and there's no limit on how many are allowed.
  • All listings include at least 36 photos and additional marketing materials to help your home sell quickly.

Cons:

  • Trinity Properties does not offer additional a la carte services, such as signpost rental and installation.
  • It's unclear what exactly is offered by Trinity's special marketing packages, so you won't necessarily know ahead of time what you're getting.
SHOW MORE
Flat Fee Realty

Flat Fee Realty

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 Montana-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.
SHOW MORE

» LEARN: About flat fee MLS services in Oklahoma

5 tips for selling your home without a realtor in Oklahoma

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 Oklahoma

Top Upgrades
Avg. Repair Cost
Avg. Resale Value
Cost Recouped
Garage Door Replacement
$3,997
$3,697
92.5%
Manufactured Stone Veneer
$10,800
$9,741
90.2%
Minor Kitchen Remodel | Midrange
$26,443
$18,094
68.4%
Based on regional data from Remodeling

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

2. Price your Oklahoma home competitively

In order to sell a home without a realtor, you'll need to price it competitively. Set too high of a listing price, and you'll limit your buyer pool. But if you price it too low, you'll leave money on the table.

Conduct research on Zillow or Neighborhood Scout to find out the prices of homes recently sold in your area. Compare their information, such as whether or not they had a garage or central air, to your homes, and try to assign a fair market value to the features your house possesses and lacks. Essentially, you're trying to pull together the information in a comparative market analysis, which is what agents use to competitively price a home. Without a realtor, you have to do this yourself.

You'll also need to look at how long comparable homes stayed on the market or if they had to drop the price. This will help you determine where the line is for pricing too high in your area.

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

Based on our research, in Oklahoma, appraisals average $370 to $450, but help you walk away with thousands more once your home is sold.

3. Stage and market your home

To show their house to its best advantage, many home sellers use staging companies. Realtors hire them to supply furniture and decorations that are possibly in better condition than your own. The goal is to present your home at its best. Some staging companies will work with FSBO sellers, or you can try to do it yourself.

High-quality photos could help your home sell faster, so think about hiring a professional photographer. Homes with more photos sell faster, spending less time on the market than houses with only one or two pictures. Many realtors include professional photography in their services, but you'll have to find, hire, and pay someone yourself.

Emphasize your property's pluses in the listing description you write. Is it within walking distance of a park? Mention features which appeal to buyers in your neighborhood, whether they're millennials or first-time home buyers, and then post your listing description online and in advertising forums. Monitor those listings and stay on top of answering any questions.

» LEARN: How much it costs to stage a 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, 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 Oklahoma, sellers often cover 1.10% to 1.70% of buyers' closing costs. On a home of median value, that equates to $2,067 to $3,195, 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 Oklahoma

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).
Property Taxes
Often, you have to share past tax information about the property before closing a sale and many first-time home buyers are shocked by how much property taxes actually are. By covering some of those costs, you can offer these buyers some financial relief and make them more inclined to close on the sale.

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 Oklahoma home sellers

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