How to Sell a House By Owner in Pennsylvania

Jaime Dunaway-Seale

By 

Jaime Dunaway-Seale

May 1st, 2022
Updated May 1st, 2022

SHARE

Pennsylvania real estate commissions | How to list FSBO in Pennsylvania | Pennsylvania FSBO paperwork | FSBO pros and cons | FSBO alternatives

In Pennsylvania, selling your house without a real estate agent is possible, and it could save you a lot of money in agent commission fees. The average realtor commission rate in Pennsylvania is 4.70% to 6.60%. If you sell a house worth $260,500 — the median home value in Pennsylvania — you'd pay more than $12,200 to real estate agents. That's a huge chunk out of your potential profits.

Without a listing agent, you can cut commission expenses in half, and you'll have more control over the sale. But because of added responsibilities, such as setting a listing price and negotiating with buyer's agents, selling without an agent is often only a viable option for experienced home sellers willing to put in the time and effort.

Plus, selling for sale by owner (FSBO) has risks. Research shows that FSBO homes typically sell for about 6% less than those listed with agents. You'll also still have to offer a competitive buyer's agent commission — usually 2.80% of the sale price in Pennsylvania. You'll be responsible for all the work of a trained realtor, so if you have other obligations, such as a job or a family, selling FSBO might not be for you.

You may save time and pocket more profit by working with a low-commission realtor who can sell your home for top dollar. Clever Real Estate pre-negotiates 1% listing fees or a flat fee of $3,000 for homes under $350,000 with top-rated local agents. You'll get the support of a full-service agent for a fraction of the typical price, so you can walk away from your sale with the most cash possible.

» SAVE: Sell with a top local agent for just $3,000 or 1% listing fees

Keep reading to learn how to successfully sell your house without an agent in Pennsylvania. We'll explain the ins and outs of costs, pricing strategies, paperwork, and more.

🔑 Key takeaways

  • Selling FSBO gives you direct control over how your home is sold, including the pricing strategy, showing schedule, and negotiation process.
  • Selling FSBO means you won't pay a listing commission, which could save you 2.80% based on the Pennsylvania average.
  • FSBO sellers who find a buyer who's also not using an agent save an additional 2.80%, the average buyer's agent commission rate in Pennsylvania.

How realtor commissions work in Pennsylvania

When you sell your home, there are four common commission scenarios.

1. List with an agent and sell to a represented buyer. Pay for both agents' commission fees.

This is the traditional model. When sellers work with a realtor, they negotiate commission as part of the listing agreement.

Based on average commission rates in Pennsylvania, this typically ranges from 2.20% to 3.30% of the sale price.

The seller also agrees to a commission rate for the realtor who brings the buyer to the table, which runs between 2.50% to 3.30%.

2. List FSBO and sell to a represented buyer. Pay the buyer's agent commission.

As a FSBO seller, you automatically avoid paying a listing commission. However, there is a solid argument for offering a buyer's agent commission. It's an incentive for realtors to show your house to their clients. If you don't offer a competitive commission, agents may prioritize taking buyers to homes with a commission.

3. List FSBO and sell to a buyer without an agent. Pay no commission.

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

4. List with a discount agent and sell to a represented buyer. Pay the buyer's agent commission but save on the listing commission.

You'll typically find the best overall value with a traditional, full-service agent who offers discounted listing fees. For example, Clever Partner Agents work for trusted brands like RE/MAX and Keller Williams and offer a range of full-service benefits for a fraction of the cost. Use Clever's free, no-obligation service to connect with a top-performing agent near you.

The table below shows how this could break down in Pennsylvania:

How Pennsylvania realtor commissions work


Represented seller and buyer
Sell with Clever agent, represented buyer
FSBO seller, represented buyer
FSBO seller, unrepresented buyer
Listing commission
$8,600 (2.80%)
$3,000 (flat fee)
$0
$0
Buyer commission
$7,300 (2.80%)
$7,300 (2.80%)
$7,300 (2.80%)
$0
Total commission
$14,600
$10,300
$7,300
$0
Based on the median home sale price in Pennsylvania (Zillow.com) and the average commission rates from a 2022 Clever survey of 915 real estate agents

» LEARN: What is Realtor Commission?

How to sell a house by owner in Pennsylvania

Prepare your home for sale | Set a price | List your home | Show your home | Negotiate the best price | Close

As a FSBO seller, you need to know and understand all your responsibilities, which include preparing your home for sale, pricing your home accurately, finding buyers, negotiating, and filing the necessary paperwork required by state law.

Real estate laws vary across the country. For example, some states don't allow sellers to put a FSBO sign in their yard if they list on the multiple listing service (MLS) using a flat-fee company.

Here's an overview of what laws you need to know in Pennsylvania:

Pennsylvania FSBO facts
Real estate attorney required?
No
FSBO yard sign allowed?
Yes
Required state disclosures?
  • Seller's property disclosure statement
  • Flood zone statement
  • Lead-based paint disclosure

Although selling your home without an agent may seem like a great way to save on realtor fees, it’s trickier than many people expect. If it becomes overwhelming, you can hire an agent at any time.

Working with a low-commission real estate company may be a better option for those who don’t have time to sell FSBO. You'll avoid the hassle of a FSBO sale and walk away with the most money possible. Clever saves sellers thousands, and they get offers 2.8x faster than the national average.

👋 Skip the DIY: Get a better agent AND bigger savings

Why do all the work of selling FSBO only to end up with less money than you would have with an agent? Clever offers you bigger savings without sacrificing the service you expect from a traditional realtor.

With Clever:

✅ You'll only pay $3,000 or 1% to list your home

✅ You'll work with a full-service realtor from a top broker

✅ It's free, with zero obligation — you can walk away at any time

Saving on realtor fees doesn't have to mean sacrificing service. Find a top local agent today!

Step 1: Prepare your home for sale

Small upgrades and repairs can do a lot to sway potential buyers. The key is knowing how 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 what's necessary and what's over the top. You want your house to meet buyers' expectations. If your kitchen is outdated, spending more money on a remodel to get it in solid condition will pay off in the end. But spending money on high-end features to take it from good to extravagant could be a waste.

Also, consider how valuable specific repairs are to buyers in your area. We asked top agents in Pennsylvania what repairs they think help a home sell. Here are some additional repairs you can make before selling:

  • DRYLOCK basement walls — With so much rain and snow, water infiltration is a major problem in Pennsylvania. Left unchecked, it could cause mold and mildew and lead to cracks in the foundation from repeated freezing and thawing. Use DRYLOCK, a product to prevent water seepage, on your walls and floor.
  • Unclog gutters — Overflowing gutters can cause water damage in your basement. You may be able to clear debris with your hands, a hose, and a garden trowel. Use power tools, such as a leaf blower or power washer, for stubborn clogs.
  • Upgrade your bathrooms — Some older homes in Western PA have a curious feature known as the "Pittsburgh potty," an open toilet in the basement, often with no sink or privacy walls. Consider converting it into a modern restroom or replacing it with a more practical feature, such as a utility sink.
  • Minimum federal property standards — U.S. Department of Agriculture (USDA) loans are quite common in rural areas of Pennsylvania. To attract the most buyers, make sure your property is up to federal standards. Some of the most common repairs may include installing handrails on stairs, replacing cracked windows, and fixing a leaky faucet.
  • New furnace or heat pump — Pennsylvanians don't want their heating system to stop working in January. Dispel any fears by replacing your furnace or heat pump, especially if it's 10–20 years old. If you can't afford to replace it, get a tuneup and have a service contract to show potential buyers.
  • Roof repairs or replacement — Buyers may not see a leaky roof when they're walking through your home, but inspectors and appraisers will definitely notice. Get a pre-sale inspection to make sure your roof is in good working order. A roof can be expensive to replace, and you may not get a full return on your investment. But, leaving it as is could kill a sale.

🙋🏾 Ask a realtor: "A lot of first-time buyer are looking to move right in," said Christina Hoffmeier, a real estate agent of 15 years in the Pittsburgh area. "Less and less buyers are handy. Today’s millennials don’t want to gut a house when they move in, especially when they pay top dollar. Plus, contractors are booked six months out, so it’s just not feasible."

» LEARN: Best Paint Colors to Sell a House

Stage and photograph your home

You'll need professional photos for your listing, and you'll want to showcase a clean and furnished home for potential buyers to see.

A well-staged home can help you sell faster and for more money. Start by decluttering, deep cleaning, and sprucing up your home's curb appeal. We asked top agents in Pennsylvania for their best additional staging tips.

  • To make your home look more spacious, consider moving extra furniture to storage, especially if it's outdated.
  • Declutter countertops and bookshelves. There should be a combination of books, decorative items, and empty spaces on your display areas.
  • Add pops of warm color in the form of flowers, rugs, decorative pillows, or throw blankets.
  • Open or remove room-darkening curtains to let in lots of light.

Bonus tip: Hire a professional stager who knows your local market and can ensure your home is ready to impress, giving you one less thing to worry about. In Pennsylvania, expect to pay between $1,012–2,762 in staging costs. This will get you 60–90 days of a fully designed living room, kitchen, dining room, master bedroom, and bathrooms. Prices vary from city to city, so be sure to give local companies a call for specific estimates.

Step 2: Set a price

Pricing strategy can make or break a FSBO sale. 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.

🙋🏻‍♀️ Ask a realtor: "Price your home unemotionally," Hoffmeier said. "Your home is now your product. If Walmart and Target are selling the same product, buyers will go to the one that’s cheaper."

To get an accurate idea of what your house is worth, look at comparable listings online in your area. For example, if you think your house is worth about $300,000, search Zillow, Redfin, or other listing sites for properties that are about $50,000 more or less than that target. Analyze details about the homes 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.

A pre-sale appraisal gives you a more accurate starting point for pricing your home. In Pennsylvania, appraisals average $320 to $385 but help you walk away with thousands more once your home is sold.

Bonus tip: Ask an agent to perform a comparative market analysis examining comparable properties that have sold recently in your neighborhood. Many realtors will do this for free in the hopes of gaining your business if you decide to forego FSBO.

» LEARN: What is a Comparative Market Analysis?

State of the Pennsylvania real estate market

In 2021, Pennsylvania had a seller's market driven by fierce demand for a limited supply of homes. The lack of homes sent prices soaring. The median home price in Pennsylvania is $235,901, a 14% increase from the year before.

Median home value*
$260,488
Median listing price+
$274,900
Listing price per square foot+
$166
Percent of homes with price reduction+
11.4%
*Based on data from Zillow (April 2022)
⁺Based on data from Realtor.com (April 2022)

However, home values vary from city to city within the same state, and determining the right price for your home will depend on your location. Here are the median home values for some of Pennsylvania's biggest cities:

City
Median home value
Philadelphia
$327,347
Pittsburgh
$211,973
Allentown
$295,377
Erie
$174,257
Reading
$259,880

Market forecasts indicate the housing market is starting to stabilize as inventory increases and interest rates tick back up. But the seller's market in Pennsylvania is expected to continue in 2022.

Selling your home by owner in a hot seller's market might not take much legwork. Paying full price for an agent may feel like a waste of money if you can easily find an interested buyer on your own.

Still, there are many reasons not to forego an agent. It's possible you may get multiple offers on your home. A realtor can advise you which ones are worth accepting so you can make even more when selling your home.

Sell a Home with Clever and Save Thousands!

Enter your ZIP code to see if Clever has a partner agent in your area.

Step 3: List your Pennsylvania home

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. Here are some of the top buyer priorities in Pennsylvania, according to real estate professionals.

Pennsylvania buyer priorities
Advice for FSBO sellers
Radon mitigation system
Because of the state's geology, an estimated 40% of Pennsylvania homes have radon levels above Environmental Protection Agency guidelines. If you have a radon mitigation system, it will give buyers peace of mind about their health and safety. At the very least, perform an at-home radon test and let buyers know the results.
Recent renovations
Most buyers want move-in ready homes. Be specific about large updates you’ve made in the last five years, such as rewiring electric or installing a new furnace. List when the renovation occurred, how much it cost, and its current condition.
A dry basement
A leaky basement can cause mold, mildew, and foundation problems. If you've treated your basement for cracks or have a dehumidifier or sump pump, include that in your listing.
Energy efficiency
As temperatures drop, energy use rises. If you have a heat pump, sprayed additional insulation, or installed energy-efficient windows, mention that in your listing. Consider including a recent utility bill.
Garage or carport
No one wants to scrape 2 in. of ice off their car windshield before heading to work in the morning. Let buyers know if there's a covered area where they can park their vehicles to shield them from winter weather.
Heated driveway
A heated driveway that prevents snow and ice accumulation allows owners to easily enter and exit their home without any shoveling.
Heated interior floors
Stepping onto cold stone, tile, or concrete can feel like walking through a frozen tundra. Heated interior floors will make Pennsylvania's cold winters much more comfortable for buyers. If your home has other luxury features, include that in your listing to make it stand out.

Where to list your home

The best place to market your home is on the MLS. MLS listings populate onto real estate websites like Zillow, Redfin, and Realtor.com, increasing your home's online presence. That's important because 51% of buyers found the homes they purchased via the internet.

However, agents are the only ones who can list on the MLS. You can work with an agent and still maintain control of your sale by using a flat-fee company that charges a one-time payment to list your home on the MLS.

It usually costs a few hundred dollars and includes a property description, up to 25 photos, and a listing lasting no more than 12 months. Additional services, such as a virtual tour, downloadable contracts, and free changes to your listing, are often bundled into more expensive packages — but they're still typically cheaper than paying a listing agent's 3% commission fee. Find the best flat fee MLS companies in Pennsylvania.

As a FSBO seller, you also have several free or low-cost options.

  • Zillow: Listing on Zillow is free and takes just a few simple steps: create a profile, claim your home, navigate to the FSBO page, fill out your listing info, click publish, and wait for verification. Zillow listings also automatically appear on its sister site, Trulia. However, recent changes to Zillow keep FSBO listings separate from agent listings, meaning your home will be a lot less visible to buyers.
  • ForSaleByOwner.com: This well-established and recognized for-sale-by-owner site caters specifically to people wanting to buy or sell FSBO homes. It's free to advertise, but your home won't show up on the MLS or syndicate to other real estate websites. That means your listing will only be viewable to buyers who go to ForSaleByOwner.com.
  • Social media: Post your home listing to Facebook, Twitter, Instagram, and Nextdoor. Sharing is free, and you can reach a lot of people where they’re already spending time.
  • For-sale-by-owner yard sign: You can buy a FSBO sign from most hardware stores or online for $20–50. Choose one that allows you to add your phone number 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 Pennsylvania page, find your city, and create a "real estate — by owner" listing.

» READ: How to List a House on Zillow: An In-Depth Guide

» MORE INFO: Learn How to Sell a House on Craigslist

Step 4: Show your home

Organization is key when showing your home to potential buyers. You'll need a good scheduling system and a spreadsheet to save 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 with a vacuum after a buyer calls for a last-minute showing.

Focus on creating a homey atmosphere for buyers. You want to make a great first impression, so add little touches that speak to most people. Bake cookies or light scented candles before a showing. Smell plays a huge part in how buyers perceive and remember your house. Use comforting scents to your advantage so they feel at home the moment they walk through the door.

Step 5: Negotiate for the best possible price

Negotiations are about 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.

Knowing what's important to buyers in your area will help you strengthen your offer. A Clever survey of local real estate professionals found that in Pennsylvania, sellers often cover 2.10% to 3.00% of buyers' closing costs. On a home of median value, that will cost an additional $5,470 to $7,815.

You should also consider offering these popular seller concessions:

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 problems and is typically less expensive than paying for the repairs (or accepting a lower offer from a wary buyer).
Property taxes
You often have to share past tax information about the property before closing a sale. By covering some of those costs, you can offer buyers some financial relief and make them more inclined to close the sale.
Repair credits
Repair credits are a win-win for buyers and sellers. You'll credit the buyer a set amount to cover the cost of repairs. Once the deal closes, buyers can oversee the project to their liking, and you don't have to worry about repairs going over budget.

Step 6: Close

Closing is the final step in a real estate transaction. The title of the property is officially transferred from the seller to the buyer, and both parties pay their closing costs.

Use a title company to facilitate a smooth closing. Title companies collect and distribute closing costs, collect signatures, ensure sellers have the right documents, and file them with relevant agencies.

🤔 Do I need a real estate attorney to sell my house in Pennsylvania?

If you use a title company, Pennsylvania doesn't require a real estate lawyer to be present at closing. But if you're selling for sale by owner, you may want one to ensure you comply with local laws and protect you from being sued.

Real estate attorneys usually work for an upfront flat fee or an hourly rate costing a few hundred dollars. Find lawyers near you by searching the state bar association, Avvo, or FindLaw.

» READ: How Much are Closing Costs for Sellers in Pennsylvania?

Paperwork to sell a house by owner in Pennsylvania

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. Here’s a quick breakdown of Pennsylvania's requirements.

Want to save this list for later? Download our FSBO paperwork checklist to help you prepare for your sale.

Required for all Pennsylvania real estate sales

Two forms of ID
In most cases, a valid passport, driver's license, or other form of Pennsylvania-issued ID.
Copy of purchase agreement and 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, and that you are not simultaneously selling the home to someone else.

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 covenants, codes, restrictions, financial history, required fees, and approval process.
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's 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 buyers 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 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)
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
If 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.

Pennsylvania disclosure forms

The seller disclosure statement details known issues with your home and its major appliances and systems.
Flood zone statement
With some federally backed mortgages, your buyer's lender might require information about the property's flood risk.
Lead-based paint disclosure
If your home was built before 1978, federal law requires that you disclose information about the dangers of lead-based paint.

» LEARN: Disclosure Requirements for Selling Pennsylvania Real Estate

Where to find documents

The Pennsylvania Association of Realtors, the state chapter of the National Association of Realtors, provides most of the forms used in a typical real estate transaction exclusively to its members and their clients. However, the site offers descriptions of each document that FSBO sellers can read if they need help choosing which forms to use and how to complete them.

Documents may be written in other legal formats if you choose to write them yourself or hire an attorney to help with the paperwork.

✍️ How to write a purchase agreement in Pennsylvania

You can write your own purchase agreement for free if you have access to word processing software, a printer, and legal paper. You must include all the necessary components and terms of sale. Here's what to include:

  • Buyer's and seller's names
  • The address of the property
  • Purchase price
  • Earnest money amount
  • Closing date
  • Inspection or financing contingencies
  • List of inclusions and exclusions, such as furniture and fixtures that stay on the property

Templates for purchase agreements and disclosures can also be found online. Just make sure you download the most up-to-date version for your transaction. Updates seem to happen every six months to a year. Check the Pennsylvania Association of Realtors' standard forms page for any changes.

Here's where to find forms online:

When you're looking for other documents, such as tax records, property surveys, and deeds, check state or local government offices, such as your tax assessor’s office or department of revenue.

Just remember, many closing documents are legally binding agreements. Errors can result in an unenforceable contract that could derail your sale and cost you thousands in fees. To avoid an expensive mistake, consider working with a low-commission realtor.

💰 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 a fraction of the traditional cost: a flat $3,000 listing fee or 1% for homes over $350,000
  • Clever sellers save an average of $9,000 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!

Pros and cons of selling FSBO

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

Pros
Cons
✅ Lower commission: Even if your buyer has an agent, you'll still avoid paying 2–3% in listing agent commission.
❌ Less visibility with buyers: Unless you pay a flat fee MLS company, your home won't be on the local MLS, meaning fewer buyers will see your listing.
✅ More control: You can decide the price, showing schedule, marketing strategy, negotiation tactics, and more.
❌ Risks of inaccurate pricing: If you overprice your home, you won't attract buyers. You could be forced to accept a low offer or take your home off the market and relist with an agent.
No competition with other clients: Some agents take on more clients than they can handle, which means you may not get the attention you need.
❌ Safety issues: You're responsible for showing your home to prospective buyers. Not everyone is comfortable being alone with strangers because theft or harassment can occur.
You may sell faster: If you're selling to a family member or friend, FSBO streamlines the process.
❌ More work and stress: Trying to cram all the FSBO responsibilities into your schedule is a hassle many FSBO sellers aren't prepared for.

FSBO alternatives

If saving money is your main reason for selling FSBO, there are alternatives.

Clever Real Estate

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

Clever Real Estate

Clever Real Estate

Learn More

💲 Listing Fee

$3,000 or 1%

💰 Buyer Savings

Up to 0.5% cash back

⭐ Avg. Customer Rating

4.9/5 (1,512 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 a flat $3,000 listing fee, or just 1% if the home sells for more than $350,000
  • If you buy with Clever, you could get a check worth up to 0.5% of the home price
  • 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 March 11, 2022, Clever has a 4.9 out of 5 rating on Trustpilot, based on 1,512 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 Pennsylvania

Discount real estate companies can help you sell your house for less than a traditional realtor, although pricing and services vary. 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

3.9/5 (416 reviews)

✍️ Editor's Take
Pros
Cons
Reviews
Locations

Redfin offers real savings and 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 3.9 out of 5 rating (416 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

💲 Listing Fee

$5,000

💰 Avg. Savings

$7,000

⭐ Avg. Customer Rating

4.8/5 (1,300 reviews)

✍️ Editor's Take
Pros
Cons
Reviews
Locations

Houwzer offers true flat-fee savings — but homes near or below $500,000 can likely find better rates and less risk elsewhere.


Read the full Houwzer review.

  • Huge commission savings on luxury homes
  • Listing fee includes virtual home tours and other premium marketing services
  • Houwzer has a small team, which limits your options if you don't hit it off with the first agent they send you
  • If you're selling a lower-priced home, Houwzer may not be cheaper than selling with a traditional realtor

Houwzer has a 4.8 out of 5 rating (1,300 reviews) across popular review sites like Google and Zillow.


Read reviews from real Houwzer customers here.

Houwzer is available in the following locations: FL, MD, NJ, PA, VA, DC.

SHOW MORE
REX Real Estate

REX Real Estate

Full Review

💲 Listing Fee

2.5% ($9,000 min.)

💰 Avg. Savings

-$325

⭐ Avg. Customer Rating

4.7/5 (956 reviews)

✍️ Editor's Take
Pros
Cons
Reviews
Locations

REX’s promise of huge savings is misleading. Its advertising misrepresents the significant risks of its pricing model and marketing approach. And its high minimum fees mean that many sellers won't save anything.


Read the full REX Real Estate review.

  • REX's approach is incredibly risky — but if the gamble pays off, you could save about 50% on realtor fees
  • Like other full-service brokerages, REX agents provide in-person services and support
  • REX's 2.5% listing fee doesn't save you much — many full-price agents charge similar rates
  • REX doesn't list your home on the MLS, so up to 90% of buyers may not even know it's for sale
  • This risky marketing strategy seems likely to fail, so you may not save anything on commission

REX has a 4.7 out of 5 rating (956 reviews) across popular review sites like Google and Zillow.


Read reviews from real REX customers here.

REX is available in the following areas: AZ, CA, CO, FL, GA, MD, NV, NJ, OR, PA, TX, WA, DC.

SHOW MORE

» COMPARE: Discount Real Estate Brokers: Who's the BEST in 2021?

Flat fee MLS companies in Pennsylvania

A flat fee MLS service will post your listing on the local MLS, usually for a low, upfront fee. In Pennsylvania, this will typically cost you a couple hundred dollars.

Simple Choice Realty

Simple Choice Realty

Simple Choice Realty

Best For

Sellers who want to manage their listing completely online

Price Range

$399-1,999

Pros & Cons

Pros:

  • The basic listing package includes 25 photos. Many competitors include fewer than 10 with their lowest listing tier.
  • For an extra fee the listing broker will review your contract and walk you through everything included in it.

Cons:

  • You'll pay extra to get your contact info added to your Zillow listing.
  • Simple Choice Realty doesn't cover all areas of the state. You can check with the broker to see if they take listings in your area.
SHOW MORE
XFlatFeeMLS

XFlatFeeMLS

XFlatFeeMLS

Best For

Sellers who want an affordable barebones MLS listing without any extras

Price Range

$89-380

Pros & Cons

Pros:

  • You can choose to defer payment until after closing.
  • The company claims it will beat any competitor's price by 10%.
  • XFlatFeeMLS offers a full refund if you decide to list with one of its recommended full-service agents instead of selling FSBO.

Cons:

  • The deferred payment plan costs more than twice the unlimited listing.
  • The website is hard to navigate and offers no way to manage your listing and leads online.
SHOW MORE
Flat Fee Group

Flat Fee Group

Flat Fee Group

Best For

Sellers who need a longer listing term

Price Range

$399-1,999

Pros & Cons

Pros:

  • The base package comes with a 12-month listing term. Many companies only offer six-month options for their basic listing.
  • You'll get a for sale sign with each listing package — just pay $10 for shipping.

Cons:

  • You won't get any pricing assistance unless you upgrade to the full-service option ($1,999).
SHOW MORE

» FIND: 5 Best Pennsylvania Flat Fee MLS Companies in 2021

Conclusion: Is FSBO right for you?

FSBO isn't a right for everyone. But if you're feeling confident about the steps and knowledgeable about the challenges, you might be ready to sell without a realtor in Pennsylvania. To succeed, you'll need to:

  • Make a plan: From taking photos of your property to filling out the correct paperwork, there will be a lot on your FSBO to-do list. Set completion goals and work out a schedule 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 time fielding calls from prospective buyers, scheduling showings, hosting open houses, and more.
  • Make smart investments: Even though saving money is your main goal as a FSBO seller, spending money on small upgrades or repairs can lead to higher offers and a faster sale. Also, consider paying a flat fee company 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 problems 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 your choices.

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

👋 Need a great agent on your side?

Connect with top local agents who can help you get a great deal on a new home. Eligible buyers will also get 0.5% of the price back as cash in their pocket after closing.

Additional resources for PA home sellers

FAQs: How to sell your house without a realtor in PA

Listing on Zillow is free, and homes will automatically appear on its sister site, Trulia. However, recent changes to Zillow keep FSBO listings separate from agent listings, meaning your home will be a lot less visible to buyers.

The most common forms you need to sell a house by owner in Pennsylvania are:

  • Copy of purchase agreement
  • Signed deed
  • Bill of sale
  • Affidavit of title
  • Seller's property disclosure statement
  • Lead-based paint disclosure
  • Flood zone statement

Pennsylvania doesn't require a real estate lawyer to be present at closing. But if you're selling for sale by owner, you may want one to ensure you comply with local laws and protect you from being sued.

Better real estate agents at a better rate

Enter your zip code to see if Clever has a partner agent in your area.

If you don't love your Clever partner agent, you can request to meet with another, or shake hands and go a different direction. We offer this because we're confident you're going to love working with a Clever Partner Agent.