Why trust us: To create this guide, we surveyed and interviewed Texas real estate agents, studied Texas real estate law, and researched more than 20 FBSO companies and alternatives. Learn more about why you can trust our advice. |
Selling your home without a realtor in Texas means you won't have to pay the average listing commission of 2.71% of your home's sale price. On a typical home sale in Texas, that would equal $7,882 in savings.
However, selling on your own — also called for sale by owner or FSBO — is a lot of work. This is one reason why only 10% of home sales are by owner. You'll need to do all of the work an agent usually does, including pricing, scheduling showings, negotiating offers, and filling out closing paperwork without a realtor's help.
Selling FSBO is something you should only take on if you have the time and experience to actually save money in the end. This guide will help you decide if selling without a realtor in Texas is a good idea for you.
Who should sell a house by owner?
Not everyone will benefit from selling without a realtor. Before making a decision, carefully weigh the pros and cons of FSBO and how they apply to your specific situation.
Selling without a realtor in Texas could be a good choice if:
You've sold a home before, either on your own or with the help of a realtor. You'll know what to expect from the selling process.
You know a real estate expert you can turn to for advice. Having a friend or family member willing to provide advice (for free) is a huge advantage.
Your schedule allows you to do the work of an agent. Acting as your own agent means being available to answer questions and schedule appointments for showings.
You already know who you're selling to. Finding a buyer is most of the work of selling a home. If you already have a buyer lined up, you can focus on closing and all the work that goes into it.
You want to oversee all aspects of the selling process. If you want to be in total control of selling your home, from pricing to final negotiations, FSBO gives you that control.
If two or more of these criteria don't describe your situation, your best bet is to go with an agent.
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 Texas 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 Texas!
How to sell a house by owner in Texas
Here are 6 steps to sell a house by owner in Texas: |
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 paperwork required by state and federal law.
However, 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 MLS company. You'll want to make sure every part of your FSBO sale is legal and won't cause problems later on.
Here's an overview of what laws you need to know in Texas.
Texas FSBO facts | |
|---|---|
Real estate attorney required? | No |
FSBO yard sign allowed? | Yes |
Required state disclosures? |
|
Although selling your home without a realtor 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.
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.
Also, consider how valuable specific repairs are to buyers in your area. We asked top agents in Texas what repairs they think help a home sell for more. Here are some additional repairs you can make before selling:
- Roof repairs or replacement — Because they live in areas with high winds and storms that drop hail, Texans want a roof in good condition. 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, but leaving it as is could kill a sale.
- Foundation repairs — Concrete slab foundations are common in Texas, but they're susceptible to extreme heat. When the soil dehydrates in the summer, it shrinks and shifts, causing cracks in your foundation. If you notice cracks in your walls, uneven floors, or jammed doors and windows, it could indicate foundation problems. Most foundation repair companies offer free estimates, but problems can be expensive to fix.
- Updated kitchen — Most buyers want a move-in ready home, including a modern kitchen with quartz or granite countertops. A walk-in pantry is a major selling point, with 54% of buyers saying it's desirable. But if it requires knocking down walls or building an addition, it may not be worth the investment.
- New HVAC — Texans don't want their cooling system to stop working in August. Dispel any fears by replacing your HVAC, 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.
» LEARN: The Best Paint Colors to Sell a House
🤔Selling "as is" in Texas Selling a home "as is" means you won't make any repairs, and the prospective buyer will purchase the home in its current condition. You'll likely turn a higher profit if you fix up your home, but if you need to move quickly or don't have money for repairs, selling "as is" may be right for you. If you're selling your home sans repairs, write in the listing description that the home will be sold "as is" and repairs are not negotiable. Disclose any significant problems, such as mold, asbestos, or water damage. The price of the home should be lowered to reflect the cost of making significant renovations. » READ: Should I Sell My House As Is or Fix It Up? |
Photograph and stage your home
You'll need professional photos for your listing. You'll want to showcase a clean and furnished home for potential buyers to see.
When you're in the process of moving or have already moved to a new home, you might have left your home empty before the sale. Instead of leaving it empty, you could hire a company to stage it.
A well-staged home can help you sell faster and for more money. However, this could cost you several hundred dollars a month per room to fill it with the right furnishings.
In Texas, homeowners will want to see:
- A backyard staged with patio furniture for outdoor entertaining
- Flex spaces staged as a home office, gym, or playroom
- A walk-in pantry, if you have one, with storage bins
- Lots of space, so consider moving extra furniture to storage
- Lots of light, so open or remove curtains that might darken a room
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 Texas, expect to pay between $2,000–3,500 in upfront 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.
To get an accurate idea of your home's fair market value without a realtor's help, 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.
A pre-sale appraisal gives you a more accurate starting point for pricing your home. In Texas, appraisals average $320 to $425 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 Texas real estate market
To find the right price for your Texas home, look at current trends in your local housing market. Like the rest of the U.S., housing sales are slowing down in Texas. There were 32.1% fewer home sales in late 2022 compared to late 2021. Houses are also sitting on the market for almost twice as long — 48 days compared to 27 days a year ago. All of this means you'll take a bit longer to sell your home in 2023 than you would have in 2021.
Median home value* | $290,863 |
Median listing price⁺ | $381,490 |
Listing price per square foot⁺ | $187 |
Percent of homes with price reduction⁺ | 33.9% |
The good news is that home prices haven't fallen, even if they've leveled off a bit. The median sale price of a home in Texas is up 3% from a year ago. But the market is cooling in Texas, and home values will likely continue to shrink. You're better off selling sooner rather than later.
With home values flattening, you might think that FSBO is a good way to maximize your profits. But remember that you risk selling for less overall when you choose to sell without a realtor.
Enter your ZIP code to find a Clever partner agent in your area.
Step 3: List your Texas 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 Texas according to real estate professionals.
Texas buyer priorities | Advice for FSBO sellers |
|---|---|
Backyard amenities | With mild winters and year-round warm temperatures, Texans spend a lot of time outside. They value shaded patios and pools to cool off in the summer, as well as outdoor kitchens and dining sets for backyard barbecues. A storage shed for tools, boats, or ATVs is a bonus. |
Architectural style | Texas has a wide range of architectural styles, from Craftsman to Victorian and Spanish Colonial Revival. In your listing description, talk about unique architectural features, such as original flooring, that could set your home apart. Let buyers know if your home was built by Charles Dilbeck, Clifford Hutsell, or another famous Texas architect. |
Energy efficiency | Texas summers are sweltering, especially in southern parts of the state. As temperatures rise, so does energy use. If you've sprayed additional insulation in your home or installed energy-efficient windows or appliances, mention that in your listing. Consider including a recent utility bill. |
Sprinkler system | Let buyers know if you have a sprinkler system. Not only will it keep the yard green under intense summer heat, it will keep the dirt around the foundation moisturized to prevent cracking. |
Low property tax rates | Texas doesn't have state income tax, but it does have some of the country's highest property tax rates. Property tax rates in Texas are set at the local level. If your home is located in a county that has a tax rate lower than the state average, include that in your listing. |
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, 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 MLS 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 Texas.
As a FSBO seller, you also have several free or low-cost options.
- For sale by owner websites: There are several well-established and recognized for sale by owner sites that cater specifically to people wanting to buy or sell FSBO homes.
- 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 Texas page, find your city, and create a "real estate — by owner" listing.
» 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.
🙋🏻♀️ Ask a Realtor: "Clean top to bottom. Houses are selling fast, but clean sells," said J.C. Young, a realtor with more than 10 years experience in the Texas market. "We have such low inventory, buyers can overlook a few things like a kitchen or bathroom that's not updated if the shower and tub are sparkling clean. It makes them feel like there’s pride of ownership there. That emotion carries throughout the house." |
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 Texas, sellers often cover 1.40% to 2.30% of buyers' closing costs. On a home of median value, that will cost an additional $4,072 to $6,690.
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 issues and is typically less expensive than paying for the repairs (or accepting a lower offer from a wary buyer). |
Mortgage Discount Points | While the cost varies between lenders, mortgage points lower a buyer's interest rate and can save them thousands over the years. If you offer to buy mortgage discount points, it can seal the deal for some buyers — especially with buyers who don't plan to move again for several years. |
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. |
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.
In Texas, the buyer and seller can negotiate who chooses the title company.
» READ: How Much are Closing Costs for Sellers in Texas?
🤔Do I need a real estate attorney to sell my house in Texas? Texas 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. Unlike realtors, real estate attorneys don't have knowledge of the local market and can’t help you negotiate the price of your home, but they can write a purchase and sale agreement and other legal contracts. Hire one if you want a contract that's free of loopholes, ensures the best terms for you, and protects you against a breach of contract. Real estate attorneys usually work for an upfront flat fee or an hourly rate costing a few hundred dollars. In Texas, a real estate attorney will cost about $230 an hour on average. Find Texas lawyers near you by searching the state bar association, Avvo, or FindLaw. |
Paperwork to sell a house by owner in Texas
In a typical real estate transaction, your agent will make sure you fill out all the necessary documents and forms. As a FSBO seller without a realtor, you'll have to navigate the paperwork by yourself. Here’s a quick breakdown of Texas’ requirements.
Want to save this list for later? Download our FSBO paperwork checklist to help you prepare for your sale.
Required for all Texas real estate sales
Two forms of ID | In most cases, a valid passport, driver's license, or other form of Texas-issued ID. |
Copy of purchase and sale 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. |
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. |
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 fair market 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. |
Texas disclosure forms
The seller disclosure statement details known issues with your home and its major appliances and systems. | |
With some federally backed mortgages, your buyer's lender might require information about the property's flood risk. | |
If your home was built before 1978, federal law requires that you disclose information about the dangers of lead-based paint. |
Where to find documents
Need a document that's not on the list? The Texas Real Estate Commission website has dozens of blank contracts, forms, and reports. The documents are intended for real estate agents, but they're available for free public use if you're working without a realtor.
You can also find free downloadable forms online through LawDepot or eForms. Some services, such as US Legal, combine the most popular state-specific real estate forms into a package that FSBO sellers can purchase for a small monthly subscription.
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.
FSBO alternatives
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. You'll only pay your full-service agent a 1.5% listing fee if and when your home sells.
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)
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.
- Clever is a free, nationwide agent matching service that partners with full-service local agents from conventional brokerages like Keller Williams, Century 21, and RE/MAX.
- You get multiple agent matches so you can interview several, compare marketing plans, and choose the best fit.
- Clever 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.
Clever has pre-negotiated low commission rates with top agents in all 50 states and Washington, DC.
Discount real estate services in Texas
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.
Redfin
Full Review💲 Listing Fee
1.5% (min. fees vary)
💰 Avg. Savings
$5,550
⭐ Avg. Customer Rating
3.7/5 (301 reviews)
Redfin offers real savings and is a proven brand. But sellers could compromise on service — especially agent experience and availability.
- 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.
Redfin is available in 80+ U.S. markets (see all locations).
Redefy
Full Review💲 Listing Fee
$3,500 (1% above $1M)
💰 Avg. Savings
$8,500
⭐ Avg. Customer Rating
4.6/5 (300 reviews)
Redefy’s flat fee could offer big savings. But hands-off service and non-refundable upfront fees make it a hard sell over other, less risky options.
- Flat $3,500 listing fee is an excellent value for higher-priced homes
- Agents provide more in-person services than some similarly-priced low commission brands
- Redefy charges an upfront, non-refundable $500 fee (most companies don't make you pay anything until your house sells)
- Your agent will not host an open house for you
Redefy has a 4.6 out of 5 rating (300 reviews) across popular review sites like Google and Zillow.
Redefy is available in the following areas: CO, FL, GA, IL, NC, SC, TN, TX, VA.
SimpleShowing
Full Review💲 Listing Fee
1% (min. $3,500)
💰 Avg. Savings
$6,375
⭐ Avg. Customer Rating
4.9/5 (335 reviews)
SimpleShowing’s commission savings are solid — but you may compromise on agent selection and hands-on service.
- SimpleShowing is one of the only true 1% commission companies.
- It also offers one of the largest home buyer rebates of any low-fee brokerage.
- You have very few options when it comes to selecting your agent.
- Agents handle more customers than the average realtor, which could impact service quality.
SimpleShowing has a 4.9 out of 5 rating (335 reviews) across popular review sites like Google, Trustpilot, and Zillow.
SimpleShowing is available in the following areas: FL, GA, TX.
» COMPARE: Discount Real Estate Brokers: Who's the BEST in 2021?
Flat fee MLS companies in Texas
A flat fee MLS service will post your listing on the local MLS, usually for a low, upfront fee. In Texas, this will typically cost you a couple hundred dollars.
Congress Realty
Congress RealtyBest For
Sellers who want a lot of a-la-carte options
Price Range
$299
Pros:
- Congress Realty has a phone system that forwards any phone calls about your listing directly to you.
- You can request a free Comparative Marketing Analysis if you want a better idea of what homes in your area have sold for recently.
Cons:
- Congress Realty costs a lot more than competitors with similar MLS packages.
- You have to pay an extra $50 if you want more than four photos in your listing.
Creekview Realty
Creekview RealtyBest For
Sellers who might still sign with a full-service broker.
Price Range
$495
Pros:
- Your listing comes with a yard sign and key lock box — features most companies charge extra for.
- You can upgrade to a flat fee full service plan with the same company.
Cons:
- The entry level package is more expensive than similar MLS listings from other companies.
- The company doesn't provide much information about how many photos you can add to your listing or how often you can make changes to it.
FlatFeeByYou
FlatFeeByYouBest For
Budget-conscious sellers who want the best bang for their buck
Price Range
$45-295
Pros:
- The Basic Package ($45) doesn't include a lot of extras, but it's one of the most affordable options we've seen.
- If you upgrade to the Best Package ($95), you'll get free consultations with the broker who may be able to help you improve your listing.
Cons:
- The Basic Package doesn't include free status and description updates.
- You have to pay extra if you need help making sure you get all your forms and disclosures right.
» FIND: 5 Best Texas Flat Fee MLS Companies in 2021
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.
FAQs
Selling your home "as is" means you won't make any repairs, and the prospective buyer will purchase the home in its current condition. Write in the listing description that the home will be sold "as is" and repairs are not negotiable. Disclose any significant problems, such as mold, asbestos, or water damage. The price of the home should be lowered to reflect the cost of making significant renovations.
The most common forms you need to sell a house by owner in Texas are:
- Copy of purchase agreement
- Signed deed
- Bill of sale
- Affidavit of title
- Seller's disclosure notice
- Lead-based paint disclosure
- Flood zone statement
Texas 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. Unlike realtors, real estate attorneys don't have knowledge of the local market and can’t help you negotiate the price of your home, but they can write a purchase agreement and other legal contracts.
As a FSBO seller, you need to know and understand all your responsibilities.
- Prepare your home for sale. Clean and make necessary repairs to receive higher offers.
- Set an accurate price. List your home for too little, and you leave money on the table. Price it too high, and the listing goes stale.
- List your home. Write a description that highlights the features that matter most to local buyers.
- Show your home. Make sure you keep it clean so you can allow buyers to see the property whenever they want to.
- Negotiate the best price. You and the buyer will need to agree on the sale price, contingencies, and the closing timeline.
- Close. Officially transfer the property title to the buyer.