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

By 

Jamie Ayers

Updated 

December 29th, 2020

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Selling a house For Sale by Owner (FSBO) in Virginia can save you 2.4% to 5.7% in realtor commissions. But prepare for a lot of work, including filing the required paperwork and learning about your local market to make the most from your sale.

In Virginia, the average commission rate is 4.9% to 5.7%. If you sell a house worth $299,000 — the median home value in Virginia — that’s up to $17,000, which is a huge chunk of your potential profits.

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

Key Benefits of Selling FSBO
  • Direct control over how your home is sold, including the pricing strategy, showing schedule, and negotiation process.
  • No listing commission, which could save you 2.6%, based on the Virginia average.
  • FSBO sellers who find a buyer without an agent, save an additional 2.7%, the average buyer's agent commission rate in Virginia.

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

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

What FSBO Sellers in Virginia Need to Know

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

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

Virginia FSBO Overview

Real estate attorney required?
Yes
Required state disclosures? (learn more)
  • Residential Property Disclosure Statement
  • Flood Zone Statement
  • Lead-Based Paint Disclosure
  • Septic System Disclosure
  • Military Air Installation Disclosure
  • Defective Drywall Disclosure
  • Methamphetamine Disclosure
  • Building Code or Zoning Ordinance Violations Disclosure
  • New Dwelling Disclosure
FSBO yard sign allowed?
Not if your home is on the MLS.
Competitive Buyer's Agent Commission (learn more)
2.5% to 2.9%

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

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

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

>> LEARN the steps of a FSBO sale

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

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

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

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

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

How to Price Your Home

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

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

For example, if you live in Richmond and think your house is worth about $261,000, search Zillow for active listings that are about $50,000 more and less than that. Analyze details about the houses and how they compare to yours. Ask yourself:

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

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

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

State of the Virginia Real Estate Market

Median Home Value*
$299,000
Median Listing Price
$360,000
Listing Price per sqft
$170
% of Homes with Price Reduction
23.2%
Pricing Advice for FSBO Sellers
Homeowners are over estimating how much their houses will sell for. Even if buyer demand is high in your area, by setting your initial price a little lower, you'll attract more buyers and hopefully receive multiple offers.
*Based on data from Zillow (October 2020)
Based on data from Realtor.com (October 2020)

How to List Your Virginia 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 Virginia

Virginia Buyer Priorities
Advice for FSBO Sellers
1. Listing Price
Be honest about your list price. Look at recent sales data in your area on Zillow or other real estate sites to find an accurate price point for homes of comparable size and condition to yours. Many real estate companies will also conduct an analysis for little to no charge.
2. Architectural Style of Home
In your listing description, talk about any unique architectural features that could set your home apart. If your home was built by a known architect, has original flooring or doors, or has any historical value, be sure to mention it. Also, point out what takes your house to the next level. For example, older homes can be beautiful, but energy inefficient. Highlight upgrades you made like new windows that will save buyers hundreds in heating costs.
3. School Districts
Include appealing information about school districts in your listing description, such as its Greatschools rating, graduation rates, parental reviews, or state accolades.
Based on a 2020 Clever survey of 500+ real estate agents

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

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

A quick note on using a flat-fee MLS listing in Virginia: Once your home is listed on the MLS, you can no longer advertise your property with a sign that says "For Sale By Owner". You'll need to use a generic sign or get one from the brokerage that listed your house.

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

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

Sell your home for top dollar and save on commission.

How Realtor Commissions Work In Virginia

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 Virginia, this typically ranges from 2.4% to 2.8% 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 2.5% to 2.9%.


Average Range in Virginia*
Average Amount⁺
Listing Commission
2.4% to 2.8%
$7,176 to $8,372
Buyer Agent's Commission
2.5% to 2.9%
$7,475 to $8,671
*Based on the average commission rates from a 2020 Clever survey of 500+ real estate agents
⁺Based on typical home value in Virginia (Zillow Data Center, October 2020)

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

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

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

>> LEARN how real estate commissions work

How Commission Costs Break Down in Virginia


FSBO w/ a Represented Buyer
FSBO w/ an Unrepresented Buyer
Listing w/ an Agent
Listing w/ a Discount Agent
Sale Price*
$281,060
$281,060
$381,000
$381,000
Listing Commission⁺
$0
$0
$7,774
$3,000
Buyer Commission⁺ 
$7,589
$0
$8,073
$8,073
Total Profit
$273,471
$281,060
$283,153
$287,927
*Based on median home value in Virginia  (Zillow Data Center, October 2020) and that FSBO homes sell for 6% less (Collateral Analytics, 2017)
Based on the average commission rates in Virginia (2020 Clever survey of 500+ real estate agents)


Paperwork to Sell a House by Owner In Virginia

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

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

Required for All Virginia Real Estate Sales

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

Possible Additional Documents

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

Virginia Disclosure Forms

Residential Property Disclosure Statement
The seller disclosure statement details any known issues with your home and its major appliances and systems.
Flood Zone Statement
With some mortgages (like federally backed ones), your buyer's lender might require information of the property's flood risk.
Lead-Based Paint Disclosure
Federal law requires that if your home was built before 1978, you disclose information about the dangers of lead-based paint to your buyer.
Septic System Disclosure
If your home has a septic system with issues, you need to disclose that to the buyer.
Military Air Installation Disclosure
Tells buyers that the property is in a military air zone and therefore has higher noise levels.
Defective Drywall Disclosure
Discloses that drywall in the home might have toxins that are dangers to the buyer's health.
Methamphetamine Disclosure
If the house was formerly used to make methamphetamines and hasn't properly been cleaned, you must tell the buyer.
Building Code or Zoning Ordinance Violations Disclosure
If there are any pending building/zoning violations that the seller has been informed of in writing at the time of sale, the owner must disclose them to the buyer.
New Dwelling Disclosure
If the home was recently built, the builder must disclose all defects that may be violations of applicable building codes, as well as prior history mining activity or presence of abandoned mineshafts on the property.

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

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

FSBO Pros and Cons

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

Pros

  • More control: As a FSBO seller, you can decide the price, listing timeframe, showing schedule, marketing strategy, negotiation tactics, and more.
  • No competition with other clients: Some agents take on more clients than they can handle, which could mean not getting the attention you need to meet your home-selling goals.
  • Lower commission: As a FSBO seller, you could sell your home without paying any commissions. Based on Virginia's average commission rates, that could leave 2.4% to 5.7% of your sale price in your pocket. Even if your buyer has an agent, you'll still avoid paying 2.4% to 2.8% in listing commissions.

Cons

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

FSBO Alternatives to Consider

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

Flat-Fee MLS Services in Virginia

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

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

Virginia Flat Fee MLS

Virginia Flat Fee MLS

Price Range

$99-149

Number of Photos

6-25

Listing Term

6 months

Description
Pricing
Pros & Cons
Reviews
  • Virginia Flat Fee MLS is a local affiliate of Brokerless, a nationwide, flat-fee referral service that connects sellers with local brokers
  • You set the buyer’s agent commission and pay no commission if you find the buyer
  • Listings typical go live in 24-48 hours (after all paperwork is submitted)
  • State required forms and disclosures
  • Free status changes
  • Your contact information appears on the MLS listing — buyer and agent inquiries are forwarded to you

$99

  • 6-month listing on MLS
  • 6-month listing on Realtor.com (basic)
  • Syndicated to Zillow, Trulia, and more
  • 6 photos
  • State required forms and disclosures (downloadable)
  • Your contact information on the MLS listing


$149

  • Same as $99 package, plus:
  • 6-month listing on Realtor.com (Showcase)
  • 25 photos

Pros

  • Pay no commission if you find a buyer
  • Your contact info appears on MLS listing — buyer and agent inquiries are forwarded to you
  • Free status changes

Cons

  • Only 6-month listing options available
  • No pricing or home valuation assistance
  • No a-la-carte services like lockboxes, for sale signs, etc.

As of August 8, 2020, Virginia Flat Fee MLS does not have third party reviews, but parent company Brokerless has an A+ ranking by the Better Business Bureau.

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Home Discovery Realtors

Home Discovery Realtors

Price Range

$379

Number of Photos

40

Listing Term

Until sold

Description
Pricing
Pros & Cons
Reviews
  • Home Discovery Realtors is a licensed real estate brokerage in Virginia that specializes in flat-fee MLS listings
  • Set your own listing term (unlimited, free extensions)
  • Broker assistance, contract review, and marketing consultation
  • Provides online forms and data entry
  • All inquiries forwarded to you
  • Cancel anytime for free
  • Offers for sale sign, printable brochures, and property website for free

$379 - Diamond Flat Fee MLS Listing Package

  • Choose your listing term (with free extensions)
  • Up to 40 photos on the MLS
  • Listing syndicated to Realtor.com
  • Broker IDX
  • Online data entry and online forms
  • Marketing consultation
  • Broker assistance/consultation
  • For sale sign, printable brochures
  • Contract and legal disclosures forms and review
  • Property web page with contact information
  • Lockboxes and additional signs at extra cost

Pros

  • No cancellation fee
  • All buyer leads are forwarded to you
  • Built-in contract review and marketing support

Cons

  • Limited flexibility — only one pricing option available
  • Policy on listing changes unclear

As of August 7, 2020, Home Discovery Realtors has an A+ rating on the Better Business Bureau.

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Hampton Roads Flat Fee MLS

Hampton Roads Flat Fee MLS

Price Range

$195

Number of Photos

30

Listing Term

12 months

Description
Pricing
Pros & Cons
Reviews
  • Hampton Roads Flat Fee MLS is a flat-fee MLS service operated by Peninsula Homes Real Estate, a licensed real estate brokerage that services the Hampton Roads area
  • Buyer’s agents contact you directly
  • You set the buyer’s agent commission
  • Unlimited, free updates
  • All required state forms
  • Cancel anytime

$195

  • 12-month listing on MLS
  • Syndicated on Realtor.com, Rein.com (the Hampton Roads’ area public MLS site), and more
  • 30 photos
  • Unlimited, free updates
  • All required state forms
  • Maintain control of your Zillow listing
  • Free listing renewals

Pros

  • Work directly with a local broker, not a referral service
  • Buyer’s agents contact you directly
  • Free listing renewals
  • Cancel anytime

Cons

  • Only offers one package
  • No pricing or home valuation assistance
  • Only lists on the Hampton Roads’ area MLS, not all of Virginia

As of August 6, 2020, Greg Ford, Peninsula Homes Real Estate’s broker, has an average rating of 5/5 based on 3 reviews on Zillow.

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>> LEARN about flat-fee MLS services in Virginia

Clever Real Estate

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

Listing Fee

1% (minimum $3,000)

Buyer Rebate

Up to 1%

Avg. Customer Rating

4.8/5 (386 reviews)

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

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

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







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

SHOW MORE

>> LEARN more about Clever Real Estate

Discount Real Estate Services in Virginia

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

$3,500

Buyer Rebate

N/A

Avg. Customer Rating

4.3/5 (115 reviews)

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

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


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

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


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

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Redfin

Redfin

Listing Fee

1-1.5% (min. fees apply)

Buyer Rebate

Avg. $1,500 (where availabe)

Avg. Customer Rating

3.2/5 (243 reviews)

Description
Locations
Pros & Cons
Reviews
  • Redfin is an online listing portal and multi-state real estate brokerage operating in 80+ markets across the United States
  • Sellers get full service and support from a Redfin agent for a reduced listing fee (rates and minimums vary by location)
  • Redfin agents are salaried. Since they do not work on commission, there is no incentive to get sellers the highest sale price — learn more
  • RedfinNow — Redfin's iBuyer program — makes all-cash offers on qualifying homes in 10 markets for a 7% service fee (but no additional commission)
  • Buyers in select markets might be eligible for a home buyer rebate — learn more
AshevilleHouston*
Orlando
AlbanyIndianapolis
Palm Beach
AtlantaInland Empire*
Palm Springs
Austin*Jacksonville
Philadelphia
Birmingham^Kansas City^
Phoenix
BoiseKnoxville^
Pittsburgh
Boston
Lake Tahoe
Portland, OR^
BuffaloLas Vegas*Raleigh
CharlotteLittle Rock^Rhode Island
ChicagoLos Angeles*Richmond
CincinnatiLouisiana^Sacramento
Cleveland^Louisville^Salt Lake City
ColumbusMarylandSan Antonio*^
ConnecticutMemphis^San Diego*
Dallas*MiamiSan Francisco
DelawareMinneapolisSavannah
Denver*Nashville^Seattle
Des Moines^Nebraska^South Carolina
DetroitNew JerseySouth Texas^
El Paso^New MexicoSpokane
FlagstaffNew York CitySt. Louis^
Fort MyersNortheast VirginiaTampa
Grand RapidsNorthern New EnglandTucson^
Hampton RoadsOklahoma^Washington, D.C.
HawaiiOrange County, CA*Wisconsin^

*Also a RedfinNow location

^No home buyer rebate available

Pros
  • Sellers get full service and support for a discounted rate of 1.5%
  • Rate drops to 1% when you sell and buy with Redfin
  • Access to a variety of online tools and services, including virtual showings, paperwork, closing, and more
  • Commission rebate offered to eligible buyers in select markets
Cons
  • Only available in ~80 U.S. markets
  • Minimum listing fees can result in paying more than advertised 1-1.5% rate
  • Choice of agents is limited to Redfin's in-house team or local partners
  • Local partners don't necessarily adhere to Redfin's discount pricing model

As of May 20, 2020, Redfin's average customer rating is 3.2/5 based on 235 reviews across Yelp, Google, and Consumer Affairs.

*These reviews are for Redfin's Seattle, WA office. Reviews may vary by location.

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REX Real Estate

REX Real Estate

Listing Fee

2% ($9,000 min.)

Buyer Rebate

Up to 1-1.5%

Avg. Customer Rating

4.6/5 (536 reviews)

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



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

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

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


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iBuyers

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

>> LEARN about iBuyers

5 Tips for Selling Your Home Without a Realtor in Virginia

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

1. Make Minor Repairs

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

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

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

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

Home Repairs with Highest Resale Value in Virginia

Top Upgrades
Avg. Repair Cost
Avg. Resale Value
Cost Recouped
Manufactured Stone Veneer
$8,797
$8,265
94%
Garage Door Replacement
$3,599
$3,191
89%
Siding Replacement (Fiber-Cement)
$15,582
$12,550
81%
Based on regional data from Remodeling (2020)

2. Price Your Virginia Home Competitively

Do your research and make sure you are not pricing your home too low or too high. A home that is listed too high will take longer to sell and you will likely have to do a price reduction to get movement on your listing. A home listed too low leaves money on the table and affects your overall profit margin. Finding the middle ground - often by looking at comparable properties that have recently sold - is the best way to make the most money in the least time.

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

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

3. Stage and Market Your Home

How you market your home will often determine how quickly your home sells. Even the best homes won’t bring in buyers if they can’t find it or see it first.

Hire a professional photographer to take pictures and make sure your listing description is both accurate and compelling. You can use free online resources like Zillow, Craigslist and social media to get the word out about your listing, but also consider investing some money into paid tools to attract even more buyers. Consider advertisements in local magazines and newspapers as additional marketing tools. You can also pay a flat-fee MLS service to get your listing on the local MLS.

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

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

4. Prepare for Showings

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

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

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

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

5. Negotiate for the Best Possible Price

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

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

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

For example, a 2020 Clever survey of over 500 real estate professionals found that in Virginia, sellers often cover 1.6% to 2.4% of buyers' closing costs. On a home of median value, that equates to $4,784 to $7,176, 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 Virginia

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

Conclusion: Is FSBO Right for You?

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

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

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

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

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Additional Resources for Virginia Home Sellers