I sold my mother-in-law's two-bedroom condo in Charleston, SC, in September 2024 without the assistance of a realtor.
My decision to sell without a realtor came with trade-offs. I had more personal involvement than I would have selling with a realtor, but I achieved significant cost savings.
I listed the condo on a local MLS via a flat fee MLS listing service for $399. I wanted to find a local agent-run provider to ensure access to the right MLS. It was also important to me to find a service at a reasonable cost.
My only other expenses were hiring cleaners ($250) and using a lockbox ($50) to hold the house key, allowing buyers and their agents to access the home.
Within 10 days of going live, I had three showings. I received one offer, which, after some negotiation, met our target sale price of $320,000. I paid a 2.5% commission to the buyer's agent, totaling $8,000. Since I didn't have to pay the listing agent commission, my total commission fees were far lower than the national average commission of around 5.32% at the time.
Ultimately, I spent about 8–10 hours performing the tasks real estate agents usually do, and I saved close to $9,000, compared with the traditional selling route.
Costs breakdown for my sale
| Cost | My costs at time of sale | Average costs at time of sale |
|---|---|---|
| Listing agent commission | 0% | 2.74% |
| Buyer agent commission | 2.5% | 2.58% |
| Total agent commission | 2.5% ($8,000) | 5.32% ($17,024) |
| Total savings | $9,024 |
Is selling without a realtor right for you?
Although I had great success selling without a listing agent, this process won't be the right choice for everyone.
For one, I had worked as a real estate agent, selling 19 homes in the Charleston market from 2020 to 2023. I was already pretty familiar with the paperwork requirements, pricing the home correctly, taking photos for the listing, and negotiating with buyers and their agents.
Most sellers without a comparable level of experience usually don't meet their target sale price. In fact, homes sold without agents sell for around 13% less than homes sold with an agent.[2]
💸 Your best alternative to selling without a realtor is using a low commission realtor. Your home will likely sell for more when you use a realtor, and you'll likely offset the commission you'll pay and more.
Compare full-service, low commission agents in your area who charge a low 1.5% listing fee.
✅ Selling without a realtor may be right for you if you…
- Price your home correctly. Around 49% of sellers without a realtor wish they priced their home differently, compared with 73% of represented sellers who believe their agent got the price right.[3]
- Have the skills of a good real estate agent. You'll need to be an effective marketer, a shrewd negotiator, and knowledgeable about local market trends.
- Value control. You'll manage every aspect of the sale process.
- Sell in a hot market. In a market where buyers outnumber sellers, you’re more likely to sell for listing price or above.
- Have a buyer lined up. Only 6% of homes sell without a realtor, and 57% of those home sellers already know their buyers.[2]
- Want to sell fast. Cash buyers can make almost-instant offers and close deals in a week or two.
❌ Selling without a realtor may be wrong for you if you…
- Want maximum returns on your sale. Homes sold without agents sell for an average of 13% less than homes sold with an agent. Selling to a cash buyer means getting 60%–80% of your home's after-repair value.[2]
- Don't have the skills of a good real estate agent. About 80% of FSBO sellers regret aspects of their home sale, with the lack of offers (24%) topping the list.[3]
- Don't have a buyer lined up. Selling without a realtor is far easier if you don't have to market your property.
- Don't have a lot of time. You'll need to potentially invest months into managing your sale. Houses spend an average of 51 days on the market in the U.S.[4]
- Worry about making a legal mistake. About 36% of sellers without a realtor say they made legal mistakes because they didn’t use an agent.[5]
Whether selling is right or wrong for you also depends on your local market. Select your state from the list below for details about rules, processes, and costs.
How to sell your house without a realtor in 5 steps
Our guide covers the ins and outs of selling without a realtor, providing actionable advice on navigating this complex process.
1. Get your home ready to sell
The first step is preparing your home to hit the real estate market, ready to make a great impression.
Start with repairs and improvements
Focus on cosmetic items that boost your home's appeal without breaking the bank. Even minor updates can make a big difference:
- Paint the walls for a fresh look.
- Tidy up the yard and add some landscaping.
- Deep clean kitchens and bathrooms.
- Fix any visible damage, like scuffs or holes in the walls.
- Brighten up dark corners with additional lighting.
Snap high-quality photos
Whether you do it yourself or hire a pro, prioritize quality photos. Good photos highlight your home’s best features and help buyers envision themselves living there. The vast majority of buyers (90%) say photos are the most important features of a property listing.[6]
2. Determine a listing price
One of the keys to a successful sale without a realtor is setting the right listing price. Here’s what you need to know:
Pricing matters. Set your price too high, and interested buyers might skip your listing, leading to a longer time on the market. Price it too low, and you could lose out financially. The goal is to strike a balance that attracts buyers without shortchanging yourself.
But pricing is hard. Without the latest market data or valuation experience, sellers without a realtor often struggle to set an accurate price. They may instead rely on inaccurate data found online, such as through home value estimators.
While online home value estimators like Zillow's Zestimate offer a convenient starting point, they shouldn't be the sole basis for your listing price. Zillow acknowledges a median error rate of 90% for off-market homes, which could lead to a significant discrepancy in the actual value of your property.[7]
Why agents have the upper hand
Simply put, an agent's expertise can prevent costly pricing errors and help navigate negotiations with buyer agents more smoothly.
Real estate agents have access to the multiple listing service (MLS), a comprehensive and accurate local database of current listings and past sales.
Agents also perform comparative market analysis (CMA) reports, which consider multiple factors including the property's location, square footage, condition, and recent upgrades.
💰 Next step: Set the right listing price
A CMA conducted by a real estate professional is a reliable method of setting your home's price. It's a detailed comparison of your home against similar properties in your area, factoring in any upgrades or renovations you've made.
You can pinpoint a competitive, realistic listing price by leveraging a realtor's expertise and comprehensive data from the local MLS.
Securing a CMA from a realtor provides you with a precise valuation and equips you with the market insights needed to navigate the selling process.
» LEARN: How to get a free CMA
3. Market your home
Effective marketing is crucial, especially when you don't already have a buyer lined up. Your marketing plan must be robust and well-executed to reach the widest audience and attract potential buyers.
Write a compelling listing description with a buyer in mind
After photographs, homebuyers rely on listing descriptions when shopping around.
Focus on information the buyer could get only from the owner or a neighborhood local. Does your home have beautiful views? Are the neighbors friendly, and is the street safe for kids? Do you live in an area with great schools or great restaurants?
Picture the buyers who would be interested in your home, and highlight features you think they will find exciting.
Here's what I wrote for my sale:
Don't forget video, either
Videos or virtual home tours can help sell your home faster. They're also important for buyers who can’t immediately visit in person.
Listings with a 3D tour get an average of 37% more views than those without one.[8]
Broaden your reach on the MLS
The MLS is a comprehensive database of homes for sale, providing exposure to a vast network of potential buyers. When you list on the MLS, your property doesn't just appear there; it's also shared across top real estate websites, including Zillow, maximizing your home's visibility.
While individual postings on real estate websites, social media platforms, and local advertising can be beneficial, they pale compared to the MLS's reach.
🔎 How to get MLS access when selling without a realtor
Direct access to the MLS is exclusive to licensed real estate agents and brokers, presenting a challenge for sellers without a realtor. The solution? A flat fee MLS listing service.
This service lists your property on the MLS for a one-time fee, offering a cost-effective workaround to achieve the broad exposure typically reserved for agent-listed properties. Sellers without a realtor pay an average of $75–$1,500 to get their home listed on their local MLS.
Dive into our guide to flat fee listing services to learn how to maximize your home’s market presence.
4. Host showings and field offers from buyers
Once your listing hits the market, prepare for a flurry of interest from potential buyers and their agents. This excitement may translate into calls, texts, and emails, setting the stage for the next crucial phase: home showings and offer negotiations.
Organize home showings efficiently
I used ShowingTime to facilitate showings and feedback, making the process smoother than expected.
As requests to view your home roll in, a practical approach is to schedule multiple showings in a single day, closely timed. This tactic maximizes viewing opportunities and minimizes disruption to your daily life, making it more convenient for you, your family, and your pets to step away from the home.
Handling offers with ease
When offers start to arrive, usually communicated by the buyer's agent, they'll outline the purchase terms. These terms include the offered price, desired closing date, which items remain with the property, and conditions related to inspections and appraisals.
Offers come in via email as a formal offer to purchase. This stage requires careful consideration and prompt, organized responses to negotiate effectively and move forward with potential buyers.
5. Negotiate and close
The negotiation and closing phase marks the conclusion of your sales journey. Here's how to navigate these final steps with confidence.
Don't be afraid to negotiate
Virtually every aspect of the sale is open for discussion. If an offer doesn't meet your expectations — whether it's the purchase price, closing timeline, or other terms — feel free to counter. This is your opportunity to align the deal more closely with your goals.
Remember that price isn’t everything. When negotiating an offer, you’ll also need to consider setting contingencies, conditions under which the buyer can renegotiate the sale or back out altogether. For buyers, these conditions might involve failing to qualify for a mortgage, the results of an appraisal or home inspection, or whether they can sell their current home in time.
Request earnest money
Also known as "good faith money," earnest money is a deposit the buyer pays up front (usually to a third party, such as their title company) to show they’re serious about the deal. If the buyer backs out of the sale under a condition not covered by a contingency, you may be entitled to keep some (or all) of the deposit.
Sign the contract
Sellers without a realtor are typically responsible for writing up the sales contract. Don't rush through this stage. Consider consulting with a real estate professional or attorney to ensure your interests are fully protected before signing.
Get ready for inspections
Typically, the closing process spans 30–60 days post-contract, though timelines vary by location. Expect the buyer to arrange home inspections and an appraisal early in this window — it's a standard part of their buying process.
What do I need to close my sale?
The closing process can vary by state. For instance, some states require sellers to have an attorney handle closing. See your state's rules and regulations for selling without a realtor for details.
As closing day approaches, you'll review and sign the final closing disclosure, which outlines the sale's definitive costs. Accuracy is key here, so double-check every detail.
You'll also need to coordinate the handover of keys, usually through an attorney or the title company managing the closing. Maintain open lines of communication with these professionals for a smooth transition and timely receipt of your sale proceeds.
Paperwork for selling without a realtor
Expect to provide more than a dozen documents, including the original sales contract, HOA covenants, title reports, mandatory disclosures, and other closing documents.
- Two forms of ID. In most cases, a valid passport, driver's license, or other form of state-issued identification.
- Purchase offer. The buyer's offer, which will include their proposed price and terms.
- Sales contract. The binding contract between the buyer and seller, including disclosures and contingencies. In some jurisdictions, it's known as the purchase agreement. Sellers without a realtor are typically responsible for drawing up the contract.
- Home inspection report. An inspector's evaluation of your property, usually supplied by the buyer.
- Appraisal report. An estimate of the fair market value of your house produced by a professional appraiser.
- Signed property deed. The deed proves you're the rightful owner to legally transfer your property. On your closing date, you'll sign the deed over to the buyer.
- Closing statement. A detailed list of all the costs associated with the sale and who pays them, usually prepared by your escrow agent or title company.
- Bill of sale. Essentially a receipt that includes your and the buyer's information, will also list the final sales price of the home and what was included in the sale.
- Affidavit of title. A notarized document affirming that you own the home, there are no liens on the property, you aren't simultaneously selling the home to someone else, and other information.
- Property tax records. The tax information for your home and property, including the effective rate and assessed value of the property.
- Comparative market analysis (CMA). A home value estimate based on recent sales of comparable properties in your area can help you set a price for your house.
- Seller's net sheet. An estimate of your home sale earnings, which can help you determine if selling without a real estate agent makes financial sense versus selling with a low-commission realtor.
- Loan payoff information. You'll need documentation of how much you still owe and any payoff fees. If you've already paid your mortgage in full, you'll need documented proof.
- 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.
- Survey results. A survey (or an affidavit verifying a previous survey) confirms the property lines.
- Home warranty information. The home warranty service agreement will explain what's covered and for how long, and the costs associated with the policy.
- Proof of repairs or renovations. Documentation proving any major repairs or changes to the house help verify its value.
- Copies of ownership documents. If you're selling an inherited property, you'll need copies of relevant legal documents like wills, trusts, or power of attorney letters.
- Divorce decree. If you and your former spouse owned the house jointly but now you own it outright, you need official proof to sell it.
- Relevant affidavits. 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 aren't 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 someone loses forms or discovers errors in the future, a correction statement and agreement requires you, the buyer, or their lender to replace or fix those documents.
Where to find paperwork for selling without a realtor
If you're using a real estate attorney, they'll generally supply the paperwork. Otherwise, try the following sources:
- See our for sale by owner real estate contract page for a contract template example and details on what you might need to attach to the contract.
- Check with your state realtor association, which may offer blank contracts and forms for you to use.
- Use a flat fee MLS company that offers paperwork support, usually for an additional fee.
- Visit the revenue office for your state or county for tax records, property surveys, and deeds.
Selling without a realtor: Pros and cons
Pros
- You can potentially save an average of 2.77% because you won't have to pay a listing agent's real estate commission.
- You'll control the selling process. If you have the disposition and experience to handle details, you'll appreciate this level of involvement.
- You're likely to have success selling without a realtor if you live in a hot local real estate market or have a buyer lined up. While only 6% of homes sell without a realtor, 57% of those home sellers already know their buyer.[2]
Cons
- You have low odds of success. Your house will likely sell for less than if you had an agent handle your sale. Homes sold without realtors typically sell for about 13% less than those listed with agents.[2]
- You'll likely be overcome with emotion. Selling a home is a substantial commitment, equating to a full-time job in terms of the effort required. About 50% of sellers without a realtor cried during the home-selling process.[3]
- You'll face legal risks. In a Clever survey, 36% of recent sellers not using a realtor said they made legal mistakes because they didn't use a real estate agent.[5]
💰 Clever Real Estate offers a compelling alternative to selling without a realtor. Connect with a top agent in your area. You'll likely sell for more than you would selling on your own, and you'll pay just 1.5% on listing agent commission fees.
Is selling without a realtor worth it?
Sellers often forgo a realtor to save on the listing fee, which averages 2.77% of your home's final sale price.
Because of these savings, selling without a realtor can initially appear more cost-effective. However, a deeper dive into the costs and outcomes associated with both approaches reveals a more complex picture.
Homes sold through agents fetch nearly 13% more than homes sold without a realtor. On a home with a median value of $440,000, that's a difference of $57,200. [2]
Sellers without a realtor also may need to pay a flat fee MLS company $75–$1,500 to list their property on the MLS for agents and their buyers to find.[9]
Savings calculator for selling without a realtor
Use our calculator below to estimate how much selling without a realtor will likely cost you.
Alternatives to selling without a realtor
Selling your home without a realtor can be more daunting and potentially more costly than anticipated. Costs can add up when you factor in marketing expenses, real estate attorney fees, and even agent commissions. Not to mention the extensive time commitment needed to prepare your home for sale and navigate negotiations.
Here are some viable alternatives:
Low commission broker
If you're considering selling without a realtor primarily to save money, yet you're concerned about the potential risks and workload, opting for a low commission broker could be the ideal solution.
Low commission brokers offer the full spectrum of services you'd expect from a real estate agent but at a lower fee, blending savings with professional support.
Also, beware that not all low commission realtors offer the same level of service. Some brokerages keep costs low by working with a lot of clients, which can mean less personalized support.
Options like Clever Real Estate provide a more traditional experience with a dedicated full-service realtor at a reduced cost.
Cash buyers
For homeowners in unique circumstances, such as those who own a property that requires significant repairs, face urgent financial needs, or need to sell swiftly, cash home buyers can be a suitable choice.
These companies provide near-instant cash offers and can close in as little as a week or two, though usually for just 60%–80% of the home's after-repair market value.[10]
⚡️ Get multiple cash offers and expert guidance with Clever Offers — all for free, with zero pressure to accept. Maximize your home’s value and sell fast.
Real estate attorney
Hiring a real estate lawyer when selling your home without a realtor is a wise choice. They're not a complete replacement for a realtor, but an attorney can guide you through the intricacies of the transaction, ensuring legal and technical aspects are correctly addressed.
Although hiring an attorney represents an additional expense — usually about $152–$343 per hour — the investment safeguards your interests and may offer peace of mind and protection throughout the sale process.
🚨 Sellers in Alabama, Connecticut, Delaware, Georgia, Kentucky, Massachusetts, Mississippi, New Hampshire, New York, Rhode Island, and South Carolina must use a real estate attorney for part or all of their sale.
Select your state below to see details about its rules and regulations.
FAQ
While you'll save on the agent listing fee, homes sold without a realtor tend to sell for 13% less than agented homes.[1]
Low commission realtors are good alternatives. You’ll save money on commission, and your house will likely sell for more than if you do it alone. You’ll have the reassurance that comes with having your own agent.
Every state has different paperwork requirements for home sellers.
At the very least, you'll need to complete a written purchase and sale agreement. Learn more about the paperwork requirements for selling without a realtor.
Although you'll save on a listing agent's commission when you sell without a realtor, you still need to pay other costs, such as the buyer's agent's commission, attorney and escrow fees, and taxes. Typically, these costs will come out of the sale price.
Use our for sale by owner calculator to estimate what it will cost you to sell your house.
Why you can trust us
This article is based on my experience as a real estate agent from 2020 to 2023, during which time I successfully sold 19 homes, and my recent experience selling without a realtor.
In addition, Clever conducted in-depth research on selling without a realtor. Our research involved:
- Surveys of more than 1,000 home sellers, including for sale by owner (FSBO) sellers and those who considered selling FSBO but eventually sold with an agent
- Surveys and interviews of real estate agents for on-the-ground insights into the home-selling process
- Analyses of flat fee MLS companies, as well as publicly available data on pricing, plan services, and customer reviews
- Original research from other trusted sources, such as the National Association of Realtors
We refresh the data in our series accordingly as our primary sources update.
About Clever Real Estate
Clever strives to provide its readers with the most up-to-date, accurate, and useful information. We’ve earned buyers’ trust with a 5-out-of-5-star rating on Trustpilot and more than 3,000 customer reviews.
Our team of industry-leading researchers is committed to making home selling more transparent by educating sellers through guides like this one.
Learn more about why you can trust our articles.
