By Robert Urban, FSBO Advocate, Money Saver Extraordinaire
So you’ve decided to sell your own home as For Sale By Owner- FSBO. No agent. No middleman. Just you, your property, and a bold belief that you can manage contracts, negotiations, and strangers poking around your bathroom drawers without losing your sanity. Power move. I believe you can too. I would never put “expert at administrative tasks” or “organized” on any resume, but I can follow outlined steps and pay attention when it is important. And especially in the volatile shifts of the economy in today’s time, saving money and maximizing profit is crucially important. But before you pop that “For Sale By Owner” sign in the yard and start practicing your open house smile, here are ten crucial do’s and don’ts to help you sell like a pro-even if your only real estate experience is binge-watching HGTV. You got this.
1. DO your homework on pricing
Your house might feel like a priceless castle, but the market doesn’t care about your handcrafted barn door or the sentimental value of your breakfast nook. Use a combination of local comps, online tools, and maybe even a professional appraisal to set a realistic price. Overpricing is the fastest way to make your listing grow cobwebs. We have all been there- if we see a house that has been on the market for a little while, we assume others must know it is not a good deal either. Don’t be that person that this happens to because your emotional valuation skews a realistic one.
2. DON’T use blurry cell phone photos from 2009
Buyers don’t want to feel like they’re swiping through Bigfoot sightings. Hire a professional photographer. Great photos and videos get clicks. Clicks get visits. Visits get offers. Grainy, low-light bathroom selfies get…judged.
3. DO disclose what matters (and what legally requires disclosure)
This is not the time to test your poker face. If the roof leaks or the AC screams like a banshee when it kicks on, disclose it. Honesty upfront prevents lawsuits later. And no, a strategically placed plant does not count as a solution to foundation cracks.
4. DON’T overshare during showings
Yes, it’s still your home-but that doesn’t mean the buyer needs to hear about your ghost sightings, your divorce timeline, or how that stain in the guest room carpet is definitely just red wine. Be friendly, not confessional. Mystery is cool. Trauma is not. The more stories you share, the more personal the house feels as if it is yours, and not something they can see as theirs. Let the house tell its own stories.
5. DO stage the home like a buyer, not a homeowner
This means decluttering, depersonalizing, and putting the litter box where no one can smell it. Your collection of 87 antique porcelain dolls may be a charming heirloom to you-but to others, it’s the opening scene of a horror film. Neutral as much as possible is the key here.
6. DON’T get offended by lowball offers
Think of it like haggling at a flea market. If someone offers $100,000 under asking, they’re not attacking your dignity-no reason to get insulted- they’re just seeing if they can get a steal. Counter. Negotiate. Keep it classy. Don’t chase them off the porch with a rake.
7. DO know the legal paperwork
Contracts, disclosures, state laws-oh my. Get familiar with Florida’s FSBO requirements and consider hiring a real estate attorney to handle the closing docs. This is where the DIY spirit should pause and let the pros keep you out of legal quicksand.
8. DON’T disappear after the inspection
This is when deals can unravel faster than a discount sweater at a clearance store. Be available. Communicate. Work with the buyer to address real concerns. Ghosting is for bad dates, not real estate deals.
9. DO market like you’re throwing a party
You need to spread the word. Social media, local classifieds, etc,.- use every platform like you’re promoting the world’s most charming open house (which you are). Bonus points for cookies.
10. DON’T assume you have to do it all alone
DON’T assume you have to do it all alone Just because you’re going FSBO doesn’t mean you have to go it solo. HOYONOW.com was built specifically for sellers like you—real people navigating the real estate process without an agent. Blending cutting-edge AI technology with seasoned real estate expertise, it offers an easy-to-follow, step-by-step platform that takes you from “Just listed” to “Just closed.”
Need to know which documents are required? HOYONOW’s got you. Want to handle signatures, counteroffers, or secure document storage? It’s all there. From listing management and showing scheduling to tracking every next step at the click of a button-it’s like having a full-service real estate office in your pocket.
And if you ever get stuck, a real human is always available to help (no bots pretending to care). I managed to figure out FSBO the hard way-but if I’d had HOYONOW, I would’ve saved time, stress, and a few grey hairs.
Save money. Save time. Sell smart- with HOYONOW