By Robert Urban, FSBO Veteran, Military Veteran Who Has FSBOed, Maker of Checklist
Congratulations, brave homeowner.
You’ve decided to sell your home yourself. Wow- no Realtor, no suit-clad negotiator, no dude named Chad with a Bluetooth earpiece and a firm handshake trying to convince you that granite counters are a religion. You, my friend, are going FSBO: For Sale By Owner. I have been in your shoes and it is worth it. I have become the bane of realtors everywhere because if someone mentions moving or selling their house, i immediately talk them about the benefits of FSBO. 100 Percent.
That’s like deciding to take your own appendix out in the mirror. Is it possible? Yes. Risky? A bit. Satisfying when you pull it off? You bet your fresh-staged living room it is.
I salute you.
You’ve entered the real estate octagon with a Sharpie, a Craigslist ad, and a can-do attitude. And possibly several browser tabs open titled:
- “What the hell is a seller’s disclosure?”
- “How to stage your house so no one knows you have a dog and three toddlers.”
- “Do open house cookies still work in 2025?”
But don’t worry. You’re not alone.
(Well, I mean, technically you are, because that’s the whole point of FSBO, but emotionally-emotionally-I’m right here with you.
So let’s help you not blow this.
Because if you do this right? You keep more money. You keep your timeline. And best of all? You get to tell your cousin Jerry at Thanksgiving that you didn’t need a “top producer” to close the deal.
First, A Little Pep Talk:
Selling your house FSBO is kind of like hosting a dinner party and also being the chef, waiter, busboy, dishwasher, valet, DJ, and the guy who has to unclog the guest bathroom toilet. It’s a lot. But it’s doable—with preparation.
FSBO Open House Checklist
(aka How to Make Buyers Want to Throw Fistfuls of Cash at You)
PREP WEEK (7–3 Days Before Open House)
☐ Deep Clean Like Your Mother-in-Law is Coming
If it’s not clean enough to eat off of, it’s not clean enough to sell.
- Baseboards? Clean.
- Windows? Sparkling.
- Fridge? No science experiments.
- That weird corner in the garage with the Halloween bins? Tidy it up.
☐ Declutter Ruthlessly
If it doesn’t serve a purpose or make the space look huge and inviting, it goes in a bin, storage unit, or the trunk of your car.
☐ Depersonalize
Sorry, Karen, but no one wants to see your wedding photo montage, your kid’s art, or the resin sculpture of your Labradoodle.
Let buyers picture themselves in the home—not you watching “Yellowstone” in a robe.
☐ Smell Audit
Enlist a brutally honest friend to walk in and sniff. If they flinch? It’s time for candles, baking soda, or a professional fumigation.
☐ Light Bulb Check
Replace all dead bulbs. Preferably with daylight LED. Nothing says “this house is secretly haunted” like a flickering hallway light.
☐ Fix the Easy Stuff
Loose doorknobs, squeaky hinges, scuffed walls. This is your HGTV moment. Be the change your resale value wants to see.
🏡 NIGHT BEFORE THE OPEN HOUSE
☐ Signage, Baby
- Put directional signs at nearby intersections.
- Use balloons or flags if you’re in a neighborhood where that won’t get you reported to the HOA.
- Check local regulations. No one wants a citation while they’re negotiating with Linda from Boca.
☐ Flyers & Info Sheets
- Include price, square footage, features, improvements, and your contact info.
- Bonus points for a QR code linked to your virtual tour or listing.
☐ Guest Sign-In Sheet
Because leads are gold. And also, if your remote goes missing, you’ll have suspects.
☐ Hide Valuables
Jewelry, medication, mail with account info. Hide it, lock it, or remove it. Tempt no one.
☐ Pet Plan
Dogs, cats, ferrets, etc. need to vacate. No buyer wants to dodge a golden retriever mid-kitchen swoon.
MORNING OF THE OPEN HOUSE
☐ Coffee and Cookies (Yes, it still works)
The smell of fresh cookies = emotional manipulation = SOLD sign in your yard.
(Just maybe skip peanut butter and anything overly aromatic. No one wants to sneeze through the tour.)
☐ Open All Curtains and Blinds
Let there be light. Bright = big. Dark = dungeon.
☐ Turn On All Lights
Even in the closets. This isn’t a séance. Light it up like it’s showtime.
☐ Final Sweep & Staging Touches
- Toilet seats down.
- Trash out.
- Pillows fluffed.
- Counters clear.
- One bottle of fancy hand soap in the bathroom.
☐ Music (Low and Neutral)
Something calm, like acoustic or jazz. Not your cousin’s SoundCloud mixtape.
☐ Dress the Part
You are now a home-selling professional. Look sharp. Smile. Don’t overshare. Don’t linger. Don’t chase them down the driveway.
POST OPEN HOUSE
☐ Follow Up
Text or email everyone who signed in. Ask if they had questions. Be polite, not pushy. Remember: you’re not selling a timeshare.
☐ Sanitize Everything
Because… people.
☐ Reflect & Adjust
What did people comment on? What was ignored? Make minor tweaks for next time.
Well- Congrats! You did it. Whether one buyer showed up or a conga line of nosey neighbors and curious Karens, you hosted an open house. You marketed your own property. You took control of the sale. That’s worth celebrating.
And hey, if it turns out you’d rather hire someone next time? No judgment. Just don’t call Jerry.
Need help with FSBO marketing, signage design, or even setting up a website that doesn’t look like it was built in 2004?
Check out HOYONOW.com – the sidekick you didn’t know you needed for the FSBO journey.
Because just because you’re doing it yourself doesn’t mean you have to do it alone.
Pro Tip- You Can also Copy and Paste the above checklist, then print it if you are a tangible paper kind of planner like I am.
Can’t wait to hear about your success!
Rob Urban