By Robert Urban, FSBO Veteran, Craigslist Survivor, and Certified “I Got This” Specialist
So, you decided to sell your home yourself.
No Realtor. No commission. No one sending you passive-aggressive emails about curb appeal or telling you your wallpaper is “a lot.”
It’s just you and the kind of determination usually found in CrossFit cults and people who try to return produce without a receipt.
Selling your home FSBO (For Sale By Owner) isn’t just possible – it’s powerful. It will save you a ton of money.
But only if you do it right.
Here are some things to consider.
1. Know What You’re Worth — and I’m Talking About Your House (Because your inherit worth as a human being is priceless)
Before you even think about planting that “FOR SALE” sign in the yard you still haven’t mowed, do your homework.
- Look up recent sales of homes in your area
- Focus on similar size, condition, and neighborhood (no, your cousin’s mansion two zip codes over doesn’t count)
- Adjust for upgrades, weird floor plans, and that one bedroom that feels like a converted panic room
And remember: Buyers don’t care what you “need” to get out of it.
They care about market value.
So leave emotion at the door and price to attract, not repel.
2. Write a Listing That Doesn’t Sound Like a Craigslist Missed Connection
“3BR 2BA good bones nice backyard must see house needs a loving owner!!!”
Yeah… no.
Your listing is your first impression. It needs to be:
- Clear
- Engaging
- Not written in ALL CAPS or riddled with phrases like “motivated seller” (read: panicking) or “charming fixer-upper” (read: smells like regret)
Highlight what makes your home actually special:
natural light, new roof, big yard, good bones, good schools-and please, post real photos and videos. Not a grainy shot from 2007.
3. Stage It Like You’re Hosting an Open House for Royalty (or at Least Someone With a Pinterest Account)
Clean it. Declutter it. Depersonalize it.
You’re not selling your life — you’re selling a blank canvas people can project their dreams onto.
So yes, that means:
- Take down your shrine of family photos
- Hide the seven remotes on the coffee table
- Light a candle that doesn’t smell like regret or bacon grease
- Neutral paint goes a long way. So do throw pillows that say “Home” in cursive
If it helps: pretend your ex is coming over to “see how you’re doing.”
4. Be Responsive — But Don’t Act Thirsty
When buyers reach out, don’t wait three days to respond like it’s some weird dating game.
But also? Don’t respond in 42 seconds with “Hi! Wanna come by now? I’m free all day and emotionally fragile!”
Strike a balance.
Be professional. Be prompt. Be someone they feel good buying a house from, not someone they think might be hiding in the attic.
5. Get Comfortable With Showings — Even the Weird Ones
Yes, strangers will walk through your house.
Yes, some will poke closets and ask dumb questions like “Does the toilet work?”
Smile. Nod. Pretend they’re charming.
Best practices:
- Open all curtains and turn on lights
- Play soft music (not death metal, unless you’re selling to a very specific niche)
- Leave the house if possible — nobody likes the owner hovering behind them like a haunted doll
Also… maybe don’t have your 90-pound pit-lab “greeter” roaming free.
6. Prepare to Negotiate Like a Discount Store Shark
Here’s what’s coming:
- Lowball offers
- Requests for weird extras
- Inspection drama (they found a crack in the driveway and now want $12,000 off)
You don’t need to give in to every demand — but you do need to stay level-headed.
Be open to negotiation. Be firm on your must-haves. And don’t get insulted when someone offers 50 grand under asking.
(They’re not your enemy — they’re just testing the waters. With a bazooka.)
7. Use the Right Paperwork or Prepare to Cry Later
This is where it gets real.
The offer’s in. They’re serious. Now it’s time for:
- A real, legally binding contract
- Disclosures (because hiding that leak is not a vibe)
- Title company info
- Closing process coordination
Don’t try to write this on a napkin.
Use a proper FSBO contract template designed specifically for sellers like you.
And it makes sure you don’t accidentally agree to leave behind your car, dog, or soul in the transaction.
Final Thought: Selling FSBO Is Hard — But You? You’re Harder.
You don’t need a Realtor to sell your house.
You just need guts, and a little help from people who don’t suck.
Use your resources.
Trust your instincts.
And when in doubt, go with the golden rule of FSBO:
“Would I buy this house from me?”
If the answer is yes, then congrats you’re doing it right.
And if you want a partner that can take you from start to the finish line, you need to check out HOYONOW.com
Simple. Clear. Built for normal humans.
Just like you.
Good luck,
I am rooting for you!
Robert Urban