By Robert Urban, FSBO Survivor, Paperwork Gladiator, and Guy Who Once Googled “How to Not Get Sued While Selling a House” at 2 a.m.
You decided to sell your home without a Realtor. For Sale by Owner. FSBO for short.
No commission checks. No lockbox lectures. No “Let’s depersonalize the space” from someone who wears sunglasses indoors.
Just you, your property, and the unshakable belief that you should do this because you passed 5th grade math and realized that giving away even a few percent of a couple hundred thousand dollars is a lot of money for something you can do yourself.
Now, before you end up in a puddle of legal confusion and expired listings, let’s go over 10 real FSBO tips that will actually help you survive this journey — and maybe even enjoy it.
1. Price It Like a Pro
Your house is beautiful. So are your memories in it.
But buyers don’t pay extra for nostalgia.
- Use real comps: same neighborhood, square footage, age, amenities and condition.
- Don’t just go off the Zestimate. That’s like trusting WebMD to diagnose your dog.
- Price to attract attention, not to make back the cost of your kitchen renovation and that one regrettable hot tub purchase. (Hey it was used 8 times!!)
💡Pro Tip: Check recent SOLD listings — not active ones. People list crazy. What they get tells the truth.
2. Write a Listing That Doesn’t Sound Like a Robot Wrote It
“This charming 3/2 has great potential and a cozy feel!”
Cool. That tells me nothing.
Write like you’re telling a friend:
“Open floor plan, real hardwood floors, and a fenced backyard perfect for dogs, kids, or that garden you swore you’d start if you had more lawn.”
Keep it real. Keep it descriptive. Keep the all caps to a minimum. Nobody wants to feel like they’re being yelled at by the internet.
3. Photos Matter. Like, A Lot.
Bad listing photos are the leading cause of FSBO failure. Probably.
(Okay, maybe not officially, but spiritually? Yes.)
- Use a decent camera or hire someone.
- Shoot in daylight.
- Clean first. Seriously, actually clean.
- No toilet seats up. No blurry “I stood in the corner and hoped for the best” angles.
- No mirror selfies unless you’re selling the house and your gym progress. (There is a realtor/fitness influencer that talks about home gyms- people are ridiculous)
4. Stage It Like a Human Lives There, But Not You
Staging doesn’t mean your home has to look like a Target ad – but it also shouldn’t look like someone’s still hungover from last weekend.
- Declutter.
- Depersonalize.
- Neutralize smells.
- Hide the litter box. (Yes, they’ll find it.)
Your goal is “livable fantasy,” not “what it usually looks like when no one’s coming over.”
5. Be Available, But Not Weird
When a buyer messages you, answer like a professional- not a desperate ex trying to rekindle things.
- Be prompt.
- Be courteous.
- Be clear about when they can come see the place.
- Don’t follow them around like a suspicious Roomba during the showing.
Let them wander. Let them imagine.
Let them not feel like you’re going to ask how many kids they have and if they’d like a lemonade.
6. Use a Real FSBO Contract —
This is where too many FSBO sellers blow it:
They finally get a buyer… and then scramble to draft a legally binding agreement like it’s a middle school group project.
Use a real FSBO Purchase and Sale Agreement.
One with:
- Clear timelines
- Earnest money requirements
- Contingency clauses
- Protection for both parties
- Zero surprises written in Comic Sans
💡Pro Tip: Use the FSBO-friendly contracts from HOYONOW.com. They’re simple, legal, and not written in 14-point legalese by someone named Carl with a three-piece suit and no soul.
7. Disclose Everything — Even the Stuff You Think Doesn’t Matter
Did the roof leak in 2018?
Does the guest bathroom take a minute to flush?
Was there ever termite damage, mold, a sinkhole, or a squirrel squatting in the attic?
Disclose it.
In Florida, you are legally required to tell buyers about known material defects that aren’t obvious.
This is the time to cover your butt.
8. Track Every Deadline Like It’s Rent Day
Once you’re under contract, it’s go-time.
- Inspection period? Starts ticking the moment the ink dries.
- Financing deadline? Write it down.
- Contingency removal? Don’t let it sneak past you.
- Closing prep? Start early. Title companies don’t run on vibes.
Set reminders. Use sticky notes. Tattoo the deadlines on your arm.
Whatever it takes — don’t miss them. (Okay- bad advice on the tattooing thing, but you get my drift)
9. Expect Negotiations — Don’t Get Defensive
You’re going to get:
- Offers lower than you wanted
- Requests for weird repairs
- Questions that feel like personal attacks
Breathe. This is normal. Don’t take it personally.
Negotiation doesn’t mean the buyer hates your backsplash — it means they want a deal.
Just like you did when you bought it.
Negotiate like an adult with bills, not a TikToker with Wi-Fi and a grudge.
10. Hire a Title Company That’s FSBO-Savvy
Title companies aren’t just for Realtors. You need one.
They’ll:
- Hold escrow
- Run the title search
- Handle closing
- Keep the whole thing from turning into a Craigslist disaster
Look for a title company that’s done FSBO deals before.
They’ll help you stay on track and help you not miss something that costs you money, your deal, or your hair.
FSBO Doesn’t Mean Going It Alone — It Means Owning the Process
You don’t need a Realtor to sell your house.
You need:
- A plan
- A little patience
- A good camera
- And a solid, simple contract
You’ve got the courage to sell your own home. As someone who has done it and reaped the financial savings I am a huge advocate of this.
I am rooting for you,
Robert Urban