For sale by owner or with an agent: how to decide
What you save, what you take on, and what doesn't change either way when you sell a house yourself.
No obligation. No pressure. Takes about 2 minutes.
The short answer
Selling by owner means no listing commission, but you take on the pricing, marketing, showings, negotiation and paperwork yourself. An agent handles that work for a fee you negotiate. Either way, the same rules apply: the buyer's agent may ask to be paid, required disclosures still apply, and you'll still need a settlement agent or attorney to close.
Step by step
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1
Be honest about the work
By owner, you set the price from recent nearby sales, take photos, write the listing, schedule showings, screen buyers and negotiate. If you have the time and a straightforward house, that can work.
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2
Plan for the buyer's agent
Many buyers work with an agent under a written agreement. NAR says sellers can choose whether to offer compensation to a buyer's agent, so decide your answer before the first offer arrives.
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3
Disclosures still apply
Selling yourself doesn't remove disclosure duties. For most homes built before 1978, federal rules require the seller to give the buyer a lead hazard pamphlet and disclose any known lead-based paint before the buyer is bound by the contract. State seller disclosure rules apply too.
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4
You still need a closing
A title company, settlement agent or attorney handles the title search, payoffs, deed and settlement statement whether or not an agent is involved.
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5
Compare the nets, not the prices
An agent's fee comes out of the sale. So does your time, any price cut, and the months the house sits. Put both paths in dollars before you choose.
Sources: 40 CFR § 745.107, disclosure requirements for sellers · National Association of REALTORS, Home Sellers: Here's What the NAR Settlement Means for You
This is general information, not legal advice. We're a cash home buyer, not a real estate brokerage, and we don't endorse any particular agent. Check your state's seller disclosure rules, or ask a real estate attorney.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
A cash sale is a third path, and we show that offer next to what listing could net so you can compare all three.
Frequently asked questions
Do I have to pay a buyer's agent if I sell by owner?
No, it's your choice. NAR says sellers can choose whether to offer compensation to a buyer's agent. Some buyers may ask for it in their offer.
Do I still have to make disclosures if I sell by owner?
Yes. For most homes built before 1978, the federal lead-based paint rule applies to the seller, and state seller disclosure rules apply too.
Who handles closing on a for-sale-by-owner sale?
A title company, settlement agent or attorney, just as with an agent-listed sale.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.