Disclosure: I’m working on a tool for the negotiation side of home sales, so this is partly research. No link, no pitch.

For those who’ve sold on their own: how many back-and-forth rounds did it take? How long from first offer to agreed price? Did any deals fall apart after weeks of back-and-forth, and what ended them?

About a year ago, I sold a home without a Realtor. Even though I paid to have my property listed on the MLS (the NAR’s controlled listing system), the sale took much longer than it otherwise should have because many Realtors actively steered potential buyers away from viewing my property simply because I am not an agent. Unfortunately, prospective buyers simply could not access my listing on the MLS—since the system is built to ensure only Realtors have full back-end control—so I had no choice but to deal with one anyway. The Realtor only added a layer of confusion and distortion to the entire process, apart from the fact that I had no choice but to pay extortion money to them. If a buyer believes they need a Realtor, that is their prerogative—but a seller should never be forced to pay into that extortion scheme in order to be able to sell their own property.

As far as pricing a property goes, it is about marketing trends and the features of a home. Typically, Realtors know close to nothing about “Economics 101” and couldn’t tell the difference between a median, mean, and other statistical measures. Often, they show up at your door with a so-called “marketing analysis”—a document that any 12-year-old could have downloaded from the internet in about 10 minutes.

Regarding the features of a given house, Realtors couldn’t be more clueless; they don’t know the difference between a 200-amp load center and a 100-amp load center, nor do they have a clue about the difference between structural brick and brick veneer.

As for the paperwork, normally much of the paperwork (a few pages; mainly the purchase agreement and disclosure forms) can be downloaded from a title company’s website. Basically, one has to fill out the blanks in some standardized forms and a standardized purchase agreement. Of course, you need to do some reading to be familiar with the documents; anyhow, it should be in your best interest to at least have a clue about documents that you are signing. The vast majority of the documents are signed at the title company and there is no time to read anything there (you basically have to trust the title company’s employees). All in all, those are standardized forms and are therefore fairly straightforward. When in doubt, one should consult a real estate attorney.

Not only do Realtors operate with a remarkably low moral bar and poor ethical standards, but they are also frequently rather ignorant, professionally illiterate, and obnoxious.

Fundamentally, the National Association of Realtors (NAR) and its Realtor-minion network are nothing but a nationwide, mafia-like organization perpetrating a large-scale extortion scheme that is protected and enforced by stringent monopolistic control. And unfortunately, the political establishment is completely bought and paid for by the likes of the NAR—literally the largest lobbying group in the US, having spent $86.3 million in 2024 alone on lobbying money (bribing money) in order to shield themselves from the Department of Justice and our antitrust laws. To make matters worse, recent class action lawsuits have ended up in massive settlements—such as the landmark $418 million settlement—where the NAR pays to settle the litigation with the plaintiffs, in the end without any final judicial decision and thus no real legal ramifications to them. It is ludicrous and almost funny, though, that the NAR then claims no liability and no wrongdoing.

The most striking realization that comes to mind is that most buyers and sellers don’t have a clue that they are being forced to pay into or be used as bargaining chips in a large-scale extortion scheme. It seems that the vast majority of people lack the motivation, interest, curiosity and, above all, basic critical-thinking skills—they simply accept the status quo as the norm, no matter how wrong and detrimental this entrenched industry is to them. In the end, the way the real estate marketing is artificially controlled and organized aims at extorting and stealing the wealth of ordinary Americans, and unfortunately, many fail to recognize that crude and cold --truth even when the truth is staring them right in the face.

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DON’T BECOME YET ANOTHER UNRECOGNIZED VICTIM OF THIS LARGE-SCALE, MAFIA-LIKE ORGANIZATION (THE NATIONAL ASSOCIATION OF REALTORS [NAR]).

TAKE ACTION: 1) Spread awareness; 2) Join a class-action lawsuit—or, better yet, help initiate one; 3) Contact your congressman (yes, many may be part of the problem, but surely a few exceptions exist).

NOTE: If you purchased a home listed on a Multiple Listing Service (MLS) in the United States and a commission was paid to a brokerage in connection with the transaction, you may be eligible to receive a cash payment from a class-action settlement. At the very least, you may have an opportunity to recoup a portion of the money that was unfairly extracted from homebuyers through inflated real estate commissions, with buyers being used as bargaining chips in their extortion practices.

The deadline to submit a claim is October 27, 2026. Eligibility depends on the applicable class period and other requirements. For details and to submit a claim, visit the official settlement website:

https://homebuyersettlement.com/en

NOTE: Unfortunately, I cannot participate in this discussion thread. However, if you are interested in pursuing legal action or engaging in other forms of activism, please contact me via private message.

I sold my home this year in Florida FSBO and my buyer was also not represented by a realtor. We both used my real estate attorney and all went without any problems. I'm now looking for my next home in Florida and would like not to have a real estate agent represent me as the buyer in what are largely MLS listings -- very few FSBO's out there I'm seeing. I'm doing the website searching to find homes that meet my criteria. The real estate attorney I used for my FSBO will be able to help me with the contract terms and such, but my question is how do I move forward when I find a home that interests me that is listed with a real estate agent? Do I just tell the seller's realtor that I want to represent myself and stick with that? I ask because there was a house I wanted to see, and I reached out to the seller's realtor to schedule a showing. I told her I wanted to represent myself and that I have a real estate attorney who will handle the contract terms. She asked me "Is your attorney a realtor?" She then asked me if I was going to meet at the house for the inspections, and that's really all she mentioned that it sounded like she would facilitate for me. I would absolutely want to be present personally for any and all inspections I would order through my preferred inspectors, but I realize I would not have access to the key. She then explained to me that her agreement with the sellers was for a 2% commission and that would increase to 3% if she brings the buyer, and the seller pays all of that commission. So based on that it sounds like she would collect from the sellers over $1000 to show up and unlock the door for each of the 4+ inspections I would want performed. In that initial conversation she told me one reason for the sellers wanting to sell; but when I met her to see the house, she told me a completely different reason for the sellers wanting to sell. It's apparent she is not in any way protecting me but rather wants to see the house sell and collect her commission. I did sign the required Showing Agreement for this one property only so I could see it, but I don't want to do this again in the future. She didn't say, but I'm guessing that if I had a buyer's agent, the commission in that case would be 2% to the buyer's agent in commission and likely paid by the seller in this case. I'm trying to figure out how to get the buyer's side commissions eliminated to give me that reduced expense to the seller as a bargaining chip. Would appreciate suggestions.

There. I said it.

And before the real estate agents jump in, hear me out.

I spend a lot of time talking to homeowners who are trying to sell without an agent, and one thing has become painfully obvious.

Many have absolutely no idea where to begin.

They don't know how to properly price their homes. They don't know how to market them effectively. They don't understand how to handle showings, evaluate offers, negotiate, or navigate the process from contract to closing.

And here's the crazy part.

None of this is rocket science.

The problem isn't that homeowners aren't capable of doing these things. It's that the real estate industry has historically been built around having someone else do them for you.

As a result, most homeowners have never been taught the process.

Think about that. You're selling what is probably your most valuable asset, potentially paying tens of thousands of dollars for someone to handle the transaction, and you may not even understand what you're paying them to do.

Selling a home involves a process. Preparation, pricing, marketing, showings, negotiations, contracts, and closing.

There are details within each step, of course. But once you understand the steps, the whole thing becomes a lot less intimidating.

Does that mean everyone should sell without an agent? Absolutely not.

But shouldn't every homeowner at least understand the process well enough to make an informed decision?

I think the biggest obstacle to successful FSBO sales isn't the lack of an agent.

It's the lack of education.

And that's something we can actually fix.

I'm curious, especially from people who have sold by owner: What part of the process did you find most confusing, or what do you wish someone had explained before you started?

My house has been on the market 30 days FSBO. I paid a flat rate mls to get it onto all the websites. When I check Zillow I have over 3k views and almost 400 saves yet over the 30 days I only had 3 showings.

I also placed the home on Fb marketplace and literally every real estate Fb group I could think of especially horse property ones or people looking for acreage.

Just for context I’m located in Kentucky and I have just under 30 acres with a brand new 2025 2000sqft barndominum home 3 bed 2 baths. A 2 stall horse barn and 3 horse pastures fenced in.

All flat cleared and usable land surrounded by mature trees for privacy.

There is a 100yo 900sqft farm house that’s on the property that is not livable and we are leaving it for the buyers to choose if they want to tear down or restore.

I don’t know what’s going on. We also have a ton of flakes which I was prepared for. But it’s crazy how many people called saying it’s their dream home and they want to come see it right away just for them to no show.

This market is very discouraging. We had it appraised before we listed and already dropped it 10k to 565k

One of the most common things I hear from homeowners considering selling by owner is, "I'm not big on social media. How am I supposed to market my house?"

Here's the good news: You don't need to be a marketing expert or spend thousands of dollars to get your home in front of potential buyers.

But you DO need a plan!

If you're selling without an agent, particularly if you're not using the MLS, you need to be proactive about getting the word out.

Here are a few practical things you can do yourself:

1. Create a strong online listing.

Start with great photos, an accurate description, and all the important property details. Make sure buyers can easily contact you and schedule a showing.

There are platforms designed specifically to help homeowners sell by owner, including some that offer completely FREE listings, marketing tools, and other resources. Take advantage of them!

Your listing should be the central hub for your marketing. Everything else you do should direct interested buyers back to it.

2. Spread the word locally.

Share your listing on Facebook and in appropriate local community groups. Ask friends and family to share it.

Tell your neighbors you're selling. They may know someone who would love to move into the neighborhood!

Don't just post once and forget about it. Share different features of your home over time.

3. Put your yard sign to work 24/7.

Use a visible yard sign with a QR code linking directly to your online listing.

Someone driving by at 9 PM should be able to scan the code, see your photos, learn about the home, and contact you without waiting until the next morning.

Some FSBO platforms even provide FREE custom yard signs, so check what resources are available before spending money on one.

4. Let AI help with your marketing.

Not sure what to write? Give ChatGPT the facts about your home and try this prompt:

"Write five short social media posts to help market my home. Highlight a different feature in each post, such as the kitchen, backyard, recent upgrades, or location. Include the asking price and end with an invitation to contact me directly for more information or a showing. Don't exaggerate or invent any details."

You can also use AI to help create flyers, open house announcements, and property descriptions.

5. Be strategic about your open house.

Check when other homes in your neighborhood are hosting open houses.

Consider scheduling yours during the same general window to attract buyers who are already driving around the area looking at homes.

Promote your open house in local groups, invite neighbors, and make sure your online listing is easy to find.

6. Pay attention to what's working.

Where are your inquiries coming from? Are people viewing your listing but not scheduling showings? Are you getting showings but no offers?

If you're not getting interest, review your photos, marketing exposure, and asking price before deciding what to change.

The bottom line: You don't need to spend a fortune marketing your home, but you DO need to market it actively!

And remember, selling by owner doesn't mean you have to figure everything out yourself. There are free platforms, tools, educational resources, and communities specifically designed to help homeowners through the process.

Take advantage of them!

Now I'd love to hear from you:

What creative or inexpensive marketing ideas have worked for you? Have you found any particularly useful websites, tools, or strategies for reaching buyers?

This is a sub for helping people successfully sell by owner, so if you have an idea or experience that could help another FSBO seller, please share it.

Just because you're selling your home on your own doesn't mean you need to be on your own.

Your first showing probably happens on a phone, not in your living room. If the photos don’t spark interest, the in-person showing may never happen.

A few practical things to do before taking a single picture:

• Declutter counters, tables, and floors. Less stuff makes rooms look larger.
• Open the blinds and curtains and turn on the lights. Shoot during the brightest part of the day.
• Make the beds, close toilet lids, hide trash cans, and remove magnets/clutter from the refrigerator. Small things show up in photos.
• Take pictures from the corners or doorway rather than standing in the middle of the room. It usually shows the space better.
• Keep the camera level. Crooked walls and extreme wide-angle shots can make a house look strange.
• Photograph the important rooms first and arrange the photos in a logical order, almost like you’re walking a buyer through the house.
• Include the exterior, yard, patio, garage, view, or other features that actually help sell the property.
• Take a lot of pictures and then be selective. You don’t need six nearly identical photos of the same bedroom.

And look at the photos on your phone before posting them. That’s probably how many buyers will see them.

If you’re still not happy with them, professional photography may be one of the better places to spend a little money when selling by owner.

You’re not trying to make the house look like something it isn’t. You’re trying to make someone looking at a screen think, “I want to see this house.”

What photo tips would you add?

This sub is about helping people successfully sell by owner, so if you’ve learned something that could help another seller, please share it.

Just because you’re selling your home on your own doesn’t mean you need to be on your own.

I hear this question all the time, and especially now when so many sellers are reducing their prices.

Before you automatically lower your price, figure out why the house isn't selling.

Are you getting no showings? Are you getting showings but no offers? What does the competition look like today? Are comparable homes going under contract? Are other sellers lowering their prices? Have new listings come on that offer buyers more for the money?

Your price needs to make sense based on today's market, not the market when you originally listed.

But don't automatically assume price is the problem either. If hardly anyone is seeing your home, lowering the price may not fix weak photos, poor exposure, or a marketing problem.

Before you lower the price, figure out whether you have a pricing problem or a marketing problem.

This is a sub for helping people successfully sell by owner, so if you have an idea or experience that could help another FSBO seller, please share it.

Just because you're selling your home on your own doesn't mean you need to be on your own.

I’ve always wondered about this. If you own a strong premium domain and already know what you want for it, is a broker really necessary?

A broker can definitely help with finding buyers, negotiating, and handling the process. But for some sellers, being able to list the domain, set their own price, communicate directly with interested buyers, and avoid giving up a percentage of the sale might make more sense.

I guess it really depends on how much value the broker brings beyond simply connecting both sides.

Would you sell a premium domain yourself or still use a broker?

Selling my house as a for sale by owner? Any advice to generate activity? I’m planning on reducing my price now next week since I havent had any activity. I’m currently in Texas.

Our FSBO officially closed earlier this week!

This was our first home and our first time selling and I was freaking nervous. It also doesn’t help that I’ve only been in the U.S. a little over four years, so there was a LOT I had to learn.

I read so many articles and Reddit posts and asked a million questions. Some people here were incredibly helpful and encouraging. Others told me I wouldn’t save money, that I was an idiot, and that I didn’t know what I was doing. It did help being in my 20s, I’m used to people thinking I don’t know what I’m doing so that didn’t hurt too much. Even some of our family members have strong opinion against FSBO.

Fast forward, we sold it and we did save money. We even sold $8,000 more than the most recent comps.

What makes it even sweeter is that four other similar townhomes in our area were listed months before ours, all with realtors, and none of them have sold yet.** They have been on the market since January.** We are also in an area where there are new builds everywhere and they are offering bunch of incentives.

FSBO isn’t for everyone. It’s a hard work and overwhelming but I am so glad it worked for us.

Huge thank you to all nice redditors who are always willing to answer questions and share their experiences.

The FSBO guide I followed is below, super helpful!
https://www.reddit.com/r/fsbo/s/Y8n59Yz7f6

Appraiser here.

We all know that a good appraisal can give you an accurate picture of the fair market value of your property. A bad one can cause you to leave money on the table at closing.

I've had a few questions as to how you can tell a good appraiser from a not-so-good one, and I'm going to give a few tips/tricks you can try.

There's lots of appraisers out there, and (same as any profession), there's some good ones, some inexperienced ones, and some who should probably hang up their license for good.

The purpose of this post isn't to explain why you might need an appraisal. There's other posts on that. This advice is for when you have already decided you need/want an appraisal done.

Finding an Appraiser

• Reach out to local lenders

Small, local banks or credit unions typically have a shorter and more exclusive list of appraisers. Most small banks are happy to give a referral if you explain you are looking for an appraiser recommendation.

• Call local divorce/estate/probate attorneys

A good attorney in one of these fields should have an appraiser or two they work with. Appraisers that work with attorneys typically are more experienced, as this is a difficult source of work to get into, and word travels fast if you aren't good at your job.

It goes without saying that just because you got a recommendation from a local lender, you're not guaranteed you'll get a good appraiser. It's possible to find excellent appraisers through a simple Google search! That said, you have a better chance of finding somebody experienced by going through the two channels above.

Vetting an Appraiser

• Do they work for the VA?

The VA is THE premier client if you're an appraiser who does mortgage work. They are relatively exclusive, and generally only add appraisers when one retires. To get on the VA panel, you need to have held your license for at least 5 years, and you need multiple letters of recommendation, including two from other appraisers.

If an appraiser is on the VA panel, they've been appraising for a while.

• Have they served as an Expert Witness?

In my experience, this is the best gauge of how "good" an appraiser is.

If an appraiser has served as an expert witness, an attorney trusted their work AND their ability to articulate their work/appraisal concepts enough to put them on the stand. The best appraisers I know have all served as an expert witness at least once or twice, even if it's not something they do regularly.

If you find an appraiser who works for the VA, has served as an expert witness, and was recommended by a small local lender, I would be confident in their abilities.

We’re curious if homeowners who decide to do FSBO prefer to take their own cellphone photos of the home or hire a photographer? Would you use an app to make cellphone pics look like they were captured and edited by a real estate photographer?

Not asking hypothetically, curious if anyone’s actually done this. If you’ve tried selling privately or off-market, without an agent or the MLS, what happened? Did it work, and if not, what got in the way?

And if you’ve thought about it but never actually tried, what stopped you? Genuinely trying to understand if this is a real, common blocker or a niche thing I’m overthinking.

I own a house that is 5 bed/3 bath, the house is split into two units - main house (4 bed/2 bath) and basement (1 bed/1 bath) is finished as an apartment (stairway removed/separate entrance). I've been renting both the main house and the basement, and the main house tenants just moved out. I don't like being a landlord and want to sell. I have $270k on mortgage. Only owned for 2 years, so not looking to make money, just break even.

I decided not to put it on market because 2 different realtors said it should list at $295k, and I'm just not seeing houses at that pricepoint in my area go quickly. I need rental income to cover the mortgage each month, so can't have it on the market for a long time.

I showed the main house to a family interested in renting who said they loved it but can't afford the rent price right now, also would love to eventually buy it if I ever wanted to sell. So I put my cards on the table and asked if they could swing $270k to cover mortgage, maybe we could do a FSBO to make it possible for them. They were interested, especially because they would continue renting the basement to the current tenant.

Apparently the husband has his realtor's license. They said, "He's only done a few houses and doesn't love the sales aspect. If we can work a sale out financially, he really wants to make sure you would get a fair price."

They got pre-approval for $270k and also currently own a house that they are going to sell. I suggested they rent my house (at a discount) while they're selling theirs (because again, I need rental income to cover the mortgage). Otherwise, I need to get a different tenant in the short-term and don't feel good about that knowing I'm planning to sell.

My question is - does this raise any red flags for anyone with experience? I have a good relationship with my realtor but I can't ask her about it because she wouldn't be part of the deal. I feel in over my head with setting up this unusual deal and want to know what to look out for. Appreciate any advice!