Here’s the super short TLDR:

💡 Decide

Take the first step by deciding whether selling your home on your own is the right move. Understand that with the right tools and guidance, you don’t need a real estate agent to get a good price for your house. If you want to save money and take control, this process can be for you, but be ready to dedicate multiple hours a week of your time. If you do it right, this process won’t take any longer than it would if you hired a real estate agent, about 1-2 months.

📂 Download

By buying the book you’ll get lots of downloadable templates, content, and resources throughout the process of selling your home.

🛠 Prepare

Prep your home for the market by focusing on what matters: disclosures, minimal fixes, storage, and staging. Don’t waste time or money on full-scale remodels unless absolutely necessary. Keep it simple and let your home speak for itself. Most home improvements offer negative ROI in relation to selling price.

💻 Market

Learn to market your property strategically. Browse options for low cost MLS distribution, and post your on yard sign. We’ll show you how to present your home in the best light and not waste any of your time on bullshit.

📑 Negotiate

When the offers come in, review and negotiate them-we’ll show you how. Whether you’re setting an offer deadline or accepting offers as they come, be ready to counter and get the best deal for yourself. Manage the process confidently without letting agents take over, and snag an extra 6% of your selling price back.

🏡 Enter Escrow

Once you’ve accepted the right offer, the title company we help you pick early in the book will ensure all paperwork is in order.

💰 Exit

And now for the best part. You’ve sold your home, and kept more money in your pocket by avoiding high commissions. By following this guide, you’ll know exactly how to handle the sale and make sure every dollar goes to you. You did it—now enjoy the rewards of your hard work.

📜 Foreword

Thank you

Thank you for taking the time to learn about selling your own home. In a world where the traditional real estate process often feels complex and costly, you’ve chosen to explore an alternative that puts control back in your hands. Whether you’re looking to save money, gain more transparency, or simply take a more active role in one of the biggest financial decisions of your life, this guide is here to empower you with the knowledge and tools you need to successfully sell your house. Your commitment to learning and doing it yourself is the first step toward a successful sale, and I’m excited to be part of that journey with you.

Introduction

About 10 years ago I started my career in real estate here in California. In that time, I’ve held just about every role you can imagine, and I’ve seen the good, the bad, and the downright ugly of this industry. I’ve worked both independently and apart of top producing teams. I’ve sold mobile homes, huge mansions, and everything in between.

One of the things I’ve learned (and you probably know in your gut) is how unnecessary 90% of real estate agents really are. For most of the real estate agents that I know, their day isn’t spent actually buying or selling homes—it’s spent on sales and marketing themselves. Real estate agents serve as a wrapper around the real players in property transactions: title companies, city planning departments, lenders, inspectors, and escrow officers.

I wrote (and will continue to update) this book to democratize the knowledge you need to sell your home safely and successfully without paying a commissioned agent. Even if you do choose to work with an agent, this book can still be a tool to ensure you’re not getting taken advantage of with hidden costs, and that you stay on top of important tasks. The point of this book is to so you can stay in control when selling your house/condo, make smarter decisions, and, most importantly, keep more of your hard-earned equity.

Why should you listen to me?

Because the smart money is already doing this. One of my favorite studies on this, by the Stanford University and National Bureau of Economic Research in 2007, analyzing decades worth of property records in Palo Alto, finding no significant difference in sale prices between homes sold DIY and those listed on the MLS with an agent. You can check out that study here: link to How Much Value do Real Estate Brokers add? A Case Study

Bottom line: you don’t need an agent to get a good price, and with the right approach, you can sell your home and keep more money in your pocket.

📕 The Book

Chapter 1: Let’s get real about asking price

1.1. The Pricing Mindset Shift

Scroll through Reddit, Quora, or Twitter, and you’ll find countless posts from frustrated homeowners wondering why their house isn’t selling. Realtors often spin stories about market timing and strategy, but the truth is simple: it’s all about price. If it’s not moving, it’s priced wrong

If your home is priced right, it will sell at around whatever the average time it takes to sell a house in your area.

Sometimes it’s not about the fancy marketing tactics or the perfect timing—it’s about understanding that your potential buyer is not an idiot, and they can go on Zillow and surmise a generally good understanding of what a home is valued in your area. So when the price doesn’t match what the market expects, people move on to the next house, or sweat you out until you get a grip on reality.

When you list your home online, you’re tapping into a system that removes much of the uncertainty around finding enough buyers to be interested in your house. The vast majority of homebuyers use the internet to search for properties, and almost every real estate listing website pulls from the same central databases. What am I getting at? If someone is looking to buy a home in your neighborhood, your listing will be seen.

Most buyers prioritize location over the house itself. As long as your home is listed on the right websites and priced correctly, it’s almost guaranteed to appear in their searches and attract inquiries at the pace homes are selling in your area.

Now, this doesn’t apply to every property. If you’re selling something unique—like a farm, an off-the-grid property, or a private island—you may need a specialized marketing campaign to reach the right audience. But for the overwhelming majority of homes, especially in suburban areas where most Americans live, it’s as simple as listing the property online. Buyers will find it. Your main focus should be on pricing it correctly, because that’s what ultimately drives interest and sales.

1.2. Look at what’s SOLD, not what’s on the market

When you’re trying to figure out how to price your home, don’t waste your time looking at what’s currently listed. Those prices are just what sellers hope to get. What really matters is what’s actually SOLD. That’s where you find the real numbers that buyers are currently paying.

Looking at sold homes gives you the most accurate picture of what the market will support. It’s easy to get caught up in seeing high listing prices, but remember—if the home hasn’t sold, it’s just a wish, not reality. Focus on closed deals, because that’s where you’ll see what buyers are actually paying. Unless some major event like an election, war, or natural disaster occurs in your area, you can assume your property will sell for what similar homes in your neighborhood have recently sold for.

The market tends to stay relatively consistent unless something drastic happens, so basing your expectations on recent sales is usually a safe bet. Basing your expectations on what a home down the road just listed for, is not.

1.3. Transparent vs. Aggressive Pricing

Pick your path, young padawan: transparent or aggressive pricing. Both strategies have their own advantages and risks, and understanding how they work will help you choose the best option for your situation.

Let’s say Jane and John want to sell their house for a final selling price of $1,000,000, as an example.

Transparent Pricing = $995,000

Transparent pricing means listing your home at what you believe is a fair market value based on recent comparable sales. You’re being upfront and realistic, with little room for haggling or dramatic price changes down the line.

Pros:

Builds Trust: When you list your home for sale, not only are you marketing the property, but you’re marketing the kind of seller that people will be dealing with should they choose to submit an offer on your property. Buyers appreciate when the price reflects actual market value, making you seem straightforward and credible. It can attract serious buyers quickly.

Less Negotiation Hassle: Transparent pricing often leads to fewer negotiations, since buyers feel the price is justified. This can streamline the selling process. Most likely, the offers you recieve will be pretty similiar in place.

Cons:

May Limit Price Upside: If the market is hot or demand for your home is higher than expected, you might miss out on a bidding war that could have pushed the price higher.

Less Urgency: Buyers may feel less urgency to act quickly since there’s no perceived deal, which might delay offers in markets where sellers are pricing their properties more aggressively.

Aggressive Pricing = $895,000

Aggressive pricing involves listing your home below what you expect to sell it for. The goal is to spark significant interest, draw multiple buyers, and create a competitive environment that drives the price up through a bidding war.

Pros:

Generates Buzz and Interest: Pricing your home lower than its perceived value can quickly grab buyers’ attention and increase showings. Everyone loves a deal, and the lower price can draw in more potential buyers.

Encourages Bidding Wars: Aggressive pricing is designed to trigger multiple offers, which can drive the final sale price well above your original list price, often to or beyond your target.

Faster Offers: Buyers are likely to act fast if they feel they’re getting a bargain, reducing the time your home sits on the market.

Cons:

Risk of Selling Too Low: There’s always the chance that a bidding war doesn’t materialize, and you may end up selling the home for less than you hoped or less than market value. Buyers are keen to notice days on market, and that can play a part in how much someone will offers.

Buyers May Be Skeptical: Some buyers might be wary of a home that seems priced too low, assuming there’s a hidden problem or issue with the property.

More Negotiation and Complexity: While aggressive pricing can lead to multiple offers, this may also result in more complex negotiations, requiring you to juggle multiple parties and offers.

Pricing your home correctly is important, because the longer a house sits on the market, the more buyers will start to wonder what’s wrong with it, why you haven’t made a deal with someone yet, and you’ll slowly lose leverage in negotiations.

Choosing between transparent and aggressive pricing depends on your goals. If you want a smooth, predictable sale and prefer not to get bogged down in negotiations, transparent pricing might be the way to go. It builds trust and keeps things simple.

On the other hand, if you’re in a competitive market and looking to not leave money on the table, aggressive pricing can be a powerful strategy. Just be prepared for the risks involved and make sure you clear some time on offer day, as you might be handling multiple offers.

1.4. Staying flexible

As we wrap up this first chapter, there’s one final—and crucial—point to remember: your initial listing price isn’t set in stone. Just because you start at a certain number doesn’t mean you’re stuck with it. The real estate market is dynamic, and you need to be willing to adjust based on what’s actually happening, not what you hoped would happen.

Here’s the deal: once your home hits the market, you’re going to start getting feedback—whether directly from potential buyers, their agents, or indirectly through the number of showings and inquiries you get. If you’re not getting enough interest, that’s your first sign that the price might be too high. On the flip side, if you’re overwhelmed with activity and offers right out of the gate, you may have priced it too low-not a big deal as long as you keep your intial sale price you wanted in mind.

The point is, this isn’t the emotional thing that a lot of people make it out to be, the hard truth is that the market will ultimately decide where demand lies for your property. If your home has been sitting for a few weeks without serious bites, don’t wait too long to adjust the price. Remember, the number of days on the market is your enemy—the longer your home sits, the more buyers start to wonder if there’s something wrong with it. So, if the market’s telling you the price isn’t right, listen and make a change.

1.5. THE MARKET WILL DECIDE

I always tell my clients that after the first weekend of your property being on the market, take a close look at the activity. How many showings did you get? Any serious inquiries? This initial feedback is critical because it gives you real-time data on how buyers perceive your pricing and the appeal of the home. If you didn’t get the amount of interest you were hoping for, it’s time to consider a price adjustment. Yes, even after only a week on the market. This isn’t about overreacting, but about paying attention to the signals the market is sending you.

1.5. Avoid The Trough of Sorrow

By the end of the first week, agents and buyers should be pulling disclosure packets and requesting more detailed information about your property. If this isn’t happening, you could be headed into what I call the “Trough of Sorrow”—the frustrating period where interest starts to wane, and your listing loses its momentum.

Take a hard look at your pricing strategy sooner than later if you feel this happening. Lack of activity could be a signal that your price is too high, the property isn’t standing out enough, or your marketing efforts aren’t reaching the right buyers. The longer your home sits with little to no action, the tougher it becomes to generate fresh interest, so you’ll need to be proactive about adjusting your approach before your property falls into this slump.

Check out this worksheet to see how your property stacks up.

The most successful sellers are the ones who react to market feedback in real-time. Whether that means lowering the price to spark more interest or holding steady because you know the right buyer is just around the corner, the key is not to be too rigid. Pricing your home is part art, part science, and if you stay tuned into what the market’s telling you, you’ll find that sweet spot.

Chapter 2: Legal Requirements and Home Prep

2.1. Federal Legal Disclosures + Downloads

First up, the federal Lead-Based Paint Disclosure. If your house was built before 1978, you must let buyers know about any lead-based paint lurking around. This is a nationwide law, no matter what state you’re in. Skip this, and you’re looking at hefty fines. It’s not optional, it’s mandatory.

Next, let’s talk health and safety disclosures. This is all about keeping buyers informed of any issues that could directly impact their well-being. Think asbestos, mold, radon, or major structural problems. Almost every state requires you to disclose these kinds of hazards because no one wants to unknowingly move into a dangerous situation. If it affects health or safety, you better be upfront about it.

Then there’s material defects. This one varies from state to state, but most require you to disclose problems that could lower the value or desirability of the property. Common things to look out for? Roof leaks, foundation cracks, or a plumbing system on its last leg. What exactly counts as a “material defect” can depend on where you live, but it’s usually anything that would make a buyer think twice.

Finally, let’s hit on caveat emptor, or “buyer beware,” which still exists in a few states like Alabama. Here, you’re not required to disclose every little issue, unless it affects health or safety, or you’ve intentionally hidden it. Even in these states, though, you’re still on the hook for lead-based paint disclosures and sometimes major defects like structural issues.

Bottom line: disclosures are there to protect both you and the buyer. Be honest, cover your bases, and you’ll avoid legal headaches later on.

2.1. State Specific Disclosures + Downloads

Alright, here’s where things get state-specific. While some disclosures (like the lead-based paint thing) are universal, a lot of the stuff you need to disclose depends on where you live. Different states have different rules—think flood zones, earthquake risks, or even termite damage. So if you’re selling a house in California or Florida, the rules aren’t exactly the same.

In this section, I’m going to break down what each state requires, and—because I know you’ve got better things to do than dig through paperwork—I’m hooking you up with easy downloads for the forms you need. Whether your state cares more about hurricanes or wildfires, this is your go-to guide for getting it done right.

Alabama

Alabama primarily follows the “caveat emptor” rule, meaning there is no general obligation for sellers to disclose defects unless they directly affect the health and safety of the buyer. Disclosure is also required if there is a fiduciary relationship between the parties or if the seller actively conceals a defect. The only broad mandatory disclosure applies to known health hazards like lead-based paint in homes built before 1978.

Alaska

Sellers are required to complete a Property Disclosure Statement, which covers issues such as water damage, structural problems, and environmental hazards (like asbestos or lead).

Arizona

Sellers must complete a Seller Property Disclosure Statement (SPDS), which includes information about the physical condition of the property, its surroundings, and any legal issues that might affect ownership.

Arkansas

Arkansas adheres strictly to the “caveat emptor” rule, where the seller is generally not required to disclose defects unless they are actively concealing them or are asked directly by the buyer. There is no overarching legal obligation for sellers to disclose known defects.

California

California requires a comprehensive Transfer Disclosure Statement (TDS), covering the property’s condition, known defects, and environmental hazards. Additionally, sellers must disclose natural hazard risks, such as being located in a flood, earthquake, or fire hazard zone.

Colorado

Sellers are required to disclose any material defects they are aware of through the Seller’s Property Disclosure form. Colorado also mandates disclosure of lead-based paint for homes built before 1978.

Connecticut

Sellers must provide buyers with a Residential Property Condition Disclosure Report, covering the home’s systems, mechanical components, and any environmental issues such as radon or asbestos.

Delaware

Delaware requires a Seller’s Disclosure of Real Property Condition Report, addressing the condition of the home’s systems, environmental hazards, and HOA information.

Florida

Sellers must disclose known defects that materially affect the value of the property and are not readily observable by the buyer. This includes issues such as roof leaks, mold, and flooding history.

Georgia

Georgia follows the “caveat emptor” rule but requires sellers to disclose latent defects and hazardous conditions, such as mold, flooding, and lead-based paint.

Hawaii

Hawaii requires sellers to complete a Seller’s Real Property Disclosure Statement, addressing structural defects, environmental hazards, and legal issues like zoning violations.

Idaho

Idaho requires the Seller’s Property Condition Disclosure form, covering the condition of the property’s roof, plumbing, electrical systems, and any known environmental hazards.

Illinois

Illinois mandates a Residential Real Property Disclosure Report, which covers defects such as foundation issues, flooding, and lead-based paint hazards.

Indiana

Sellers in Indiana must provide a Seller’s Residential Real Estate Sales Disclosure Form, addressing the condition of major systems, environmental issues, and any known defects.

Iowa

Sellers must disclose known property defects using a Seller’s Disclosure of Property Condition form, which includes information on roof condition, water damage, and environmental hazards.

Kansas

Kansas does not have mandatory disclosure laws for real estate transactions but encourages sellers to voluntarily disclose known defects through a Property Disclosure Form.

Kentucky

Sellers are required to complete a Seller’s Disclosure of Property Condition form, covering the home’s systems, environmental hazards, and structural integrity.

Louisiana

Louisiana mandates the Residential Property Disclosure Form, requiring sellers to disclose any defects in the property’s structure, systems, and environmental hazards like mold or radon.

Maine

Sellers must complete a Property Disclosure Statement, covering structural, mechanical, and environmental issues, such as the presence of radon, asbestos, or lead.

Maryland

Maryland requires a Residential Property Disclosure/Disclaimer Statement, allowing sellers to either disclose known defects or sell the property “as-is” while highlighting potential risks.

Massachusetts

Sellers must provide a Property Transfer Lead Paint Notification for homes built before 1978. Additionally, sellers must disclose known defects, though Massachusetts follows a “buyer beware” system.

Michigan

Sellers are required to complete a Seller’s Disclosure Statement, covering structural, mechanical, and environmental issues, including past water damage and any known lead hazards.

Minnesota

Sellers must complete a Seller’s Property Disclosure Statement, covering any known defects in the home’s structure, systems, and environmental conditions, such as radon or mold.

Mississippi

Mississippi requires a Property Condition Disclosure Statement, which covers the condition of the home’s systems, environmental hazards, and any known legal issues related to the property.

Missouri

Sellers are required to disclose known defects that could affect the value or safety of the property. This includes foundation problems, water damage, and environmental hazards.

Montana

Montana does not impose statutory requirements for the disclosure of defects such as mold, asbestos, or general structural issues, beyond the federal requirement for lead-based paint disclosures in homes built before 1978. The state operates primarily under the “caveat emptor” rule.

Nebraska

Sellers must complete a Seller Property Condition Disclosure Statement, covering structural, mechanical, and environmental defects, such as radon or water damage.

Nevada

Nevada mandates a Seller’s Real Property Disclosure Form, requiring sellers to disclose any defects or hazardous conditions they are aware of, such as mold or water damage.

New Hampshire

Sellers must complete a Property Disclosure Report, which covers issues such as foundation problems, water damage, and environmental hazards like radon or lead paint.

New Jersey

Sellers must complete a Standard Form of Seller’s Property Condition Disclosure Statement, covering the home’s systems, environmental hazards, and any known structural defects.

New Mexico

Sellers must disclose any material defects or adverse conditions, including environmental hazards like radon or asbestos.

New York

New York requires sellers to complete a Property Condition Disclosure Statement, covering the property’s systems, structural integrity, and environmental hazards. Sellers can opt out by paying a credit of $500 to the buyer.

North Carolina

Sellers must complete a Residential Property and Owners’ Association Disclosure Statement, which covers known defects in the property and any HOA fees or restrictions.

North Dakota

Sellers are required to complete a Seller’s Property Disclosure Form, which addresses defects in the home’s structure, systems, and environmental hazards like lead or radon.

Ohio

Sellers must provide a Residential Property Disclosure Form, covering known defects in the home’s structure, mechanical systems, and environmental hazards.

Oklahoma

Sellers are required to complete a Residential Property Condition Disclosure Statement, which covers the condition of the home’s systems, foundation, and any environmental hazards.

Oregon

Sellers must complete a Seller’s Property Disclosure Statement, covering the condition of the home’s roof, foundation, plumbing, and any known environmental hazards.

Pennsylvania

Sellers are required to provide a Seller’s Property Disclosure Statement, covering known defects in the home’s systems, structural integrity, and environmental conditions.

Rhode Island

Sellers must provide a Real Estate Sales Disclosure Form, addressing the home’s systems, environmental hazards, and any known defects.

South Carolina

Sellers must complete a Residential Property Condition Disclosure Statement, which includes details about the home’s structural integrity, environmental hazards, and any legal issues.

South Dakota

Sellers are required to complete a Seller’s Property Condition Disclosure Statement, which covers the home’s systems, structure, and any environmental hazards like radon or asbestos.

Tennessee

Sellers must complete a Residential Property Condition Disclosure form, which addresses known defects in the home’s systems and structure, as well as any environmental hazards.

Texas

Sellers are required to complete a Seller’s Disclosure Notice, which covers the home’s systems, environmental hazards, and any known defects in the structure or foundation.

Utah

Sellers must complete a Seller’s Property Condition Disclosure form, covering the condition of the home’s systems, structure, and any environmental hazards.

Vermont

Sellers must complete a Seller’s Property Information Report, covering the home’s structural integrity, systems, and any environmental hazards like asbestos or lead.

Virginia

Sellers must complete a Residential Property Disclosure Statement, addressing known defects in the home’s systems, structure, and environmental hazards, such as the presence of old mining operations.

Washington

Sellers are required to complete a Seller’s Disclosure Statement, which covers known defects in the property’s systems, structure, and environmental conditions.

West Virginia

Like Montana, West Virginia follows a “caveat emptor” approach. Sellers are not broadly required to disclose property defects, with the exception of lead-based paint disclosures for homes built before 1978, as required by federal law.

Wisconsin

Sellers must complete a Real Estate Condition Report, covering the condition of the home’s systems, structure, and any environmental hazards like lead paint.

Wyoming

Wyoming follows the “caveat emptor” rule, where there is no requirement to disclose property defects unless directly related to the federal mandate on lead-based paint hazards in homes built before 1978. There are no additional statutory requirements for environmental hazard disclosures beyond this.

Chapter 3: Prepping your home, on the cheap

This is a short chapter for a reason. One of the biggest myths in real estate is that you should pour money into your home before listing it to get a higher sale price. Sure, agents love to suggest remodeling the kitchen, upgrading bathrooms, or even redoing the landscaping. But here’s the reality: most of those so-called “upgrades” don’t actually add value to your home in a way that justifies the expense. Check out this study. ↓

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The Truth About Pre-Sale Investments: They Rarely Pay Off

Study after study shows that many home improvements offer little to no return on investment (ROI) when it comes to selling. In fact, a lot of these projects actually end up costing you more than you’ll ever get back. For example, while a kitchen remodel might make the space look nicer, it won’t necessarily convince buyers to pay significantly more for your home. And those fancy bathroom upgrades? Buyers won’t shell out extra cash for something they may want to change themselves anyway.

What to Focus On Instead

The key to prepping your home for sale is focusing on the basics. You want to create a clean, neutral, and well-maintained space that buyers can easily imagine themselves living in. This doesn’t require a major overhaul or costly upgrades. Here’s where your effort is best spent:

Decluttering: Remove personal items, excessive furniture, and anything that might distract potential buyers. Clear, open spaces are more appealing and make your home feel larger.

Minor Fixes: Instead of pouring money into large-scale renovations, take care of small but noticeable repairs. Fix any broken door handles, patch up small holes in the walls, or replace outdated light fixtures. These quick fixes can make a big difference without a hefty price tag.

Cleaning and Curb Appeal: A deep clean, both inside and out, can go a long way. Power-wash the exterior, tidy up the yard, and make sure the first thing buyers see is a well-maintained home. This is a simple and cost-effective way to make a great first impression without unnecessary spending.

The moral here is to just let the buyer do it their way. Most buyers today are more interested in customizing a home to their personal taste, so your goal should be to present a blank canvas, not a finished masterpiece.

Skip the big renovations. By focusing on cost-effective strategies like decluttering, small repairs, and cleaning, you’ll save money and still make a great impression on buyers. Let the market dictate the value, not expensive pre-sale investments that rarely pay off.

Chapter 4: Marketing Your Property

3.1. You Don’t Need an Agent to List on the MLS

In the traditional world of real estate, agents have always held the keys to the most powerful tool for home sellers: the Multiple Listing Service (MLS). For decades, the MLS has been a goldmine for exposure, placing properties in front of thousands of potential buyers by feeding into all the major real estate websites like Zillow, Realtor.com, and Redfin. But here’s the big news: you no longer need a traditional real estate agent to access the MLS.

Platforms like Homecoin allow you to pay a flat fee, often as low as a couple hundred dollars, to list your home on the MLS and gain the same reach that realtors used to monopolize. This shift is not just about saving money—it’s about empowering homeowners to take control of the selling process while still getting the same marketing power that was once exclusive to agents.

Why the MLS is a Game-Changer

The MLS is the backbone of the real estate industry. When your home is listed on the MLS, it gets fed into all the major real estate websites—Zillow, Realtor.com, Redfin—and is immediately visible to thousands of potential buyers. Buyers looking for homes are already using these websites to browse available listings in their area, and the MLS ensures that your property is featured prominently in those searches.

Now, here’s the catch: many real estate websites actually filter out For Sale By Owner (FSBO) listings from their main search results. That means if you’re trying to sell your home FSBO without using the MLS, you’re already at a major disadvantage. Buyers will have to go out of their way to manually search for FSBO homes, and let’s be honest—most people won’t bother. They want the easiest and most streamlined experience, and that comes from browsing properties through the MLS.

The Mindset Shift: DIY Selling with MLS Exposure

For a lot of homeowners, the idea of selling their own home without an agent sounds risky. There’s the fear of missing out on the “expertise” that agents supposedly bring to the table. But think about this: what if you could get the exact same reach and visibility as an agent without paying them a 5-6% commission? That’s exactly what Homecoin and similar platforms offer.

By paying a small, flat fee to list your home on the MLS, you’re accessing the same buyers and getting your property seen by the same pool of potential buyers, but you’re keeping the thousands of dollars in commission fees in your pocket. This is a major mindset shift because it gives you control over the process while still leveraging the industry’s most powerful marketing tool.

And here’s the thing: you don’t need to be afraid. Selling your own home with MLS access is a lot easier than it sounds, especially when you have the right tools and resources to guide you through the process. In this guide, we’re giving you access to downloadable templates, checklists, and forms that will help you look like you’ve got your shit together—because that’s a huge part of the game. Buyers and agents are more likely to engage with your listing if you look like you know what you’re doing.

Why Some FSBO Sellers Struggle

Let’s talk about why some FSBO sellers struggle. The biggest mistake they make is underestimating the importance of visibility. If you’re not on the MLS, your home is essentially invisible to the vast majority of buyers. Sure, you might get a few hits from Craigslist or social media posts, but the reality is that serious buyers are using the MLS-based platforms. If you’re not listed there, you’re missing out on the primary marketplace for homebuyers.

Another reason FSBO sellers struggle is that they don’t look like professionals. Perception matters. Buyers are already wary of FSBO homes because they think there might be something “off” if a seller isn’t using an agent. If your marketing materials, photos, or communication come off as amateurish, you’re giving buyers even more reason to skip over your property. That’s why in this guide, we provide you with downloadable templates for everything from professional-looking property descriptions to how to communicate with buyers and agents. We’ll make sure you have all the tools you need to present yourself like a pro.

Why You Shouldn’t Be Scared

I get it—selling your home without an agent can seem intimidating. But the truth is, it’s more accessible than ever, and you don’t have to go it alone. With this guide, you’ll have everything you need, from templates for disclosures and counteroffers to tips on how to handle negotiations and walk through the escrow process. The fear of selling without an agent often comes from the unknown, but with the right information and resources, you can navigate this process confidently.

Let’s break it down:

Exposure: With the MLS, your home will be seen by the same buyers who would see it if you listed with an agent. Buyers don’t care who listed the property—they care about the home and its price.
Professionalism: By using the templates and resources in this guide, you’ll be able to communicate like a seasoned pro. You’ll have well-written descriptions, professional emails, and all the necessary paperwork ready to go.
Savings: Most importantly, you’ll save thousands of dollars by avoiding hefty commissions. On a $500,000 home, a 6% commission would mean paying $30,000 in fees. Using an MLS service like Homecoin for a couple of hundred bucks, you’ll keep that money in your pocket.

How to Maximize Your DIY Sale

Now that we’ve established that listing on the MLS gives you the same exposure as a realtor, let’s talk about how to maximize your DIY sale.

Price it Right: One of the biggest mistakes FSBO sellers make is overpricing their homes. Without an agent, you need to rely on data. Use online tools to check recent comparable sales in your area. Price it realistically to generate interest early.
Great Photos Matter: Don’t skimp on photography. Buyers browse listings quickly, and if your photos don’t stand out, they’ll move on. You can hire a professional photographer or even use your smartphone with a few simple staging tricks.
Respond Quickly: When buyers or agents inquire about your home, respond promptly and professionally. One of the keys to looking like you have your act together is quick, clear communication. We’ve got templates in this guide to help you handle everything from showing requests to offer counter emails.
Offer Transparency: Make sure you have all the necessary disclosures ready to go. Buyers appreciate transparency, and it shows that you’re serious about the sale. We’ll walk you through exactly what you need to disclose, so you’re not left scrambling when buyers ask for details.
Negotiate Smartly: When offers come in, don’t panic. We’ll show you how to review and counter offers strategically to get the best deal. You won’t have to guess—our templates and guidance will help you every step of the way.

Why This is a Mindset Shift

For years, homeowners believed that they needed a realtor to sell their home. But platforms like Homecoin have completely changed the game. Now, you can access the same powerful tools that agents use, without paying exorbitant fees. This shift isn’t just about saving money—it’s about realizing you’re in control.

You have the power to sell your home, reach the same buyers, and negotiate deals, all without the middleman. With the MLS at your disposal, you’re no longer reliant on an agent’s marketing machine. You’re in charge. And with the right guidance—which we’re giving you in this book—you’ll have everything you need to make the process smooth, professional, and, most importantly, successful.

Conclusion: You’ve Got This

This guide is about more than just selling your home—it’s about shifting the way you think about real estate transactions. You don’t need to be an expert. You just need the right tools and the right approach. We’ve got you covered with downloadable templates, step-by-step instructions, and insider tips that will help you navigate the process with confidence.

With MLS access, you have the same reach as a realtor. With this guide, you have the same know-how. Now, it’s time to take control, save money, and get your home sold.

3.2. DIY Marketing Strategies

Discover effective do-it-yourself marketing techniques to attract potential buyers.

Chapter 5: Managing Property Viewings

4.1. Organizing and Conducting Showings

Learn how to efficiently schedule and conduct property viewings on your own.

4.2. Responding to Buyer Inquiries

Develop strategies for handling questions and follow-ups from interested buyers.

Chapter 6: Navigating the Transaction Process

5.1. Offer Acceptance Strategies

Compare the benefits of setting a specific offer date versus accepting offers as they come.

5.2. Negotiating Offers

Master the art of reviewing offers and negotiating counteroffers effectively.

5.3. Understanding the Escrow Process

Get familiar with what happens after an offer is accepted and how escrow works.

5.4. Collaborating with Title and Escrow Companies

Learn how to work with professionals to ensure a smooth closing process.

Chapter 7: Developing Your Offer Strategy

6.1. Setting Realistic Expectations

Prepare yourself for the offer process and what you can anticipate as a seller.

6.2. Timing Your Offer Acceptance

Weigh the pros and cons of different offer acceptance timelines and choose the best approach for your situation.

6.3

Chapter 8: Conclusion

Wrapping It Up

📬 Downloads

Emails to Potential Buyers and Real Estate Agents

• Invitation to view [Property Address] – schedule a showing

• Open house invitation for [Property Address]

• Follow-up: interested in making an offer on [Property Address]?

• Reminder: offer deadline for [Property Address]

• Request for feedback: how was your viewing of [Property Address]?

• Update: price reduction for [Property Address]

• Offer received on [Property Address] – please confirm receipt

• Request for buyer’s agent cooperation on [Property Address] sale

Emails to Title Officers

• Request for title services for FSBO – consultation and quote

• Follow-up on title search for [Property Address]

• Coordination for closing process on [Property Address]

• Request for escrow services on FSBO transaction

Emails to Inspectors and Other Vendors

• Request for home inspection services for [Property Address] – consultation and quote

• Request for foundation inspection for [Property Address]

• Request for photography services for FSBO listing

• Request for staging services for FSBO property at [Property Address]

• Follow-up: scheduling inspection for [Property Address]

Emails to City Officials

• Inquiry about point of sale requirements for [Property Address]

• Request for property compliance documentation for [Property Address]

• Request for point-of-sale inspection information

• Follow-up on required permits for [Property Address] sale

How to Sell Your Own House: A Complete Guide