Checklist for Selling Without an Agent

Written by Joanne Cleaver

Empty page on a clipboard awaiting a to do list.

Nobody is more invested in selling your home than you. You can outsmart the housing market by steering your own sale...and keeping more of your equity. ForSaleByOwner sets you up for success by getting your listing where it will 'get found' online by buyers, and by equipping you with how-to’s, legal forms, referrals to professionals, and other tools that you need to sell your house.

Successful 'by owner' sellers tell us that they 'follow the recipe' provided by ForSaleByOwner.com...and sell their homes.

Use this checklist to organize your homeselling plan and to identify the resources and tools you need to assemble.

1. Assess and Price (2+ months before listing)

Size up the market. What's selling, for how much, in your neighborhood?
Scan online listings
Review public records to review all recent sales (agents' comparative market analyses typically include only sales through the local multiple listing service)
The most in-depth, and most authoritative, valuation is an appraisal done on-site, in person, by an appraiser who is familiar with your neighborhood. It will also validate your asking price to the buyer, giving you authority when negotiating.
Rely on our comprehensive Pricing Guide for calculators and pricing resources
Review your mortgage and other home-related loans to calculate your gross equity
Add up selling expenses to estimate your net equity -- the amount you will actually net from the sale

Assess the Condition and Saleability of Your House

Nobody wants to buy your postponed projects. These days, a house must be in top condition to sell – especially if you want to sell quickly.

Scour your house, top to bottom, to assess its condition and how you can get the house ready for market:

Cosmetic problems

Paint & finishes
Minor chips, dings and rips that can easily and quickly repaired (such as a tear in a window screen)
Minor updates, such as swapping in a new light fixture or faucet

Functional repairs and upgrades

Outdated appliances
Badly outdated fixtures & finishes
Get HVAC systems cleaned & updated & keep the paperwork to show buyers
When in doubt, ask a municipal inspector to review your permit history to be sure there are no hidden fines
Safety issues, such as missing or rickety handrails

Problems you can’t fix

Location -- An awkward location is what it is. Consider how to neutralize the location with compensating advantages.
Busy street -- Document when it is busiest and when it is quiet, so you can inform buyers
Iffy neighbors -- The value of your house is partially determined by your neighbors, especially if the neighborhood has suffered a high proportion of foreclosures
Problems that must be disclosed to buyers, per state law, such as a flood plain. You can provide ease of mind to buyers through a home warranty, which covers the cost of repair or replacement for some major house systems.

Decide How to Sell

Advantages to selling 'by owner':

Control costs
Keep more equity
Steer the sale
Customize your marketing strategy

Advantages to selling with a full-commision agent:

Delegate some chores

Get Ready to Sell

Declutter and Clean

Store out of season clothes & decorations; family memorablia; sports equipment; and little-used china and bric-a-brac off site
Streamline and simplify decorating
Clear counters of small appliances and personal accessories & toiletries
Decide where to securely store financial records & other sensitive material during showings & open houses
Deep clean all surfaces, especially showers, sinks, grout and corners
Clean windows inside & out
Wash and polish floors
Shine woodwork
Pay special attention to the front entryway and sight line from the front door, clearing the way to a spacioius view & strong first impression

Stage & Photograph

Staging is the art of creating a welcoming environment that helps buyers envision their life in your house.
Create clear focal points in each room that concentrate on an attractive feature, such as a fireplace or view from a window
Streamline and minimize decorating, keeping a few pops of color
Open window treatments note best light for each room; take listing photos during the best light
Replace light bulbs with brighter bulbs
Remove barriers to moving through each room, such a throw rugs and footstools
Decide if you will create 'settings' for the dining room table, patio and other entertainment areas
Decide where fresh flowers will make a difference, such as the powder room
Examine the air quality and freshness of bathrooms & kitchen; clean and deodorize accordingly and plan to ventilate these areas immediately before showings (Don't use candles to cover up odors)
Neutralize odors in pet care areas, laundry, closets and basement

Develop Your Marketing Plan

You are not on your own when you sell through ForSaleByOwner.com. Our array of marketing tools enable your home listing to 'get found' by buyers online, especially, but also through traditional marketing techniques.

Flyers, handouts and printed materials. Don’t forget to include the required array of disclosures and other legal forms dictated by your state and municipality
Advertise on Craigslist. ForSaleByOwner customers get a template to make it even easier to place an ad at this popular online classified site
Listing at ForSaleByOwner.com
Listing through your local Multiple Listing Service and Realtor.com. Both the MLS and Realtor.com position your house to be found by the 93% of buyers who start househunting online. The local MLS is used by agents for their clients, and by the public. Realtor.com is based on MLS listings from around the country and is the single most popular online listing site
The ForSaleByOwner.com Education Center includes dozens of stories, tips, and how-to articles for all elements of marketing

Prepare to Negotiate

Assemble the evidence that supports your price, gathered as you prepared to price (above)
Understand what is most important to the buyer -- price? move-in date? particular characteristics of the house?
Know what is most important to you -- price? terms? closing date? something else?
Understand the financing landscape so you know what affects your buyer's negotiation parameters
Consider asking your real estate lawyer to help you negotiate