Selling a Home On Your Own? Here’s the Documentation You’ll Need

Selling your home on your own—known in real estate as for sale by owner (FSBO)—is both exciting and a little intimidating. I’ve worked with countless homeowners who chose this route, and I can tell you: it’s empowering, but it comes with real responsibilities. You’re not just putting a sign in the yard—you’re stepping into the role of marketer, negotiator, and paperwork manager all at once.

So, what does it actually mean to sell FSBO? Simply put, you’re handling the sale without a listing agent. That means you decide the price, schedule showings, field calls from potential buyers, and negotiate offers directly. There’s no middleman taking a commission, which can save you thousands—but it also means you’re the one making sure everything runs smoothly.

Here’s why some people take the FSBO route. First, the cost savings are real. Typical agent commissions are 3–6% of the sale price, and avoiding that fee can put a significant amount back in your pocket.

Then there’s control: you set the timeline, highlight the features of your home the way you want, and have the final say on negotiations. For many homeowners, that independence is worth the extra effort.

But I won’t sugarcoat it—selling alone comes with challenges. You need to understand contracts, state disclosure laws, and local regulations. You’ll likely coordinate with lenders, title companies, and inspectors yourself.

According to Zillow research, only about 7% of sellers manage the entire process on their own; nearly everyone else opts for at least some agent help. That tells you something—it’s doable, but it’s not always easy.

By the end of this section, you’ll understand if FSBO is right for you and what it really takes to go solo. And don’t worry—we’ll walk through all the paperwork and steps you’ll need next, so you can tackle this with confidence.

Quick thought for you: Have you ever wondered how much you could actually save—or risk—by skipping the agent? Keep that question in mind as we go through the process.

Key Documents You Need Before Listing Your Home

Before you put your home on the market, getting your paperwork in order is essential. I’ve seen homeowners jump straight into listing their property, only to run into delays because a single document was missing. Having everything ready upfront can save time, reduce stress, and prevent legal issues.

Here’s what you should gather:

• Property Deed – This proves you own the home and allows ownership to transfer to the buyer.
• Original Sales Contract – The paperwork from when you bought your house. Keeping it handy helps reference past agreements or terms.
• Property Survey – Maps out your property lines, fences, structures, and easements. Buyers often request this to understand exactly what they’re getting.
• Mortgage Statement & Payoff Info – Shows your current loan balance and any liens on the property.
• Utility Bills & Tax Records – Gives buyers an idea of ongoing costs and adds transparency.
• Certificate of Occupancy – Confirms your home meets local building codes. Some buyers won’t move forward without it.
• HOA Documents (if applicable) – Includes rules, fees, and community guidelines.
• Repair and Maintenance Records – Buyers like seeing a documented history of upkeep and major repairs.
• Inspection Reports & Permits – Include any pre-sale inspections or permits for improvements to show that upgrades were done legally.
• Warranties & Manuals – Appliance warranties and manuals can increase buyer confidence.
• School District Info – Helpful for families evaluating local schools.
• Seller’s Disclosure Statement – Legally required in most states, it outlines known issues with the property. Missing or incomplete disclosures can create serious legal risks.

According to Zillow, sellers often overlook some of these documents, so double-checking your list before you start marketing your home can prevent delays later.

Gathering the right documents is just one part of getting your home ready; understanding your property’s true value is equally important—check out our guide on Home Selling Value to see how much your property could fetch.

Documents You’ll Handle While Listing and Receiving Offers

Once your home is listed, the paperwork doesn’t stop—it actually picks up. I know it can feel overwhelming, but staying on top of these documents is what keeps you in control and protects you legally.

• Purchase Agreement – This is the buyer’s formal offer and becomes the foundation of the sale. It includes the purchase price, contingencies (like inspections or financing), and proposed closing dates. Keeping it organized helps you avoid misunderstandings or delays.
• Appraisal Report – If your buyer is financing, their lender will require a home appraisal. Having a recent appraisal ready, if you’ve had one, can speed up the process and strengthen your negotiating position.
• Counteroffers & Addendums – Buyers may request changes, such as repairs or closing timelines. Documenting every counteroffer protects both you and the buyer and keeps the negotiation clear.
• Earnest Money Agreement – This shows the buyer is serious. Properly managing this agreement ensures the funds are handled correctly and builds trust.

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Closing the Sale — Final Documents to Transfer Ownership

Closing day is where all your preparation comes together. I’ve guided homeowners through this part countless times, and I can tell you: having everything ready makes the process smooth and stress-free.

• Deed Transfer – This document officially moves ownership from you to the buyer. Double-check that the names, property description, and signatures are correct.
• Closing Statement (HUD-1 or ALTA) – This itemizes all the financial details, including how much you’ll receive from the sale and how closing costs are allocated. Reviewing it carefully ensures there are no surprises.
• Final Mortgage Payoff Statement – Confirms that your loan has been paid off and that the property is free of liens. You don’t want any outstanding debts to complicate the transfer.
• IRS Form 1099-S (if applicable) – Reports the sale to the IRS for tax purposes. If you’re unsure whether this applies to you, check with your accountant or attorney.
• Other Closing Documents – Depending on your state, there may be affidavits, inspection certifications, or additional disclosures required. Staying organized and checking with your title company ensures nothing is missed.

The closing stage is where the sale becomes official. Being prepared and organized gives you confidence, peace of mind, and prevents last-minute issues.

If a buyer is financing their purchase, you’ll likely need an appraisal. Learn what to expect from home appraisals in 2025 and how they can impact your sale in our guide: Selling in 2025: 9 Must-Know Facts About Home Appraisals.

Why Some Sellers Still Hire a Real Estate Agent?

Even after seeing how FSBO works, many homeowners choose to hire an agent—and there’s a good reason for it. I like to think of it as having a guide in tricky terrain: you can do it alone, but support can make the journey easier.

• Listing & Marketing Support – Agents have access to MLS and networks that increase your property’s visibility. I’ve seen homes sell faster when marketed professionally.
• Legal & Contract Assistance – Agents handle complex paperwork, ensuring contracts, disclosures, and addendums are accurate. This helps prevent legal headaches down the line.
• Negotiation Expertise – They’ve seen every type of buyer demand and negotiation tactic. Their experience can help you get the best price without emotional pitfalls.
• Time & Stress Management – Selling alone takes time. Coordinating showings, answering inquiries, and managing paperwork can feel overwhelming. An agent offloads much of this burden.

Understanding why some sellers hire agents helps you make a more informed decision. Even if you go FSBO, knowing when professional support is beneficial can save money, time, and stress.

Have you ever considered selling your home on your own, or do you prefer working with an agent? Drop your thoughts in the comments—I’d love to hear your experience!

FSBO Checklist — Are You Ready to Sell?

Before you dive into selling your home alone, it’s smart to run through a quick checklist. I always tell homeowners: being organized upfront makes everything easier later. Here’s what I recommend:

• Gather All Ownership and Financial Documents – Property deed, mortgage statements, tax records, surveys, and any permits. Having these ready keeps the process smooth.
• Prepare Your Home for Listing – Stage it, take professional photos, and make minor repairs. First impressions matter more than you think.
• Complete Mandatory Disclosures – Be honest about any issues. Full transparency builds trust and protects you legally.
• Plan Your Listing and Marketing Strategy – Decide where to list your home, schedule open houses, and prepare online materials.
• Set a Competitive Price – Do your research on local market trends to avoid overpricing or leaving money on the table.
• Consult Professionals as Needed – Even if you’re going FSBO, an attorney or real estate consultant can be a safety net for tricky situations.

This checklist lets you self-assess your readiness and ensures nothing is overlooked. It’s a practical roadmap to keep you on track and confident throughout the FSBO process.

When closing your sale, remember to consider potential tax implications. Our guide on Home Sale Tax Deductions explains what you can claim and how to maximize your return.

Common FSBO Mistakes to Avoid

Selling your home on your own can be rewarding, but there are pitfalls I’ve seen repeatedly. Knowing them upfront helps you avoid unnecessary stress or financial loss.

• Incomplete or Inaccurate Disclosures – Skipping details or being vague can lead to legal trouble. Always be thorough.
• Overpricing or Underpricing – Price your home realistically. Overpricing scares buyers away, underpricing leaves money on the table.
• Neglecting Legal or State Requirements – Every state has its own rules. Ignoring them can delay your sale or cause penalties.
• Poor Marketing or Limited Exposure – Without professional networks, your listing may not reach enough potential buyers.
• Time Management Challenges – Managing calls, showings, paperwork, and negotiations can be exhausting. Plan your schedule carefully.
• Negotiation Pitfalls – Without experience, you might accept lower offers or miss key terms. Stay firm but fair, and document every change.

By being aware of these common mistakes, you can navigate the FSBO process more confidently, protect yourself legally, and improve your chances of a successful sale.

Final Thoughts

Selling your home on your own can feel daunting, but it’s also incredibly rewarding. If you stay organized, understand the paperwork, and follow a clear plan, you can save money, maintain control, and confidently navigate the FSBO process.

Remember, preparation and attention to detail are your best allies—so gather your documents, be transparent with buyers, and approach each step methodically.

Before you make any final decisions, take a moment to reflect on whether FSBO aligns with your timeline, expertise, and comfort level. Even small professional consultations along the way can make a big difference.

Ultimately, the choice is yours—but with the right preparation, selling your home solo is entirely achievable.

Looking for more tips on maximizing your home’s value before selling? Check out our Real Estate & Homeownership category for in-depth guides and expert advice.

Disclaimer: This article is for informational purposes only and does not constitute legal or financial advice. Requirements for selling a home vary by state and individual circumstances. Always consult a qualified professional for guidance specific to your situation.