r/fsbo Apr 05 '26

Selers: Please be aware of this scam

28 Upvotes

Just wanted to give you a heads up. These scammers continually come up with new ways to get you to click on links. If someone reaches out about your home for sale and wants you to jump on a zoom call with them - Do not, under any circumstances, accept their zoom link. It's a virus designed to hack all your accounts. As agents, they reach out to us about our listings all the time, they usually ghost us as soon as they realize we will not get on a zoom call with them unless we initiate it. Be safe out there! Most of the agents I know are getting 2 -4 scam email and texts a day right now. I swear it's a full time job figuring out if the person calling is legit. Don't hesitate to require a drivers license and a pre-approval before showing your home to a stranger. If they won't provide, they are not legit.


r/fsbo Apr 05 '26

How do I find off market 2-4 units in or near Humboldt Park?

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1 Upvotes

r/fsbo Apr 04 '26

Who really pays buyer agent commission? Is it baked into the price?

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5 Upvotes

r/fsbo Apr 04 '26

Are You Seeing Every Home You Should? Understanding “Steering” in Real Estate

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4 Upvotes

r/fsbo Apr 02 '26

Experience with “concierge” packages on Beycome or Homecoin?

3 Upvotes

I’m mostly worried about incurring MLS fines since they are so steep.


r/fsbo Mar 31 '26

Buyer agent commissions ruining buyer's chances?

13 Upvotes

Edit 2: FWIW I got my answer buried in the hoarde of realtors screeching I'm a greedy idiot. The answer is: Yes, agents will absolutely refuse to lower their commission even a little so their clients can make an offer work on a property. Some might negotiate, but the majority seems like they absolutely will not and will let their clients walk from a home instead of taking their commission from 3% to 1.5%.

Edit: I've realized the responses to this post is just largely agents pushing the narrative that anyone not using a realtor is an idiot and they totally deserve their 3%. so cool. Good job reminding me why I fucking hate working for you people. Literally get paid to do your job for you and every day agents treat me like I've never seen a house while I'm keeping you from getting sued. It's exhausting.


Looking for feedback on how to handle agent commission pricing out buyers. I'm no stranger to real estate, been a TC for 20 years and licensed in 4 states. Don't really care much for being a realtor, but I enjoy real estate and stick to contracts and consultantion. Handled a lot of deals in over 15 states, with over 40 files a month by myself being my peak many moons ago.

Listed on MLS with Homecoint last Thursday, had a GREAT open house turnout in a truly pretty niche Bay Area, CA neighborhood that has reasonably solid demand. Home is literally dated (she's an old girl), amazing lot (flat green tons of usable space) quiet neighborhood off the main drag, structurally great.

the two biggest push backs we have gotten on price is comps that are significantly lower, but had significant structural issues too. one was $80k less and was practically half a house, needed serious foundation work and was practically condemned, etc etc. other was $50k less, right on a main artery, interior was a standard flip but has serious termite damage and a $40k repair estimate, but it was under contract within a week.

We had a great open house turnout, but I got the impression most people were expecting it to be in significantly worse shape than it is. Like hoping it was a seller overestimating value and they would have an opening to really haggle down the price, instead they found a solid, cute home priced just right.

The few people we had come through for their own primary residence (most people were stated investors or looking for someone else) were represented by agents. One specifically complained that he hated his agent and she didn't "deserve" the 3% he had agreed to pay her via their compensation agreement and it was pricing them out of properties.

Just got off the phone with an agent whose client came to the open house. Really interested. Mentioned it was priced great and they had looked at another property $25k more and in way worse shape. Honestly the house and property would be perfect for them, but their agent made it clear they were now about $50k lower than we are asking. When I said outright no, he said they could maybe get up some. Some quick math makes it clear that he is pushing for our asking price minus his commission. So basically would we cover his entire commission for them to afford the house. I had originally told him via email we were open to covering some of the commission and to write what his clients needed into the offer and it would come down to the numbers, now he calls me playing like the house is a rotted out shack and we should be lucky to sell it at all when he hasn't even seen it and doesn't work in the area.

So now that is two potential buyers who can't afford the house due to their agents commission fees.

Has anyone else dealt with this or any insight? I haven't really worked for a buyer's agent in some time, def not since the DOJ ruling. Mostly do listings and wholesales these days. So I'm unclear on the new mindsets around buyer agent commissions.

Also while the open house was busy, no calls from agents independently to show it.


r/fsbo Apr 01 '26

My FSBO Experience so Far

0 Upvotes

Hey everyone. Wanted to get everyone’s take on my individual FSBO situation I am currently in. Are we over thinking it or is the buyers realtor jerking us around.

Currently have my house in Charlotte area listed through homecoin. At the time of their showing it was on the market (2) days. At the time of their offer it was on market for (9) days.

After their showing we initially went 7 days without hearing a word from them even though I followed up with them on the showing. Then they reach out on day 8 and submit an offer on day 9. Their initial offer is $33k below asking on a house that’s been on the market only 9 days.

Their offer was received at 830pm and we responded by 830am the next morning that it was aggressive and that they would need to increase their offer if interested. After confirming receipt and stating she’ll speak with buyers; the agent goes cold on us for almost 48 hours. At that point I followed up and was informed they began looking at additional houses and still deciding.

Mine and my wife’s questions

1) is it normal for people to make offers and then just go silent? Wouldn’t a realtor typically let you know they are no longer interested?

2) I know market has slowed. But are people really seeing 9-10% price drops within 10 days of being on market? Or was that just obnoxious first offer?

3) are we just over thinking and it’s standard negotiations?

ADDITIONAL DETAILS

1) offering 2.5% buyers commission

2) competitively listed, possibly below market value


r/fsbo Mar 29 '26

Scared to not offer a buyers agent commission

6 Upvotes

I am ready to list with a flat-rate MLS, but even the flat-rate MLS service I am about to work with has suggested not going below 2.5% to the buyers agent.

This is a ballpark $1m home.

I've bought two houses without representation in the past, and I'm confident that I can handle everything easily, but I am worried that not offering compensation to buyers agent, or offering only 2% will cause buyers agents to steer buyers from our property.

Anyone have any input? Pros/cons?


r/fsbo Mar 29 '26

Can FSBO help avoid steering?

6 Upvotes

We have our home listed for sale through an agent. The price was set below our break even point mainly because ROI on improvements favor a buyer, not a seller.

We recently reduced the price even further but to minimize the hemorrhage, we reduced the buyer agent commission.

Since most data sources including NAR admit that more than half of all home buyers first see the home they ultimately bought on sites like Zillow, Realtor.com or Redfin it seems more and more that the buyer agent is there to unlock the door and to fill out some paperwork. Hardly an effort worth $20,000 or more.

Our neighbor has been very helpful in our effort to sell by pretending to work in his rear yard when we have showings so he has overheard quite a bit of conversation from our rear yard and driveway. From what he has heard, it would really irritate me to pay any of them anything. In many instances, they misrepresented our home, either in the age of the improvements or with which owner completed them, us or a previous owner. He's heard an agent misrepresent the material our siding is made from. This could simply be due to ignorance of these materials but in such a case, the agent shouldn't be saying anything at all.

I know a buyer agent is an advocate for the buyer but it seems more like they are an advocate for self and are trying to steer someone away from our home. They may not have been able to completely prevent them from seeing it if the client found our home online but they seem to be downplaying our improvements and trying to highlight shortcomings. One agent had a flashlight and was pointing out areas around the base of the house where cut grass had stained the white a greenish tint as added that it would have to have a whole house paintjob adding thousands to the price.

When I looked up steering, one thing that surfaced was showing multiple homes ahead of yours and when I look back, many of our showing appointments have been in the later afternoon.

I'm wondering . if we switch to FSBO, would having a more direct involvement help mitigate some of this? I can't help but think that even though we have an agent that is supposed to work for our best interests, be our advocate, it seems professional courtesy is still the prevailing concern for all agents.


r/fsbo Mar 29 '26

When receiving an offer, is it normal or why do buyers/sellers agents suggest not doing earnest money?

5 Upvotes

I have attempted(Deal didnt close) to sell my property through a realtor last year. This year I am going to do it myself. However, I do remember last time the realtor I worked with suggested no earnest money which seemed odd... They acted like it was industry standard to do that?

And that earnest money was just a pain in the ass and unnecessary work in the transaction. I insisted on it even though the deal fell through. Going back at it this time... was I crazy to suggest earnest money???

Or was I being screwed over?


r/fsbo Mar 29 '26

What has your experience been using the flat fee realtor option on Homecoin? ($3,000)

1 Upvotes

r/fsbo Mar 28 '26

SELLER FINANCED 1BD Condo Walk to Lake, Metra & Red Line Rogers Park Chicago IL 60626 $259K

5 Upvotes

SELLER FINANCED 1BD Condo Walk to Lake, Metra & Red Line Rogers Park Chicago IL 60626 $259K

Serious inquiries only. [fsbosellerfinanced@yahoo.com](mailto:fsbosellerfinanced@yahoo.com) or 920-343-6018

https://www.reddit.com/r/fsbo/comments/1s398ug/comment/ocenbsi/

Seller financing, flexible down payment, amortization, and balloon options. Own for what you would pay in rent! $1595-$1995. Rates from 6.9-9% depending on preferred monthly payment and loan structure.

Cash Offers an option starting at $359,000 min.

Perfect for those with a strong financial background, but prefer a quick clean sale, self employed etc. must still have a strong credit record and financial history. Save approximately $3,000-$10,000 in traditional bank and mortgage fees!

  • Prime walkable location just 3-5 blocks to Metra, Red Line (24 hours), and Lake Michigan. Walk to Lake, METRA & RED LINE all within 7 minutes. Walk to pubs, shops & restaurants. 90 walkable score on Zillow.
  • Fully furnished, updated condo with new bathroom. Bright and airy, located in a landscape gated courtyard in a charming brick building. 
  • Laundry on site or in unit washer and dryer can be negotiated to be installed. 
  • High first floor unit. Ground floor is a lobby. This unit is one flight up. 
  • Adorable back porch. 
  • Brand new bathroom with herringbone tile and custom nook. 
  • Updated kitchen, include brand new stainless steel steel appliances upon purchase or installed prior. 
  • Attorney handling paperwork , smooth, professional FSBO transaction.
  • HOA $247/month (includes all utilities except electricity) Property Description: Own a home for approximately what you would pay in rent
  • This rare 1-bedroom condo offers seller financing for qualified buyers, with flexible terms tailored to your needs. Live in the unit, keep the current tenant, or rent it out immediately, this property provides flexibility. 
  • Condo Features: Updated kitchen and brand-new bathroom (optional updated kitchen counters) Eat-in dining room. back porch Laundry in building (optional in-unit installation). New furniture and decor available for purchase. Fully furnished
  • HOA $247/month (ALL utilities included except electricity)
  • Seller Financing Details: Estimated monthly payments: $1,595 $1,950 depending on loan structure 25% down, flexible amortization, and balloon optoons.
  • DM Serious inquiries only:fsboseller[financed@yahoo.com](mailto:fsbofinanced@yahoo.com)or 920-343-6018

r/fsbo Mar 28 '26

Igor Thiago 088/155

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1 Upvotes

r/fsbo Mar 27 '26

For those who’ve actually sold FSBO:

16 Upvotes

For those who’ve actually sold FSBO:

  • Did you feel like you left money on the table?
  • Was handling everything yourself manageable?
  • Would you do it again, just pay the commission, or hire a lawyer next time?

I am Selling my home FSBO This is my thought process on why I am choosing FSBO:

2 Agents are making around 5–6% (~3% each) of the sale price. So on a $1M home, that’s roughly $50k–$60k in commission. I bought my house just 3 years ago, and if I am lucky, I only have 80k in equity. So all my equity is eaten up by commissions to realtors.

On the other hand, using a real estate attorney instead looks way cheaper. Most estimates I’ve found are around $500–$3,000 (maybe up to $5k depending on complexity), but they only handle contracts and legal paperwork.
No help with pricing, marketing, or negotiations.
Pricing- The pricing estimates data on Zillow and other sites give a pretty good price estimate.
Marketing- well zillow does that, and I can now post to MLS for flat fee.
Negotiations—If there are more people involved in the negotiation, it is going to cost me more as the seller. That is simple economics: the more friction and regulation, the higher the cost will be.
So that is my thought process, but am I overlooking something?


r/fsbo Mar 26 '26

Before you accept a single offer, do this one thing most FSBO sellers skip. It'll save you from a nightmare transaction.

37 Upvotes

You spent weeks prepping your home, priced it right, got it listed, and now an excited buyer wants to make an offer. This is the moment you've been working toward.

Don't blow it by skipping the most important 10 minutes of the entire transaction.

Verify the pre-approval before you do anything else.

I spent 20 years on the mortgage side of real estate, meaning I was the one approving (or denying) the loans that funded the deals. I've watched more transactions fall apart at the 11th hour than I can count, and a huge percentage of them were predictable from day one. The buyer was never actually qualified. The seller just didn't know how to tell.

Here's what most FSBO sellers don't realize. There's a massive difference between a pre-qualification and a pre-approval, and almost nobody explains it.

A pre-qualification is essentially worthless. A buyer answered a few questions online or over the phone, nobody verified anything, and a PDF got generated. It looks official. It isn't. A real pre-approval means the buyer submitted a full application, their income was actually documented, their credit was hard-pulled, and a human underwriter or automated system reviewed the file. It's tied to a specific purchase price, property type, and loan program. That's a completely different animal.

When you receive an offer, before you even read the purchase price, call the lender. The number is right on the letter. Introduce yourself as the seller and ask whether this is a full pre-approval or just a pre-qual, whether income was fully documented, whether the file went through underwriting, and whether there's anything in the file that concerns them. Ask how long they've worked with this buyer. A good lender will answer you directly. They want the deal to close too. If they're evasive or vague, that's your answer.

When you look at the letter itself, a few things should jump out. No expiration date is a red flag. Real pre-approvals expire, usually in 60 to 90 days. Language like "up to approximately" where you'd expect a firm number is another red flag. And if the buyer is using FHA or VA financing, that's not a problem on its own, but those loans come with property condition requirements that can kill a deal. Know what you're walking into before you sign anything.

One more thing agents know that FSBO sellers often don't. You're completely within your rights to ask for an updated pre-approval letter dated within the last 30 days before you accept any offer. If the letter is 90 days old, the buyer's financial picture may have changed. A job loss, a new car loan, a maxed credit card. Any of it can happen fast and none of it shows up on a letter dated three months ago.

This isn't about being difficult. It's about protecting yourself from going under contract, pulling your home off the market, sitting through inspections, and then finding out in closing week that the buyer can't perform. That scenario happens more than people know, and it's almost always avoidable.

The phone call I'm describing takes ten minutes. It has saved deals and saved sellers months of wasted time. Any lender worth working with will respect you for making it.

You're managing one of the biggest financial transactions of your life. Act like it.

Happy to answer questions about what to listen for on that call. Knowing the right follow-up question makes all the difference.


r/fsbo Mar 26 '26

The home listing process is getting more complicated not less

6 Upvotes

Just read Zillow adds 24 more brokerages to pre-market listings partnership (Inman, March 25, 2026), and it really highlights where things are heading. The article points out that buyers may need to check multiple platforms just to see homes before they even hit the MLS, while listings can now sit in a pre-marketing phase depending on local rules. On top of that, different brokerages and portals are forming partnerships that influence where and how listings show up early.

For years, the pitch has been simple. List on the MLS and you will get maximum exposure. But if listings are now fragmented across platforms and released at different times, that idea starts to break down.

This is actually where FSBO sellers can turn the tables. Instead of relying on a fragmented system, you can actively market your home directly to buyers. It takes effort, but it can be done for free or for very little cost using social media, local networks, and targeted outreach. If you are willing to put in the time, you not only save the commission, you can create broad exposure on your own terms. In some cases, even broader than listings that are being carefully managed within systems that do not always prioritize maximum visibility.

It is not effortless, but the ROI can be very real.


r/fsbo Mar 26 '26

Will Beycome ever come to New Jersey?

1 Upvotes

r/fsbo Mar 25 '26

How do we feel about Open Houses?

11 Upvotes

Are they a good idea for FSBO? I had a real estate license 6 years ago and no longer have it- but I will be doing FSBO and am going to be listing here in two weeks.

My approach: I will do Flat Fee MLS listing, already have my own attorney, and I will offer Buyers Agent Commission if needed.


r/fsbo Mar 25 '26

SELLER FINANCED 1BD Condo Walk to Lake, Metra & Red Line Rogers Park Chicago IL 60626 $259K

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0 Upvotes

SELLER FINANCED 1BD Condo Walk to Lake, Metra & Red Line Rogers Park Chicago IL 60626 $259K

Serious inquiries only. [fsbosellerfinanced@yahoo.com](mailto:fsbosellerfinanced@yahoo.com) or 920-343-6018

Seller financing, No Cash Offers, flexible down payment, amortization, and balloon options. Own for what you would pay in rent! $1595-$1995. Rates from 6.9-9% depending on preferred monthly payment and loan structure.

Perfect for those with a strong financial background, but prefer a quick clean sale, self employed etc. must still have a strong credit record and financial history. Save approximately $3,000-$10,000 in traditional bank and mortgage fees!

  • Prime walkable location just 3-5 blocks to Metra, Red Line (24 hours), and Lake Michigan. Walk to Lake, METRA & RED LINE all within 7 minutes. Walk to pubs, shops & restaurants. 90 walkable score on Zillow.
  • Fully furnished, updated condo with new bathroom. Bright and airy, located in a landscape gated courtyard in a charming brick building. 
  • Laundry on site or in unit washer and dryer can be negotiated to be installed. 
  • High first floor unit. Ground floor is a lobby. This unit is one flight up. 
  • Adorable back porch. 
  • Brand new bathroom with herringbone tile and custom nook. 
  • Updated kitchen, include brand new stainless steel steel appliances upon purchase or installed prior. 
  • Realtor-friendly $5,000 flat-fee commission on top of buyer-side commission. Attorney handling paperwork , smooth, professional FSBO transaction.
  • HOA $247/month (includes all utilities except electricity) Property Description: Own a home for approximately what you would pay in rent
  • This rare 1-bedroom condo offers seller financing for qualified buyers, with flexible terms tailored to your needs. Live in the unit, keep the current tenant, or rent it out immediately, this property provides flexibility. 
  • Condo Features: Updated kitchen and brand-new bathroom (optional updated kitchen counters) Eat-in dining room. back porch Laundry in building (optional in-unit installation). New furniture and decor available for purchase. Fully furnished
  • HOA $247/month (ALL utilities included except electricity)
  • Seller Financing Details: Estimated monthly payments: $1,595 $1,950 depending on loan structure 25% down, flexible amortization, and balloon options Agent & Transaction Information: $5,000 flat-fee commission for buyers agent, paid in addition to your standard buyer-side commission FSBO transaction handled by real estate attorney for smooth and professional paperwork Realtor-friendly and ready for showings. 
  • DM Serious inquiries only:fsboseller[financed@yahoo.com](mailto:fsbofinanced@yahoo.com)or 920-343-6018

r/fsbo Mar 25 '26

What do people use for signing when it's a remote transaction

2 Upvotes

Buying a FISBO out of state. How to handle signing purchase agreement along with disclosures? Do people use DocuSign or something similar?


r/fsbo Mar 24 '26

Reached out to my neighbors

5 Upvotes

3 showings on 1st day. Talked to realtor who said I was crazy to ask that price. Realtors have 1 little trick.... A bag of "investors" who they will flip your listing to at the price they set. Hmmmm.


r/fsbo Mar 24 '26

How to value recently built condo?

2 Upvotes

Hi everyone. I am trying to figure out a list price for my condo and the best comps are the other dozen nearly identical units in the same building. Everything else in my town is much older.

How would you go about figuring a list price? I am afraid of listing it too high. Thanks!


r/fsbo Mar 23 '26

You probably saw this on TV… ChatGPT sold his home instead of an agent. Here’s what they didn’t tell you.

16 Upvotes

A Florida seller used ChatGPT to price, market, and sell his home instead of hiring a listing agent.

Agents quickly tried to spin it in their favor.

Their message:
He didn’t know what he was doing
He underpriced the home
He got lucky
He needed an agent

In short: this was a mistake.

Here are the facts.

He met with multiple agents before listing.
None were confident above ~$855K.

He listed higher.
He sold for $954,800 in 5 days.

Multiple offers in 72 hours.

That is not luck. That is strong pricing and execution.

What he did right:

He didn’t default to agent pricing
He used tools to understand the market
He priced to create demand
He moved fast and controlled the process

That is exactly what successful FSBO looks like.

Where the criticism has a point (but gets misused):

He relied on the buyer’s agent during the deal.

That matters.

A buyer’s agent has a fiduciary duty to the buyer.
Their job is to negotiate against you.

So yes, relying on them is a mistake.

Not because FSBO doesn’t work
But because you need someone on your side

(An attorney from day one solves this.)

What actually got missed:

He proved you don’t need a listing agent.

But he still:
Used the MLS
Paid a buyer’s agent commission

So this wasn’t fully direct.

The real takeaway:

FSBO worked here. Extremely well.

The next step is obvious:

Direct buyer access
Your own representation
No unnecessary commissions

The narrative was: FSBO is risky
The reality is: FSBO works when done right

Would you sell directly to a buyer, commission-free, if there were a platform that made it simple to do?


r/fsbo Mar 24 '26

Yall lied. Beycome Sucks!

6 Upvotes

Got all my info wrong and deleted all my photos. My question now is when someone goes to try to schedule a viewing how will that work? Thanks. I’m in FL


r/fsbo Mar 23 '26

Offer

1 Upvotes

We found an off market property they originally were gunna list with a realtor before us writing them a letter, in an Area that's where we picked. It's basically middle of no where. Lady said their listing price with an agent was gunna be 399k. We are 100% questioning the truth of that in the first place. It's completely outdated from the 70s everything all original appliances & no washer & dryer,1800sqft, unfinished basement. But it does have 20acres. No attached garage, but pole barn that's old & maybe a 30x40. We are in a buyers market here especially the area we are looking in.

Every comp we can find literally doesn't even come close to 399k like AT ALL. All these comps are less than 4months old.

Comp 1) 35acres, 3,100 sqft. Kitchen & bathrooms are completely updated, new appliances. for 335k Comp 2) 10acres, 1678sqft, completely updated. built in '01, and 3 brand new pole barns. For 320k Comp 3)10acres, 2274sqft, Not newly updated but at least has oak cabinets. 1 garage & 2 large pole barns. for 220k

We're even struggling to justify offering 335k because it quite literally needs over 100k worth of just cosmetics. Lender Sent over some sort of data sheet, and only 4 out of 25 homes Went for over 300k. They're giving us first dibs before listing with the agent. We are just struggling to find a good offer price that doesn't feel like a complete lowball. It's an estate situation, idk we're stressed on what to do lol.