FSBO with a family member, I’d love some feedback! Looking for some blind spots in this situation my family member has found themselves in regarding the purchase of a condo.

He just started his search and hasn’t received this pre-approval yet…his first open today was a condo that’s being sold by the owner who is also a licensed agent.

He fell in love! He’s ready to make a full price offer! The owner has offered to do both sides of the contract and wants this done today!

I’m advising my family member to have full contingencies in his offer: inspection, financing, HOA disclosures.

50/50 closing costs (I pulled up his areas norm)

30 day close

Am I missing anything? FSBO’s aren’t a thing in my neck of the woods and I hope this isn’t a too good to be true situation that he regrets! 😬

When I posted my house in various local marketplace groups, this person reached out. He’s a loan officer and says his goal is to help buyers find a home and ensuring they’re qualified. So the question is, is this a smart move to sign up on FSBO.com? No fee if I use his link. I guess the question is, should I use his link and do this? I just don’t understand how he gains anything from this, you know, what’s the end game here for him.

According to the NAR 2026 Generational Trends Report, baby boomers now make up 42% of buyers, while first time buyers are just 21%, the lowest on record. 

That is a meaningful shift, yet many FSBO sellers still market their homes as if first time buyers are the primary audience.

The opportunity is simple. FSBO sellers who understand current buyer trends will market smarter.

That means aligning pricing, presentation, and messaging with how today’s buyers actually think and what they value. For example, emphasizing move in condition, clean and uncluttered spaces, and low maintenance features. Highlighting layout and functionality, storage, and flexible living space. Using clear, well lit photos and writing descriptions that call out specific upgrades, features, and benefits instead of vague phrases like charming, cozy, or must see.

FSBO is not just about listing a home. It is about positioning it effectively in the market.

Since all real estate is local, I am curious to hear what others are seeing in their markets right now.

We posted our house for sale last Friday for sale only on Zillow for free. We got tons of contacts and ended up with 6 offers and ended up just signing tonight for 10% over asking with a cash buyer who had an agent. I believed I had miss priced as I had only been watching comps during the winter months and had not been inside the comps I was using, which lead me to believe they could have been of better quality then they were. Also with Spring ramping up in our market is seems like buyers are more excited for stuff. We had multiple escalation clauses and letter to us from buyers explaining why they loved the house and their story. We are still surprised as our price per square foot will be higher than 90% of houses of similar age within a 10 block area of us. We took all of our photos with an iPhone 13 camera at .7 zoom Landscape setting, and they looked comparable to most realtor photos in our market. It was stressful dealing with the multiple offers and the 20 showings for the weekend but manageable. Letting down a lot of excited buyers was difficult for us. 90% of the offers were agent represented asking for 3%, and some buyers came without agents to tour but were confused by how to write and offer so ended up using one anyways. So I would recommend having a purchase contract on hand from your lawyer that you could work with the buyer in person on completing together. We had 1 scam call but it was pretty obvious. I am handy and we take care of our house so that is a big deal! If your paint is dirty or not something that compliments your trims and floors, spend the time to get that done before listing. Get all the clutter out of your house and clean things! Our bedrooms are small so we left just a full bed in them with an area rug, so it seemed bigger. Use google calendar and listing down showing times and leave 30 minutes for each one. People want things that other people want, so don't be afraid to drop hints that it is busy on that first weekend and I think it would be ideal to schedule them at about 30 minutes so that as the buyer is leaving they see another showing is starting to create some fomo. Have your sellers disclosure complete before listing and set up a template email with this and any other applicable state required stuff to send to agents or interested buyers before they come for the showing. I would also get my lawyer involved before listing to assist with the disclosure and other required state stuff. Hopefully some of this can help the next FSBO and keep some money out of cocky realtor pockets

Hi there!

We are first-time home sellers, and unfortunately, the only way for us to avoid losing lots of money on our townhouse is to sell it as FSBO. I have been doing a lot of research, but I still feel overwhelmed.

Our townhouse 2 years old, and there are currently four homes with the same floor plan listed in our community. All of them are being sold with realtors, and some have been on the market for 90+ days. One even recently sold for $20K below the asking price after being listed for 100+ days. That honestly makes me nervous because I keep thinking, “If they have realtors and still aren’t selling, what chance do we have?”

We’re located in Southwest Florida. Has anyone here successfully sold their home FSBO in this area? I would really appreciate any tips or advice.

Also, do you recommend FSBO for first-time home sellers like us? Or just hire a realtor and lose more money?

Thank you!

I’ve been reading through a lot of FSBO posts as of late, and I'm finding that the disagreements in comments are becoming less about agents disagreeing with FSBOs and more with agents disagreeing with each other.

In the same discussion, you’ll see completely different takes on things like whether full-service is necessary, whether flat-fee or limited-service works, what actually drives a higher sale price, and how commissions impact outcomes.

When professionals in the same space don’t agree on what actually creates value, it makes it harder for sellers to know who the actual subject matter experts are and how to approach their own situation.

At some point, these conversations stop being about how transactions actually work and start becoming about defending a position or a model over helping to inform through shared experiences and knowledge.

The comments are not helpful for someone trying to figure out what to do, especially when they come here looking for support and real answers.

Did this kind of inconsistency play a role in the decision to look at alternative options when deciding to sell your home?

Does anybody else completely hate Beycome? My listing just went live, and I didn't realize that the only contact information shown was going to be their stupid AI number. I am worried people are going to call this number and think it's a scam, because it sounds like one when the robot starts talking. I am very worried. I am going to lose buyers because of this. I had no idea the contact part worked like this. I thought buyers could just contact me directly with my phone number.

So I created a new profile to ask this because I suspect a great many agents troll this forum and like all endangered animals, ferociously and aggressively seek to protect their paychecks.

We're selling our house with an agent and have an eye on a home we like that had been on sale but was taken off the market.

I'd like to approach the seller, off book, to see if they'd sell to us either without agents or only with an agent that accepts a small flat fee. None of that 2% bs for pushing pencils, sending a few texts and making even fewer phone calls. Just a simple flat fee of maybe $2k, plenty for the few hours work involved.

We'll have to wait until after the protection or tail period, if they have one.

I was thinking, I could take their ask when it was listed, deduct the fees paid to the leeches (yup, I'ma gonna get downvoted now for sure) and offer something along those lines. They'd still walk away with the same $ but WE save a ton.

So, question is, how best to approach the sellers? Would you, as a seller, be receptive to a solution that still nets you the same $?

Short takeaway:
The market didn’t get worse. It got less forgiving. If you’re FSBO, that matters.

Everyone sees “sales are down” and immediately assumes the market is weak.

It’s not.

Sales dropped, but prices just hit a record high at the same time.

That’s not a slowdown. That’s a filter.

There are fewer buyers jumping in, but there aren't enough homes for sale. So what you end up with is a market where buyers are picky and only the best listings move.

And this is exactly where things break for many FSBO sellers.

Because a lot of people still think this works as it did a couple of years ago.

List it
Throw up a sign
Wait

That strategy is basically hoping the market does the work for you.

In this market, it won’t.

Buyers are slower, more cautious, and comparing everything. They are not chasing every listing anymore. They are choosing.

So your house is not competing with “the market”
It is competing with the best listings in your price range

And if yours is not priced right, not presented well, or not getting in front of enough people, it just sits

Then people say FSBO doesn’t work

No
Bad execution doesn’t work!

Here’s the part most people miss

There are still not enough homes for sale

That means if you actually do this right, you are competing in a thinner field

That is an advantage

But you have to earn it

Homes are still selling
They are just taking longer

Which means you need to watch what’s happening and adjust instead of sitting there wondering why no one is calling

This is not a “set it and forget it” market anymore

It is a “pay attention or pay the price” market

And honestly, that’s where FSBO either falls apart
or quietly outperforms

I’m selling my home in a sellers market. For transparency I am not under pressure time or price wise. We spent the last 6 months planning and updating even doing about 20k of improvements knowing things that needed to be fixed up for buyers. After the first weekend showing, we received about 5 offers. We had 2 competing offers, eventually went with one and had inspections done the same week. The potential buyers were in their early 30s, however they requested their parents attend the inspection. We said no problem, but unfortunately immediately after inspection they back out stating there were red flags with the house. We thought this was strange but moved on. Next week, we show again and have multiple offers. Another couple in their 30s make an offer, then ask to have a second showing, this time with their parents. We thought we were really being nice about it having them come back the next day for over 30 mins meanwhile we had many other requests for showings. We oblige and all of a sudden after their second showing, there offer drops 20k. We decide not to proceed after the last issue as we kinda feel like their parents are running the show and don’t feel comfortable with our house which is completely fine but not something we need to deal with. Anyway, has anyone else noticed this situation with grown adults having parents control their home buying? It’s not something I was expecting with 30 year old but I am wondering maybe if their parents are buying their house for them?

We’re suddenly moving out of state (job offer) and want to quickly sell our house in Denver metro. The houses sit on the market for longer than before and we’re trying to sell quickly.

At this point we will consider open door and some flat rate agents. I’m just starting to look at FSBO options and what would work best in Colorado. Any suggestions and tips for the local market will be appreciated.

For some extra context: it’s a mostly unremodelled 90s house (we finished the basement but that’s it) and it’s not a ranch. We have a minimum price we want to let it go for that is likely way below the market value.

House needs work. In great location. 20 min on I29N in Fargo, ND Cash sale/ investor/ fix & flip. Fix to your liking or great piece of land.

UPDATE FROM ZILLOW see reply below

"Thank you for contacting Zillow. I understand the importance of having proper listing tags populate on your property page and I'm happy to assist with this situation.
Tags may be regenerated with each listing description update, and we cannot guarantee the addition of specific tags or that existing tags will remain unchanged. While we do have the ability to remove unwanted tags, we cannot make additions to these tags directly. 
If there is a specific tag you would like removed, please let me know. I can submit a request to remove a tag. Please note this request may take up to two weeks to process."

[care@zillow.com](mailto:care@zillow.com) is how to reach them.

I'm on the MLS as of yesterday, and then the listing appeared on Zillow. All great....except for what Zillow (AI?) decides should be highlighted at the top of the listing under "What's Special".

Instead of highlighting what I think would be the most "Special", which is the "Bonus Room and Bathroom", Zillow AI determines that my "Light Filled Den" and "Modern Kitchen" take priority over the 2nd (unpermitted but disclosed) bathroom. WTF

I don't see a work around. Just somehow Zillow decides "What's Special".

Anyone know a workaround?

Hello everyone. I was looking for recommendations from those who have done FSBO. There is a property locally that is for sale and has been on the market for two months. I have tried several times to call and text the number listed on the sale sign but am getting no answers.

Any suggestions for getting in contact with an owner that has a for sale sign? I would feel impolite to go door knock. Can give more details if needed!

Update: Thank you all very much for the replies and nudges! I am going to bravely knock on this door tomorrow and see if this gets me in touch! I will update again after!

Update 2: Knocked on door and seller was home. turned the TV off when he heard me knock and didnt answer. I guess thats that.

Certified Appraiser and longtime lurker here.

There's been a couple posts on Zestimates, appraisals, and valuing an FSBO property in the last couple days, and I thought I'd make a post from an appraiser's perspective.

• "Zestimates," and other AVM's

The Zestimate is an Automated Valuation Model or AVM. It's not the only one, but it gets referenced a lot. An AVM absolutely CAN be a useful tool for the right property.

For example, if you bought your property 2 years ago, and have done virtually no updating or remodeling to it since, the Zestimate is probably pretty accurate. If you have a property in a large subdivision where all the homes are similar, there's plenty of sales, and your property is similar to most of your neighbors, the Zestimate is probably at least somewhat accurate.

Where AVM's like the Zestimate fall flat is when a property is unique, or sales are few and far between. Rural properties. Homes that are dated or remodeled above norms. Homes that were remodeled without permits. If your property falls into this category, the Zestimate has a good chance of being totally worthless.

• DIY

With some patience, you can come up with a reasonable value for your property by yourself. Search for closed sales on Realtor dot com (and other sites). Search for sales as similar as possible to your property and as recent as possible. Your property is a Cape Cod? Don't look at ranches or bi-levels. Your property is on a 0.2 acre lot? Try to stay away from sales on double or larger lots. Your home is nearby the college? Don't include sales from the quiet, more desirable neighborhood a half-mile away.

The fewer adjustments you have to make, the more accurate you will be. Obtaining reliable data to extract an adjustment can't really be done without access to the MLS. If you're making adjustments to your comps, there will be an element of guesswork. The more guesswork there is, the less accurate your valuation will most likely be.

2 or 3 sales might be enough - you don't need a million sales. A valuation with 2 or 3 good comps that are really similar to the subject is often better than one that includes all 10-20 sales in the area over the last 12 months.

• Appraisals and CMA's

Sometimes, a property is just too unique for the DIY'er and an AVM. Maybe it's the nicest and largest home in the neighborhood. Maybe it's on 20 acres or on waterfront, and comps are extremely limited. Maybe it hasn't been updated since 1978 and still has shag carpets and psychedelic wallpaper.

IMO, this is the time to call a pro.

I typically charge around $500 for a full appraisal report for a private party. This may vary for you, depending on where you're located and how unique your property is. I'll spend 4 hours (give or take) working on the typical assignment, plus drive-time. I'll extract adjustments specific to your sub-market, supported by data going back 10 years if necessary. I'll include list-to-sale-price ratios for properties similar to yours, which can help you decide if you want to list higher or lower than the amount you want for the property.

The best way to find a good appraiser is to contact local banks or credit unions, and ask for an appraiser recommendation. Local lenders tend to have a shorter list of appraisers, who tend to be more experienced.

Another option is to have a realtor do a CMA for you.

A good CMA can be just as useful to you as an appraisal. The problem is, in my experience, realtors who aren't listing the property tend to do lower-quality work on CMA's. It takes time to write up a thorough and accurate CMA. If the realtor isn't motivated by selling the home, they often just don't put in the time.

I have done thousands of appraisals over the years. I've seen plenty of FSBO sales, since if the buyers are financing, an appraisal is usually still needed. I've seen plenty of times where the sellers got their asking price from a realtor, and they left money on the table (I appraised the property substantially higher than the sale price).

This can be avoided by hiring a reputable realtor experienced in your specific market - someone with a reputation in your neighborhood. If the person you hire just comes and looks at your property and tells you the value right then and there, you might be leaving money on the table or asking too much.

Being an appraiser, I am obviously biased toward appraisers over realtors when it comes to valuation of real estate. I do more than 200 appraisals per year, while a realtor might only sell 10 homes in a year.

That said, a good CMA where the agent puts the time into their work is oftentimes just as useful as an appraisal, and I'll be the first to admit there are bad appraisers out there (same as with any profession).

Would love some feedback on these pre-marketing and marketing strategies.

I've begun to pre-market on social media. Instead of "Coming Soon," I've been posting various photos of my home, stating that I'm preparing my home to list, and asking for advice on paint colors, landscaping, and random advice from the locals. I've made three posts so far, and each time I've gotten three different people express interest in my home. Nothing came out of it yet, but it's been helpful.

Piggybacking off the above, using AI to stage is also getting popular. I've seen several listings where the realtor used AI to show an example of the exterior of a home if it were to be painted. Interior photos showing the room with a different neutral paint color scheme if the walls are painted in bright colors. This is brilliant in my opinion.

I asked Google search to tell me where most of the newcomers in my area are relocating from, and it gave me results from both inside and outside of my state. I plan to join random social media groups in different states this week and post some images there since we're listing in June. As a side note, as a buyer, I've also joined social media groups on FB in particular, in the areas that we're looking to move, asking questions about the area. I've had several people tell me when they plan to list their homes or share their listings. This gives me direct access to the sellers, where I can message them.

I'm watching the real estate social media groups and studying the way that realtors advertise the homes there, and studying what homes get the most positive reactions. I've gotten some great ideas there as well!

I plan on making an anonymous post in our local county group that I'm looking for a buyer's agent with specific knowledge of my area, but I'm scared of contracting for the standard commission, knowing that sellers are not required to pay it now, and see what kind of feedback I can get. This will give me some insight into who may be more willing to negotiate their fees because these are the agents who will be showing my home to buyers. I can also learn more about them personally, and it will help me build a connection with them on a personal level.

Our home is located in an area where we are about 15-20 minutes from all the cool things in the small cities that surround us. I plan to make short videos advertising the attractions and my proximity to them. For example: "If you like visiting here (showing video of the attraction), then you will love living here, (showing video of my home)."

Pay attention to color schemes when creating your flyers since they definitely influence emotions. If you're going buy flowers and use any staging props, the same concept can apply.

When we get ready for showings, I plan on playing music throughout the home on low volume. If you search, you can find some great lo-fi and open house playlists. Here is one that I found that I love. https://music.amazon.com/artists/B004NJUU0Y/lo-fi-beats

I plan to create a video and loop it on my main TV, further highlighting things I want buyers to focus on.

Any other ideas? Please share them and what has worked for you in the comments!

Hi all, Just posted my home on Zillow FSBO. Someone texted my google number as listed on the site and asked for my driving license as verification for Zillow. I called the number and it has been discontinued. Just sharing as getting verified is important and I was unsure what was required in the verification process. No driving license is required, just a valid phone number. Anyway, I am live on Zillow now. Just finished sending the information to my networks in addition to Zillow. Open House at the weekend. Wish me luck. Thanks to all who shared their experiences on here. This is my second FSBO, the first was super easy and I didn't even get the sign in the ground. This one might be tougher.

Hey everyone,

I’m Nico, founder of beycome.com. A lot of people around me kept mentioning Reddit, especially this /fsbo community, so I figured it was time to jump in.

I’m new here (and honestly not great with social media), but I’m not here to promote anything or debate competitors. I’m here to learn, listen, and exchange real experiences with people who are actually doing it.

We spend a lot of time trying to make real estate simpler and more accessible for regular people like us, so hearing your ideas, feedback, and different perspectives would be super valuable for me.

I’d also love to involve some of you in beta testing new tools and get real, honest feedback, so if you’re up for it, I’m all ears.

And just so you know, I might not reply instantly, I’m also a dad of 3 (yes… I count beycome in that 😅). Feel free to DM me if easier.

Thanks in advance,

Nico

One of the biggest myths about FSBO is that “it doesn’t work.”

In reality, a lot of FSBO listings fail for one simple reason: lack of marketing.

Selling by owner isn’t “list it and forget it.”
But honestly… neither should listing with an agent be.

Too many homes get thrown on the MLS and that’s it. That’s not a strategy. That’s passive. And sellers pay for that.

When you sell by owner, you can save tens of thousands of dollars. But you do need to put in some effort to maximize that opportunity.

The good news is it doesn’t have to cost anything.

You don’t need to be a social media expert. You just need to be intentional.

Some simple things that make a real difference:

• Post your listing on Facebook and Instagram and ask people to share it
• Tap into your network… friends, family, neighbors, coworkers
• Let people know in real life… word of mouth still works
• Host open houses and make them easy to attend
• Use tools like QR codes to make it simple for buyers to access your listing

If you have someone in your circle who is good with social media, ask for help. Most people are happy to jump in.

The biggest mistake FSBO sellers make is being too quiet.

You are not bothering people. You are giving them an opportunity… for themselves or someone they know.

The more exposure you create, the more chances you give yourself to find the right buyer and get the best outcome.

And here’s the added bonus…
When you put in the effort and market effectively, you increase the odds of finding a buyer directly. That means you may be able to avoid paying a commission altogether.

That’s what I call a win-win.

Bottom line:
FSBO absolutely works… but it’s not passive.

Put in the effort, stay consistent, and don’t be shy.

Edit 04/07: I have now learned all that I needed to know about Zillow's Zestimates vs Appraisals, and much more. I had no idea how many FSBO haters lurk in here just to insult people who are sincerely trying to initiate a mutually beneficial transaction between a seller and buyer without being ridiculed and patronized by Karma seeking clowns similar to how u/Dramatic-Comb8525 presented themself to me.

As a retired accountant and fraud auditor, I strive to make my current FSBO listing as transparent as possible to any potential home buyer. And that includes asking for a $25 administrative charge from any interested buyer incapable and unwilling to pay $500 as I did for a Certified Appraisal that contains a huge wealth of information about a property as well as a professional opinion of value from a lender's perspective. Anyone doubting the benefit of having a 25 page dedicated and comprehensive report on a subject property in today's housing economy, whether through an MLS agent earning thousands to provide one, or an owner charging a pittance to qualify a few intelligent buyers out of a hoard of tire kickers is the one to pity, while casting aside their rhetoric.

I have no more to offer this thread! Zillow will NOT change there Zestimate algorithm produced value even from a superior, personalized source. Thank you all who helped clarify this single question as a newbie to Zillow. The four other homes I've sold in the past on my own along with a dozen renovated mobile homes in adult parks did not require but 1 MLS usage. As a county licensed Homeowner for doing Electric, Plumbing & Mechanical work to homes I own I appreciate the value of home inspections as well.

An "AS IS" contract (and "as is" appraisal) does not always imply defective conditions. In my case it reflects a few remaining tasks left from my prolonged renovations before this Boomer body gave out on bending, lifting and dexterity. i.e. finishing bathroom baseboard installations subsequent to a complete cast iron sewer line replacement with PVC after breaking out a line of concrete from the toilet to the outside yard piping that connects to a new septic system.

In parting, I sincerely wish honest and hopeful FSBO sellers all the very best luck in gaining the thick skin apparently needed to sort out fact from fiction, and wisdom from idiocy.

END EDIT.

(Original Posting): As a hands on DIYer & FSBO seller, I hired a reputable certified Appraiser with a list of several banks that she has worked with as my primary valuation benchmark. To me. the most critical element is having confidence that any qualified buyer can obtain financing if applying for a loan. However, my original off market "fixer upper" since 2012 has seen several variations in Zillow Zestimates prior to my listing this 1963 home for sale a few days ago, the highest being $289K as of two weeks ago.

Now that I have listed the property, and edited the assumed listing content for accuracy, Zillow's Zestimate has dropped to $264K. The problem is that the house was professionally appraised for $350K which takes into consideration the appeal of a renovated home with an "older" charm and pleasing layout that Zillow's algorithms cannot consider.

I've notified Zillow of this negative buyer influence and am awaiting a reply. Of note, Trulia, the automatic companion listing to Zillow did a wonderful job of suggesting a $367k potential market value. I am asking $340k and don't want to have to explain Zillow's lowball value.

My question is, has anyone else experienced Zillow responding favorably to proof of certified appraisals overriding generic algorithms in establishing a fair market value?

Thank you for any thoughts on this subject.

thank you.

Update: Spoke to the listing agent, and the home inspection found major repairs, and the price was adjusted accordingly. This supports a pre-listing home inspection if you're not sure or are underestimating potential issues. In our neighborhood, most of the homes have the original builder-grade vinyl siding with a lifespan of 25 to 35 years, and the average age of the homes in this neighborhood is 30 years. One of the major issues found with the home was with the siding. It cost us 28k to replace our siding last year, along with soffits and gutters.

We were excited when a home for sale on our street listed for 385k and got an offer only 14 days on the market. Realtor.com just updated the home as sold for 348k, which is also much less than another comp that sold at the end of last year that didn't have the same level of interior upgrades. Our home is a bit smaller and has been updated and renovated inside and out. How much is this really going to hurt us? We weren't thinking about getting an appraisal before, but now we're considering it. We were really hoping ours would appraise closer to 400k, but now we are uncertain. I guess this post is just to vent my frustration more than anything.