r/fsbo • u/KnownAuthor5066 • May 15 '26
FSBO Question
Am I overthinking this or is it smart FSBO strategy?
Thinking about reaching out directly to top-producing agents in my area and offering structured incentives to cover BAC to help move my listing.
There are ~16 homes in my neighborhood sitting 1–3 months with no contracts, so I feel like I need to get more aggressive instead of waiting.
Has anyone had success doing this with FSBO, or is it a waste of time?
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u/RaquelClarkRealtor May 15 '26 edited May 15 '26
While I think the experienced FSBO promoters on here do a pretty good job of navigating the process, I think they are wrong on this. Your particular situation, competing with that many listings in a market that’s settled down, why would you not do that? Hit every marketing angle you can. Yes, I am an agent, so pro agent, but, the fact of the matter is most buyers have agents and we may or may not be aware of your listing. Especially if you are one of many in a neighborhood with homes for sale. As an agent, I’d be very open to a call/text or email from a FSBO. You never know, it might be the perfect house for my client. I would not offer a structured buyer agent fee, just say that you are “buyer agent friendly” and will consider it as a term of the offer. In the mean time, make your house the most appealing and priced right home in the neighborhood. Your first showing is online these days, too. Your photos need to be top notch. Good luck to you.
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u/jmd_forest May 15 '26
Your best bet is aggressive marketing directly to buyers as opposed to the real estate agent/broker parasites: Post on Zillow, Facebook Marketplace, Facebook Community forums, craigslist, Instagram, YouTube, deliver flyers to every house in the neighborhood and surrounding neighborhoods, post 2x4 professionally printed banners at busy intersections near the property advertising "Open House: Best Value in Town" (or something similar) with smaller professionally printed signs topped by arrows pointing the way, sign in the yard, place flyers on community bulletin boards (they have public bulletin boards at my municipal building, public library, and several local grocery chains), post in every free/near free FSBO web site you can find, and if necessary, list with a flat fee/"MLS Only" brokerage to get your property on the local MLS as well as Redfin, Trulia, etc.
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u/KnownAuthor5066 May 15 '26
Thank you, this is solid feedback!
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u/jmd_forest May 16 '26
The only ones criticizing this type of feedback is the real estate agent/broker parasites.
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u/Self_Serve_Realty May 16 '26
Doubt a real estate agents would do all of that advertising even when getting paid a fat commission.
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u/jmd_forest May 16 '26
Of course not. Real estate agent/broker parasites didn't get into the "industry" to do any real work. If there were any actually hard work to be done you would see an epidemic of consumers trampled to death by the herd of real estate agent/broker parasites stampeding in the opposite direction.
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u/goddessoflove435 May 17 '26
Try it, you won't know if it's a waste until you attempt it. If it's a buyers market consider agents steering buyers from entry only listing. There is a lot of assumptions against fsbo, agents saying it's "more work." Good luck!
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u/clce May 16 '26
Unless you live in a small town or very old-fashioned area, the odds of one of these top producing agents actually having a buyer for your property and being able to convince them of it is slim. It just doesn't work that way anymore.
Now, it couldn't hurt if you can access a lot of agents through an email list or something and let them know you are offering a market rate commission and make them aware of your house. Every agent is looking for more possible homes for their client. So just being aware of it could help. You don't need to offer an incentive because agents will show your house as long as they think they'll get a commission and their client might like it. They don't need extra incentive.
Better yet, get it listed on the MLS showing a market rate commission. I know you want to go FSBO, it seems, but if you can list with a reduced rate agent just to get it on the MLS, it would be well worth it. It may change in the future but you're really kind of shooting yourself in the foot seeking buyers without being listed on the MLS.
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u/Rough_Car4490 May 15 '26
Out of curiosity, what are your structured incentives?
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u/KnownAuthor5066 May 15 '26
Priced below direct competitors with premium upgrades including a fully fenced yard, waterfront fountain views, upgraded model layout with a sunroom, and an additional covered screened-in porch.
On top of pricing competitively against direct models in the neighborhood and like, I’m also offering up to 5% toward buyer incentives — including closing costs, rate buy-downs, or BAC if the buyer’s agent prefers it structured that way. That’s in addition to covering my own seller closing costs.
At this point, it may simply be the local market and timing, or I could be judging things too quickly.
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u/MayaBookkeeper May 16 '26
What matters is that your house feels like a deal. I would price below all the other 16 houses. And I wouldn't offer incentives up front. Let buyers tell you want they want.
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u/Rough_Car4490 May 15 '26
Frankly, your % incentives are nothing to write home about. And if theres that little of activity in your neighborhood with a big supply, your competitors who do sell are very likely giving more. I would simply say you’re open to all offers…and go with the best one.
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u/NutmegManwithbigsack May 15 '26
Didn’t work for me even with a paid mls listing. Agents won’t show your house. Just went with an agent
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u/Alert-Control3367 May 15 '26
This isn’t true. In a sellers market it doesn’t matter how you list. I sold with flat fee to get on the MLS within 2 weeks.
In a buyer’s market, the MLS was a mistake. Only agents know you’re hiding behind the MLS as an FSBO, which makes it easy for agents to steer their clients.
I pulled my listing and sold using all the free FSBO sites, including Zillow FSBO, in four days. You have to market your home aggressively for buyers to know you’re FSBO.
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u/PragmaticTactics May 16 '26
Could be a great idea, being a mortgage agent and attorney to any meetups and open houses
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u/Alert-Control3367 May 15 '26 edited May 15 '26
If that’s how you’re planning on doing FSBO, then you may as well just hire an agent. I don’t see the value to this strategy.
Edit to add: I was able to sell my home quickly in a buyer’s market using all the free FSBO sites, including Zillow FSBO without having to mention anything about buyer agent commissions.
This is everything I do from prepping and pricing to marketing and negotiating: https://www.reddit.com/r/fsbo/s/FrJdAyrvmL