How to Sell Your House Without a Realtor
If you’re thinking, “I’m selling my house without a realtor,” you can absolutely pull it off—but you’ll need a solid game plan. Maybe you’re trying to save on commission fees, or perhaps you just want to be in the driver’s seat. Either way, I’ll walk you through what actually works. For homeowners in Richmond and across Virginia, these tips should help you navigate the process.
Disclaimer: Eagle Cash Buyers buys houses as-is for cash and can close on your schedule. In this article, we’ll share FSBO (For Sale By Owner) tips and also explain when selling to an investor may make sense.
Understanding the Local Process
Here’s the thing—every state plays by different rules when it comes to disclosures, contracts, and closing procedures. If you’re selling a house in Virginia, you’ll need to deal with state-specific requirements like the Residential Property Disclosure Statement. It’s not exactly light reading. A local real estate attorney can be worth their weight in gold here, especially if you’re going solo without an agent.
You’re probably looking at saving around 2%–3% by skipping the listing agent, plus another 2%–3% for the buyer’s agent. But here’s the catch—you might still end up paying that buyer’s agent commission unless you happen to find someone without representation. It happens, but don’t count on it.
Step-by-Step FSBO Selling Plan
- Check the competition. Spend a few weekends hitting open houses in your area. Scroll through Zillow and Realtor.com until your eyes glaze over. You need to know what that split-level down the street actually sold for, not just what they were asking.
Research local sales to price competitively. - Get a pre-listing inspection. Yes, it’ll cost you $200–$500. But finding out about that sketchy electrical panel now beats having a buyer walk away at the last minute.
- Make necessary repairs. That dripping kitchen faucet? Fix it. The trim that’s been loose since 2019? Time to break out the hammer. Focus on the stuff buyers will actually notice.
- Stage your home. This doesn’t mean buying all new furniture. Just clear out the clutter, let in some light, and maybe move that oversized couch that’s blocking half the living room.
- Take professional photos. Your cousin’s iPhone shots probably won’t cut it. Good photos are basically your home’s first impression—and we all know how those go.
- Market aggressively. A yard sign alone won’t do much. You’ll need FSBO sites, maybe a flat-fee MLS service, and probably some social media hustle.
- Understand your contracts. Those state-specific purchase agreements aren’t exactly bedtime reading, but you need to know what you’re signing. When in doubt, call in a professional.
Pricing Example: FSBO vs Cash Buyer
Let me break down the math with actual numbers:
- As-Is Market Value: $250,000
- Estimated Repairs: $20,000
- Agent Commissions (6%): $15,000
- Closing Costs: $5,000
FSBO Sale: You’d pocket around $245,000 ($250,000 minus $5,000 in closing costs). But remember—this assumes everything goes smoothly and you don’t mind the house sitting on the market for a while.
Cash Buyer Offer: They might offer $215,000 after factoring in the $20,000 in repairs and their profit margin. No repairs on your end, though. No strangers traipsing through your bedroom on Sunday afternoons either.
Sometimes that lower number makes sense—especially if you need to sell my house fast in Norfolk for a job relocation or family situation.
Marketing Your FSBO Property
A perfectly priced home is useless if nobody knows it’s for sale. The marketing piece is where a lot of FSBO sellers stumble.
- Get on the major FSBO sites—and seriously consider paying for MLS access through a flat-fee service.
- Those grainy, dark photos from your phone? They’re not doing you any favors. Spring for quality photos and maybe even a video tour.
- Hit up local Facebook groups and Nextdoor. Someone’s always looking or knows someone who is.
- Weekend open houses still work. Invite the neighbors—they’re surprisingly good at spreading the word.
- That yard sign needs to be visible from the street, with a phone number people can actually read while driving by.
Good marketing can level the playing field between you and agent-listed homes, whether you’re in Richmond or trying to sell my house fast in Chesapeake.
Quick Seller Checklist
- Dig into what similar houses actually sold for (not just listed for)
- Schedule that pre-listing inspection
- Fix the obvious problems first
- Clear out clutter and take great photos
- Get your listing everywhere you can
- Actually read those contracts before signing
FAQs About Selling Without a Realtor
Can I really save money by selling FSBO?
You’ll likely save the listing agent’s 2%–3% commission. The buyer’s agent commission is trickier—you could skip it, but that might shrink your buyer pool considerably. Don’t forget to factor in what your time is worth, plus any marketing expenses and the cost of mistakes you might make along the way.
How long will it take to sell my home?
FSBO homes tend to sit longer than agent-listed ones, though this really depends on your local market. Hot areas like Virginia Beach—where people often want to sell my house fast in Virginia Beach—might see quicker movement if you price it right. But patience usually helps.
What if I get a lowball offer?
First, take a breath. It’s not personal, even though it feels that way. Counter with something backed by actual comparable sales data. And honestly? If you need to move quickly, that “lowball” cash offer might look pretty good when you factor in carrying costs and the stress of waiting.
Do I need a lawyer?
In Virginia, you’re not required to have one, but it’s probably smart to at least have an attorney review your paperwork. Real estate contracts have expensive consequences when things go sideways. A few hundred dollars for legal review beats thousands in problems later.
Conclusion
Selling without a realtor isn’t impossible—plenty of people do it successfully. But it takes work. You’ll need to understand your local market, price realistically, hustle on the marketing front, and get comfortable with contracts. If all that sounds overwhelming, or if you just need to move quickly, companies like Eagle Cash Buyers offer a different path. Sometimes the fastest route is worth more than the highest price.
