Selling your house yourself, “for sale by owner” or FSBO, can save you the listing agent’s commission and put you in full control of the price, the schedule and who you sell to. It also means you’re the one doing the pricing, marketing, showings, negotiating and paperwork. If you’re up for it, here’s a step-by-step guide for selling FSBO in Spokane, Coeur d’Alene or the Tri-Cities.
Step 1: Set the right price
Pricing is the step FSBO sellers most often get wrong, and it’s the one that matters most.
- Find good comps. Look at homes similar to yours in size, age, bedrooms, bathrooms, condition and location that have sold in the last three to six months. Use sold prices, not asking prices.
- Adjust for your home. Add value for real updates. Subtract for repairs, dated kitchens and baths, or anything an inspector will flag.
- Factor in your timeline. If you need to sell quickly, price at or slightly below the market. Overpricing makes a listing sit, and a stale listing gets passed over.
- Consider an appraisal. A licensed appraiser’s opinion gives you confidence and something to show buyers.
Our guide to valuing your home walks through this in more detail.
Step 2: Get the house ready
Fix what’s broken, deep clean, declutter and depersonalize. Paint where needed and clean up the yard. Curb appeal matters because buyers decide a lot from the street. Our fix-it or skip-it guide helps you decide what’s worth doing.
Step 3: Take great photos
Most buyers see your house online first. Photos decide whether they ever come see it in person. Hiring a professional photographer is often money well spent. If you shoot them yourself:
- Light: open the blinds and shoot interiors in the middle of the day. Shoot the exterior on a clear day, ideally in the softer light of morning or early evening.
- Angle: shoot from the corner of each room at about chest height to show as much space as possible. A wide lens helps.
- Season: in winter, shovel the walk and driveway and turn on the lights. If you have good summer photos of the yard, use them, labeled honestly.
- Prep: clear counters, hide cords and personal items, and make the beds.
Step 4: Get the word out
The MLS
The MLS is where most buyers and their agents look. FSBO sellers can usually get on the local MLS through a flat-fee listing service, which lists your home for a set fee without full agent services. Ask exactly what’s included. Keep in mind that buyers who use an agent will usually expect the buyer’s agent to be paid, either by you or by the buyer, so decide ahead of time how you’ll handle that.
Everywhere else
Put up a good yard sign, post on social media and listing sites, and tell neighbors, friends and coworkers. Word of mouth still sells houses.
Step 5: Show the house safely
- Screen buyers first. Ask for their name, phone number and whether they’re pre-approved for a loan or have proof of funds before you set a showing.
- Don’t show alone if you can avoid it.
- Put away valuables, medications and personal documents.
- If you use a lockbox, change the code often.
- Go at the buyer’s pace. Answer questions honestly, then give them a few minutes alone to talk.
Open houses
Open houses can bring in buyers and buzz. Advertise them online and with signs, invite neighbors, deep clean beforehand, and have a sign-in sheet and printed info on hand.
Step 6: Handle disclosures
Both states require sellers to give buyers information about the property’s condition in most home sales.
- Washington: sellers generally complete a seller disclosure statement, commonly called Form 17, covering things like the roof, water, sewer or septic, structure and known defects.
- Idaho: sellers generally complete a property condition disclosure form.
- Homes built before 1978: federal law requires a lead-based paint disclosure.
Fill these out honestly and completely. Disclosure mistakes are one of the easiest ways for a FSBO sale to turn into a legal problem. Ask a title company or real estate attorney which forms apply and when they’re due.
Step 7: Negotiate and sign a purchase agreement
When an offer comes in, look beyond the price: the buyer’s financing, earnest money, contingencies for inspection, appraisal and financing, and the closing date. A real estate attorney can draft or review the purchase and sale agreement for a flat fee, and that’s money well spent.
Step 8: Close through a title company
Open escrow with a reputable local title or escrow company. They’ll order the title report, handle the earnest money, coordinate with the buyer’s lender, prepare closing documents, pay off your mortgage and send you your money. See our paperwork checklist for what to gather.
Is FSBO right for you?
FSBO can work well if your house is in good shape, priced right, in a popular area, and you have the time and patience to manage the process. It’s harder if the house needs work, you’re on a tight timeline, or you’re managing the sale from out of town. FSBO homes often take longer to sell than agent-listed homes.
Another way to sell without an agent
If you like the idea of skipping commissions but not the work, selling directly to Backyard Home Buyers is another option:
- You’ll usually have a fair cash offer within 24 hours.
- We buy as-is, so there’s no prep, photos or showings.
- No fees or commissions, and we pay the closing costs.
- Close in as little as 7 days, or on your date.
We’re a local, family-owned company. Both owners were born and raised in the Inland Northwest, and we’ve done over 500 deals since 2019 in Spokane, Coeur d’Alene and the Tri-Cities. See how it works, or call (509) 461-9079. We’re happy to give you a number to compare against your FSBO plan.