How to Sell a House Without a Realtor in Florida
(FSBO + Alternatives)

The most common way to sell a house without a realtor is for sale by owner (FSBO). While only 6% of homeowners go this route, it can help save on the listing agent commission. But the tradeoff is time spent marketing the property, navigating paperwork and potentially selling for a lower median price.

We’ll walk you through how to sell your home without a realtor in Florida, including paperwork, costs and pros and cons, so you know what to expect and make the right decision for your situation.

If you want to avoid the costs of a realtor and don’t want to deal with the stress of FSBO, you may also consider selling to a cash home buyer like Florida Cash Home Buyers. We’ll buy your house fast for cash and help you avoid commissions and fees.

The Responsibilities of a FSBO Seller

Before you dive into the details of the FSBO process, it’s helpful to have a high-level understanding of all the responsibilities of selling without an agent. These include:

• Pricing your home: Researching comparable sales and setting a competitive asking price.
• Preparing your property: Cleaning, staging, and photographing your home for buyers.
• Marketing the listing: Advertising on free platforms, social media and/or using a flat-fee MLS service.
• Managing showings and inquiries: Scheduling tours, hosting open houses and communicating directly with buyers or their agents.
• Negotiating with buyers: Reviewing offers, confirming buyer qualifications and handling counteroffers.
• Overseeing the transaction: Tracking contingencies, deadlines and inspection or appraisal negotiations.
• Handling legal requirements: Completing mandatory disclosures and ensuring compliance with state and local laws.
• Coordinating contracts and closing: Drafting the purchase agreement, working with the title company and arranging escrow.
• Covering costs and fees: Paying your share of closing costs, transfer taxes and buyer’s agent commission fee.

How to Sell a House by Owner in Florida (8 Steps)

Selling your home without a realtor in Florida can save you money on commissions, but it also means you’re responsible for pricing, marketing, showings and open houses, disclosures, paperwork and closing. We’ll walk you through the entire FSBO selling process, from determining market value to signing the final documents.

1. Choose a Competitive Price

Use Redfin or Zillow to conduct a comparative market analysis (CMA). Start by looking at comparable homes in your neighborhood that have sold within the last three months. Filter for comps with similar square footage, number of bedrooms and bathrooms, lot size and condition.

Since no two homes are identical, you’ll need to adjust for differences. For example, if a similar house with a renovated kitchen sold for $20,000 more, you may need to lower your estimate if your kitchen is outdated.

If you’re not comfortable determining your home’s value yourself, you can get a professional valuation through a BPO or appraisal.

• Broker price opinion (BPO): A real estate broker’s or agent’s estimate of market value. It’s less detailed and cheaper than a full appraisal, typically ranging from $50 to $250 depending on the type.
• Appraisal: The most thorough valuation, appraisals are conducted by a state-licensed and state-certified appraiser. They typically range from $300 to $500.

Keep in mind that overpricing can cause your home to sit on the market, while underpricing leaves money on the table. So it’s essential to do your due diligence and set a fair, competitive price.

2. Prepare Your Home for Sale

Once you’ve determined a listing price, you need to make your home presentable for prospective buyers before you put it on the market. This involves:

• Cleaning and decluttering the home to give buyers a good first impression.
• Completing minor repairs and getting estimates for larger repairs to factor into the value.
• Making small improvements like lighting or cosmetic touches that increase the home’s visual and curb appeal.
• Staging your home to remove clutter and make your house look warm and inviting.
• Taking photos to showcase your home or hiring a professional photographer to do so.

If your house has significant issues or damage and you don’t want to make repairs, you may consider selling your property as-is. That means it’s sold in its current condition, and you have no obligation to complete repairs if the buyer finds issues. Keep in mind that this will decrease your number of potential buyers, as most lenders require a property to meet certain standards for financing.

3. Complete Disclosures and Consider a Pre-Listing Inspection

Florida law requires home sellers to disclose known defects that aren’t readily observable to the buyer. Standard property disclosure forms typically cover:

• Roof issues
• Plumbing and electrical problems
• Foundation or structural defects
• Environmental hazards, including lead, radon or sinkholes
• Flood risks and drainage problems
• Code violations
• HOA requirements and fees
• Appliances and fixtures that are not functioning properly

Providing accurate disclosures is essential. It helps buyers make informed decisions and protects you from legal claims after the sale.

A pre-listing home inspection is optional, but it can uncover issues you may not be aware of and help you complete your seller disclosure form accurately. Home inspections in Florida generally cost $200 to $500, depending on the property size.

It’s also a good idea to research and choose a title company at this stage because you’ll need to work with one to complete the sale.

4. List and Market Your Home

Once the property is ready, create an FSBO listing so potential buyers can find it. Here are some places you can list your property:

• Zillow FSBO
• FSBO.com
• Facebook Groups

If you want your property to appear on real estate websites (like Realtor.com), you’ll need to add it to the Multiple Listing Service (MLS) through a listing service. MLS companies charge a flat fee ranging from around $100 to over $500+ depending on plan and contract length.

In addition to listing your home online, you can also:

• Use your network of friends, relatives or neighbors to spread the word about your house for sale.
• Put up a yard sign.
• Create and promote your own website or use social media.

5. Manage Showings and Screen Buyers

After listing your home, you’re responsible for handling inquiries and scheduling showings. Prompt responses are crucial, as buyers may move on quickly if you delay. You may want to set up an online scheduling platform like Calendly to make it easy for potential buyers to schedule a viewing. Showings should be as convenient as possible for buyers, including evenings and weekends.

When you are showing the home to potential buyers, make sure to give them space to look around and talk amongst themselves.

6. Negotiate with Buyers

Once you start receiving interest in your property, you may need to negotiate with potential buyers or their agents on price or terms. In many cases, sellers also consider making concessions to help close the deal and make their offer more appealing. Common concessions include:

• Covering some or all of the buyer’s closing costs
• Offering credits or repairs for issues discovered during inspections
• Providing a home warranty
• Paying other fees such as attorney or title costs

Before entering serious negotiations, you should screen buyers for financial readiness. Request a pre-approval letter for buyers seeking financing or proof of funds for cash buyers. This ensures that the buyer is serious and capable of completing the purchase, reducing wasted time and increasing the likelihood of a smooth transaction.

Keep in mind that the highest offer in price may not be the best. Weigh the risks of contingencies such as financing, appraisals or lengthy inspection windows. A slightly lower cash offer may be more attractive than a higher financed offer with multiple contingencies.

7. Sign a Purchase Agreement, Work with Your Title Company, and Track Contingencies

Once you accept the offer, you need to draft a purchase agreement for both parties to sign. You may want to hire a real estate attorney to review or draft the agreement to minimize potential risks.

At this point, you should contact your title company to:

• Open an escrow account and hold the buyer’s earnest money.
• Conduct a title search to ensure there are no liens, claims or other issues with the property.
• Prepare title insurance policies for both you and the buyer.
• Coordinate with all parties to ensure funds and documents are ready for closing.

After the agreement is signed, it’s essential to stay on top of all contingencies, such as inspections, appraisals and financing approvals. While these are primarily the buyer’s responsibility, you will need to respond to requests, provide necessary documentation and allow access for a home inspection.

Consider using a spreadsheet to track each contingency, its due date and completion status. This will help prevent missed deadlines and keep closing on track.

8. Close the Sale

On closing day, the buyer typically conducts a final walk-through to confirm the property’s condition. The title company will prepare a settlement statement that itemizes closing costs, credits and your net proceeds. In Florida, sellers usually pay documentary stamp tax on the deed ($0.70 per $100 of value in most counties, $0.60 in Miami-Dade). You’ll also pay title service fees, recording fees and prorated property taxes.

At closing, you’ll sign the deed and related affidavits, the buyer’s lender will fund the loan (if applicable) and the title company will record the deed with the county clerk. Once everything is complete, you’ll receive your net proceeds via wire transfer or check.

Paperwork for Selling a House Without a Realtor in Florida

To complete a FSBO sale in Florida, you’ll need to manage a substantial amount of paperwork.

Core Transaction Documents

• Property deed: Legally transfers ownership from seller to buyer. A warranty deed is most common.
• Purchase and sale agreement: Outlines the terms of the sale, including the price and relevant dates.
• Closing/settlement statement: Prepared by the title company, the HUD-1 or closing disclosure summarizes all expenses involved in the transaction and net proceeds.
• Title reports: Contains an overview of the ownership history of the property as well as its legal status, including any liens on the property.

Mandatory Disclosures

Since Florida is a “duty to disclose” state, you also have an obligation to disclose certain details about the property’s history and condition before completing the sale. Here’s what Florida law requires:

• Property disclosure: This form provides information about the property’s condition and history. It covers roof, foundation, plumbing, electrical, appliances, flood/drainage issues, code violations, HOA restrictions and environmental hazards.
• Lead-based paint disclosure: This disclosure is required for properties built before 1978.
• Residential radon gas measurement report: Use this report to explain any dangers associated with radon gas, which often naturally occurs in buildings in Florida.

Depending on the property, you may also need to disclose if there is a flood risk, coastal regulations regarding construction and erosion, information about mandatory homeowners association membership, existence of any pending code enforcement actions and a property tax summary.

Additional Supporting Documents

While some of these documents are optional, it’s helpful to compile as much information about your property as possible. This will help you answer buyers’ questions and minimize any concerns.

• Home inspection report
• Survey results showing property boundaries
• Plans and permits
• Mortgage documents
• Home warranty information
• Receipts for repairs
• Utility and property tax bills
• Homeowners association documents
• Floorplans and blueprints
• Details of easements and restrictions on the property

Estimated Costs of Selling FSBO in Florida

While Florida sellers can save 2.5% to 3% on listing commissions when selling without a realtor, there are still upfront costs involved. Some are optional, while others, like title-related fees, may be negotiated between buyer and seller or vary depending on the county.

Pros and Cons of Selling a House by Owner in Florida

The amount of work and attention to detail required by a FSBO sale isn’t for everyone, but it may be a good fit if you already have a buyer lined up or are familiar with real estate transactions.

Pros

Some of the main benefits of FSBO include:

• Control over the process: You set the price and have total control over marketing and showing the property.
• Insight into buyers: Handling all interactions yourself means you’ll gain greater insight into who will buy your home, which may help negotiations.
• Savings on commissions: You avoid paying a listing agent’s commission (typically 2.5%–3%). However, most sellers still offer a buyer’s agent commission (2%–3%) to attract more buyers.

Cons

Here are some of the most common challenges involved in the FSBO process:

• Pricing accurately: To set the best price for your property, you’ll need to do extensive research into the market or hire a professional. Setting the wrong price could cost you a huge amount of money or delay the sale.
• Managing complex paperwork: You’re responsible for contracts, disclosures and legal compliance. Mistakes can delay closing or expose you to liability.
• Potentially lower net proceeds: According to statistics from the National Association of Realtors (NAR) in 2023, agents sold homes for the median price of $405,00, but FSBO homes sold at a significantly lower median price of $310,000.

Taxes After a FSBO Sale

Every seller’s situation is different, so it’s best to consult a tax professional for advice specific to your circumstances. In general, here are the main types of taxes you may encounter after your home sale:

• Property taxes: These are set by your local municipality. At closing, property taxes are usually prorated between you and the buyer based on the closing date. Depending on timing, you may receive a credit or owe a balance.
• Capital gain taxes: If you sell your home for more than you paid, you may owe capital gains tax on the profit. The exact amount depends on factors such as your income bracket, how long you’ve owned the property and whether it’s your primary residence.
  • For U.S. residents who have held the property for at least a year, the capital gain rates are typically equivalent to 15% to 20% of the profits.
  • If you have used the property as your primary residence for at least two years in the past five years, you may qualify for an exemption — up to $250,000 for an individual or $500,000 for a married couple.
  • You may also be able to write off a portion of the profits from your income tax if you were forced into selling your house due to hardship, such as a health event or job loss.
• Federal taxes on the profit generated if you perceive rental income: If you’ve used your home as a rental or vacation property, different tax rules apply. Rental income you’ve received is taxable, and when you sell, you may owe capital gains tax plus depreciation recapture tax on the depreciation you claimed while renting. Whether the IRS classifies the property as a residence or business depends on your personal use versus rental use. If you use the property as a vacation home for more than 14 days per year or occupy it for over 10% of the days it’s rented, it’s defined as a residence. Otherwise, it qualifies as a business.

Is FSBO Right for You?

For most people, selling FSBO is not worth it, and 57% of people who sell their homes themselves already knew the buyer.

That said, selling by owner can be a great option in a few specific situations, such as:

• If you know the buyer yourself or have a buyer lined up
• If you have both general real estate knowledge as well as knowledge of the local housing market
• If you have the time and energy to devote to the process and the ability to invest in professional help as needed

Alternatives to Selling Your Home by Yourself

If selling your home yourself isn’t the right fit for you but you don’t want to work with a Florida realtor, you still have options:

• Cash home buyer: If you’re in a difficult life situation with your property, selling for cash may be a good way to get money quickly and walk away. For example, if the home is seriously damaged and needs repairs, you’re facing foreclosure, you’re going through probate or the property has liens or code violations. Selling to a company like Florida Cash Home Buyers is a stress-free process.
• Discount broker: A discount brokerage helps you connect with real estate agents who are willing to accept lower rates, helping you save on associated fees.
• Short sale: A short sale offers a property at an asking price that’s lower than the current mortgage. It’s usually only used in situations of financial distress or potential foreclosure.
• Auction: Auctions are often a good idea in a competitive market because they can help you sell quickly and emotions may cause people to spend more. In a slow market, selling quickly through an auction can help you avoid the property losing value over time.
• Renting the property: It may make financial sense to rent the property, rather than sell, if you can make a profit, such as if rentals are in high demand locally.

Sell Your Home Without a Realtor to Florida Cash Home Buyers

Selling your home doesn’t have to be stressful. If you’re feeling overwhelmed, let Florida Cash Home Buyers take some of the burden off of your shoulders. With just five to ten minutes of your time, we can give you an estimate, followed by a no-obligation cash offer on your Florida home. It’s that simple. Contact us for a free cash offer today!