Thinking About Selling Your Home Without An Agent?
Saving the commission sounds good.
But the real question isn't what does an agent cost?
It's what could selling without one cost you?
1. Agent-Assisted Homes Sold for More
According to the National Association of REALTORS®, FSBO homes sold for a median price of $360,000, compared with $425,000 for agent-assisted sales in the 2025 report.
That's a $65,000 difference — roughly 18% higher relative to the FSBO median.
That doesn't mean hiring an agent automatically adds 18% to your home's value. The homes and circumstances aren't identical. But it does challenge the assumption that avoiding an agent automatically means walking away with more money.
2. Pricing a Home Is Harder Than It Looks
An online estimate can give you a number. It can't fully account for your home's condition, upgrades, lot, location, competition or what buyers are actually willing to pay today.
NAR's research found getting the price right was one of the most difficult parts of selling FSBO.
Price too high and the home can sit. Price too low and you may leave money on the table.
3. Exposure Matters
A good agent doesn't just put a sign in the yard.
In NAR's research, agents marketed homes through channels including the MLS, open houses, Realtor.com, third-party real estate sites, brokerage websites and their own websites.
More exposure can mean more opportunities to put your home in front of qualified buyers.
4. Negotiation Doesn't Stop at the Purchase Price
The offer is only the beginning.
Inspections. Repairs. Due diligence. Appraisals. Financing. Closing dates. Concessions. Contingencies.
A real estate agent helps you navigate the entire transaction and negotiate the terms, not just the number at the top of the contract.
5. Most Sellers Still Choose Professional Representation
In NAR's latest study, 91% of sellers used a real estate agent, while only 5% sold FSBO — an all-time low.
And there's an interesting detail behind that 5%:
60% of FSBO sellers already knew their buyer.
So selling your home yourself to someone you already know is very different from taking a home to the open market and trying to generate maximum buyer interest.
The Bottom Line
Selling your home yourself can save you a fee.
But saving a fee and making more money are not necessarily the same thing.
The goal shouldn't be to save the most on the way to the closing table.
The goal should be to walk away from it with the best possible outcome.
Sources: National Association of REALTORS® 2025 Profile of Home Buyers and Sellers and related NAR research.
My Top 3 Improvements for preparing a Home to List
My top 3 for a typical resale would be:
- Fresh interior paint + cosmetic cleanup — Neutral paint, repaired trim/drywall, updated caulk, clean flooring, and removing visibly dated finishes. NAR says painting the entire home is the #1 project REALTORS® recommend sellers tackle before listing.
- Minor kitchen refresh — not a full remodel — Think cabinet hardware, lighting, faucet, backsplash, paint, refinishing cabinets when needed, and replacing an obviously dated appliance or countertop. Current remodeling data puts a minor kitchen remodel around 113% cost recovery nationally, while expensive full renovations generally recover much less.
- Curb appeal / front entrance — Pressure washing, landscaping, fresh mulch, exterior touch-up paint, and improving or replacing a tired front/garage door. Exterior projects consistently rank among the strongest ROI improvements. NAR's 2025 report estimates a steel front door at 100% cost recovery, while other Cost vs. Value data puts garage-door replacement among the very highest-return projects.
The big message I give a seller is: don't renovate the house for yourself right before you sell it. Fix what buyers will notice, remove the things that make the home feel dated, and spend heavily only where the market will pay you back.
