Going FSBO? Here’s How to Sell Your Home Like a Pro—Without a Realtor (Yet)

Thinking of selling your home FSBO? You’re not alone. Many sellers consider taking the DIY route to save money on commission—and hey, I get it. But while FSBO can work, it's not for the faint of heart. So here’s a step-by-step guide to doing it right (from someone who helps FSBO sellers every day 😉):

1. Price it Right (No, Zillow Doesn’t Count)
Your cousin’s estimate and Zillow’s Zestimate may be entertaining—but they’re not always accurate. Use local comps from the last 90 days and consider hiring an appraiser for a neutral opinion.

2. Prep Like You Mean It
Declutter, depersonalize, and deep clean like your picky aunt is coming over. First impressions matter—online and in person. Think hotel lobby vibes, not lived-in laundry zone.

3. Photos Are EVERYTHING
Your iPhone is amazing... for selfies. Hire a pro real estate photographer. Buyers decide in seconds whether to scroll on or schedule a showing.

4. Market Like a Marketer
Put it on the MLS (you can pay a flat fee), Zillow, social media, and even Nextdoor. FSBO doesn’t mean secret listing!

5. Prepare for Questions—and Tire Kickers
You’ll get calls from curious neighbors, nosy looky-loos, and bargain hunters. Stay calm, sound confident, and qualify buyers.

6. Show It Off—Safely
Have a plan for showings and open houses. Use sign-in sheets and consider scheduling blocks to reduce random foot traffic.

7. Negotiate Like a Boss (or Hire One)
From inspection credits to lowball offers, be ready to handle negotiations. If this part stresses you out, it’s okay to call in help (hi 👋).

Pro Tip:
FSBO doesn’t have to mean “forever solo.” Many FSBOs start strong and then tag in an agent when things get complex—or quiet. If you ever want a second opinion, no pressure... but I love helping FSBOs cross the finish line with confidence (and a great sale price).

🏠 Top 5 Mistakes Sellers Make (and How to Avoid Them)

Selling your home is a big deal. And like any big milestone, there are a few places where things can go sideways if you’re not prepared. Whether you’re going FSBO or listing with an agent, these common mistakes can cost you time, money, and sanity.

1. Overpricing the Home

Emotion + Zillow = disaster. I get it—you love your home and have amazing memories there. But buyers don’t pay for sentiment. They pay for square footage, upgrades, location, and market value. Pricing too high can scare away serious buyers and leave your listing stale.

🛠 Fix it: Look at recent local comps (homes that actually sold, not just listed). Better yet, get a professional CMA (Comparative Market Analysis) from an agent.

2. Skipping the Pre-Sale Prep

Buyers form an opinion in seconds. Dirty carpets, pet smells, cluttered countertops? Deal breakers. A clean, well-staged home sells faster and for more money—period.

🛠 Fix it: Declutter ruthlessly, depersonalize your decor, and deep clean everything. Consider a pro stager if your furniture is tired or mismatched.

3. DIY Photos (That Don’t Do Your Home Justice)

Your phone may take great selfies, but it probably can’t capture the light and angles your home deserves. Bad photos = fewer showings = longer time on the market.

🛠 Fix it: Hire a real estate photographer. It’s usually under $200 and could make you thousands more.

4. Letting Emotions Run the Show

Getting offended by low offers or buyer feedback can sabotage your sale. Remember: this is a business transaction. Don't take it personally.

🛠 Fix it: Have a buffer (like a realtor or a level-headed friend) help you respond to offers and feedback logically, not emotionally.

5. Not Being Flexible with Showings

If buyers can’t see your home, they won’t buy it. Limiting showings or requiring 24-hour notice may feel convenient—but it might cost you a great offer.

🛠 Fix it: Make it as easy as possible for buyers to fall in love with your home. Keep it tidy and ready for showings on short notice.

🏁 Bottom Line: Avoiding these 5 mistakes could be the difference between your home sitting on the market or flying off the shelf. Want to know what your home’s worth and how to get it sold stress-free? Let’s chat!

🛠 Should I Renovate Before Selling? Here’s What Actually Pays Off

If you’ve been binge-watching HGTV, it’s easy to think every home needs a full remodel before going on the market. But the truth? Not all upgrades are created equal—and some may not add a dime to your bottom line.

Here’s what typically pays off—and what you can skip.

✅ Worth It:

1. Paint (Interior & Front Door):
A fresh coat of neutral paint is magic. It makes everything look clean, bright, and move-in ready. Bonus: Painting your front door a bold but classic color (like navy or red) can boost curb appeal instantly.

2. Light Fixtures & Cabinet Hardware:
Think of these like jewelry for your home—small details that make a big visual impact without breaking the bank.

3. Landscaping Touch-Ups:
Trimmed bushes, fresh mulch, and a few potted plants can make your home feel polished before buyers even step inside.

4. Kitchen/Bath Mini-Refreshes:
No need for a full reno. Painting cabinets, swapping out faucets, and updating light fixtures can make outdated spaces feel stylish.

❌ Not Worth It (Usually):

1. Major Kitchen Remodels:
You may love that $40k chef’s kitchen, but buyers won’t always pay for it. Plus, their style might be totally different.

2. High-End Flooring Replacements:
Unless your floors are in terrible condition, most buyers are fine with slightly worn floors and may want to choose their own material anyway.

3. Fancy Built-Ins or Tech Upgrades:
Buyers may not value that custom surround-sound system or built-in espresso machine as much as you do.

🎯 Pro Tip: Before you touch a thing, talk to someone who knows your local market (hint hint 👋). I’m happy to walk through your home and tell you exactly what buyers are looking for right now—and what you can skip.

📦 Moving in Kansas City? Here’s Your Local Seller Checklist

Selling your home is only half the journey—then comes the move. If you're relocating in Kansas City (or leaving it), here’s a local-friendly checklist that’ll keep you organized, sane, and maybe even a little excited.

Before Listing:

• 📸 Hire a real estate photographer

• 🧹 Schedule a deep clean + carpet cleaning

• 🪴 Tidy up landscaping and add fresh mulch

• 📦 Start pre-packing off-season or unused items

• 📝 Make a list of all repairs/upgrades you've made (for buyers)

Once You’re Under Contract:

• 🚚 Book movers (or at least reserve a truck)

• 📬 File a change of address with USPS

• 🔌 Schedule disconnection for:
  ▪️ Evergy (electric)
  ▪️ Spire (gas)
  ▪️ KC Water
  ▪️ Your internet provider (Google Fiber, Spectrum, etc.)

Moving Week:

• 🧼 Clean out the fridge and pantry

• 🗑 Double-check trash/recycling pickup

• 📑 Collect keys, garage remotes, warranties, and appliance manuals for the new owners

• 🛏 Keep an “essentials” box for the first night at your new place

🎉 Bonus Tip: Want to avoid doing this all solo? I’ve helped dozens of Kansas City sellers not only sell quickly—but move smoothly. Ask me about my “Seller Concierge Checklist” to make life easier.

💰 How to Sell Your Home for Top Dollar in Any Market

Even in a shifting market, homes still sell—and yes, some still sell for top dollar. Want yours to be one of them? Here’s how to make it irresistible to buyers, even when competition is tight.

1. Timing Matters

There is a sweet spot in every market. Generally, spring and early summer are hottest, but that can vary neighborhood by neighborhood. I can help you hit the right timing for your block.

2. Strategic Pricing Wins

Price it right, and you’ll attract more buyers, more offers, and potentially a bidding war. Price it too high and risk crickets.

3. Presentation is Everything

Clean, staged, and professionally photographed homes stand out online. Most buyers find your home on their phone—make them stop scrolling!

4. Don’t Be a Secret

Marketing your home across multiple channels is key. MLS, Zillow, social, Google, direct mail—each touchpoint matters.

5. Negotiate Like a Pro (Or Hire One)

Knowing when to counter, when to hold, and when to sweeten the deal can make or break your bottom line. This is where a seasoned agent adds serious value.

🚀 Want to chat about how to get your home sold for top dollar—even in a “meh” market? I’ll show you exactly what buyers are paying for right now in your neighborhood.

What Buyers Notice First (And What They Totally Don’t)

When buyers tour your home, they’re not noticing your expensive ceiling fan or custom switch plates. They’re zoomed in on these things instead:

👁 What They DO Notice:

• Smell: Yes, it matters! Pet odors, food smells, or strong perfumes can turn buyers off instantly.

• Lighting: Bright, open spaces feel bigger and more inviting.

• Clean Floors & Counters: Buyers subconsciously assume a clean home is a well-maintained one.

• Natural Light: Open those blinds and let the sunshine in.

🤷‍♀️ What They Don’t Care Much About:

• Fancy drawer pulls

• The name-brand stove

• How “you” use the space (they’re imagining their furniture there)

• That expensive Bose surround sound system

🛋 Pro Tip: Think of your home as a stage—it’s no longer your space, but a product. Let’s make it look like one buyers will fall in love with.