How much do you save by not using a real estate agent?

Agent commissions typically total 5% to 6% of the sale price. On a $300,000 home, that is $15,000 to $18,000. Selling to a cash buyer eliminates all commissions on both sides.

Is it hard to sell a house without an agent?

FSBO requires handling pricing, marketing, showings, negotiations, and legal paperwork yourself. Many sellers underestimate the time and expertise involved. Selling to a cash buyer gives you the commission savings without the workload.

Do I need a lawyer to sell my house without an agent?

Some states require an attorney for real estate closings regardless of whether you use an agent. Even in states that do not require it, hiring a real estate attorney ($500 to $1,500) is recommended for FSBO sales to review contracts and protect your interests. Cash buyers handle closing through a licensed title company.

How to Sell Your House Without a Real Estate Agent

Selling your house without a real estate agent saves you 5% to 6% in commissions — potentially tens of thousands of dollars on a typical home sale. But going it alone means handling pricing, marketing, showings, negotiations, and legal paperwork yourself. There is a middle path: selling directly to a cash buyer eliminates agent commissions and handles the heavy lifting for you.

Chitty Buys Houses is a nationwide cash home-buying service that buys houses in any condition, helping homeowners sell fast without repairs, fees, or waiting.

What Does FSBO (For Sale By Owner) Actually Involve?

Selling FSBO means you handle every step that an agent would normally manage:

Pricing: Researching comparable sales, understanding market conditions, and setting a competitive price — price too high and you sit on the market; price too low and you leave money behind
Marketing: Professional photos, listing on the MLS (typically $200 to $500 through a flat-fee service), yard signs, online listings, and social media promotion
Showings: Scheduling and conducting tours, often during evenings and weekends, with strangers walking through your home
Negotiations: Handling offers, counteroffers, inspection repair requests, and appraisal disputes without professional representation
Legal paperwork: Purchase agreements, disclosures, title coordination, and closing documents — one mistake can delay closing or expose you to liability

According to the National Association of Realtors, FSBO homes sold for a median of $310,000 in 2023 compared to $405,000 for agent-assisted sales. Some of that gap reflects pricing errors and limited marketing reach.

How Does Selling to a Cash Buyer Compare to FSBO?

A cash sale gives you the commission savings of FSBO without the workload:

No pricing research needed: The cash buyer evaluates your property and makes an offer based on condition, location, and market data
No marketing or showings: One walkthrough or virtual evaluation — no strangers in your home for weeks
No negotiations with buyers: The cash offer is straightforward — accept, counter, or decline
No legal complexity: The cash buyer and title company handle all closing paperwork
No commission: Cash buyers charge zero fees and zero commissions

What About the Buyer's Agent Commission?

Even FSBO sellers often end up paying a buyer's agent commission. If a buyer is represented by an agent, that agent expects 2.5% to 3% of the sale price. Refusing to pay it means most agents will not show your property to their clients, dramatically reducing your buyer pool. With a cash buyer, there is no agent on either side — the entire commission is eliminated.

How Does the Cash Closing Process Work?

The closing process with a cash buyer is simpler and faster than a traditional sale:

Contact the buyer. Share your property details — address, condition, and timeline. Call (888) 913-9906 or fill out the online form.
Property evaluation. The cash buyer assesses the property (in-person or virtual) and provides a no-obligation offer within 24 to 48 hours.
Title search. A licensed title company runs a title search to identify any liens, tax liens, or encumbrances.
Review and sign closing documents. The title company prepares the deed, settlement statement, and transfer documents.
Receive your funds. At closing, proceeds are distributed — mortgage payoff, any liens, and the remainder goes to you via wire transfer or cashier's check.

The entire process takes 7 to 21 days from first contact to cash in hand.

When Does FSBO Make More Sense Than a Cash Sale?

FSBO can make sense when:

Your home is in excellent condition and move-in ready
You have time — 3 to 6 months — to wait for the right buyer
You are comfortable with pricing, marketing, and negotiations
Your local market is hot with strong buyer demand

A cash sale makes more sense when you need speed, your property has issues that would scare traditional buyers, or you simply do not want the hassle of managing a sale yourself.

Sell Your House on Your Terms

Whether you go FSBO or sell for cash, skipping the agent puts more money in your pocket. If you want the fastest path with the least work, call Chitty Buys Houses at (888) 913-9906 or request your cash offer online. No commissions, no fees, no hassle.