Why selling your home without a real estate professional could cost you more than you think
It's an understandable thought. You're ready to sell your home, and you start doing the math. Why pay a real estate commission when you could simply put a sign in the yard, advertise online, find a buyer, and keep that money for yourself?
After all, in today's world of online real estate websites and social media, how difficult could selling a home really be?
The answer might surprise you.
While selling your home without a real estate agent, commonly called For Sale By Owner (FSBO), may seem like a smart financial decision, the reality is that homeowners often underestimate what goes into a successful real estate transaction. And sometimes, the money they hope to save is more than offset by what they lose along the way.
The Numbers Tell an Interesting Story
According to the National Association of REALTORS®' 2025 Profile of Home Buyers and Sellers, homes sold by owners had a median selling price of $360,000, compared to $425,000 for homes sold with the assistance of a real estate professional.
That's a $65,000 difference!
While these figures don't mean that hiring an agent automatically adds $65,000 to your home's value—the types of properties sold in each category can differ—they do raise an important question: Is saving the commission really worth risking a lower sales price?
In fact, only 5% of homes sold during the survey period were For Sale By Owner transactions, an all-time low.
Pricing Your Home Is More Complicated Than You Think
One of the biggest mistakes homeowners make is pricing their property incorrectly.
Naturally, we all believe our homes have value beyond the square footage and number of bedrooms. We've invested time, money, and memories into them. Unfortunately, buyers don't always place the same value on those improvements.
Price too high, and your property may sit on the market, eventually requiring reductions that make buyers wonder what's wrong with it.
Price too low, and you could leave thousands of dollars on the table.
An experienced local real estate professional studies comparable sales, current competition, market conditions, and buyer behavior to help establish a price designed to attract serious buyers while protecting your investment.
Exposure Matters More Than You Realize
Putting your home on Facebook Marketplace, Zillow, or posting a For Sale sign may generate some interest. But are you reaching the largest possible pool of qualified buyers?
Professional real estate marketing goes well beyond placing an advertisement. It can include professional photography, compelling property descriptions, Multiple Listing Service (MLS) exposure, targeted online marketing, and connections with other real estate professionals who are actively working with buyers.
Here in Vermont's Northeast Kingdom, many buyers come from outside our immediate area. Some are relocating from other states, searching for vacation properties, or looking for a different lifestyle.
If your property isn't reaching those buyers, you could be missing the very person willing to pay the most for your home.
And fewer buyers can mean fewer offers, less competition, and potentially a lower selling price.
Negotiating Isn't Just About the Price
Finding a buyer is only the beginning.
What happens when the buyer requests repairs after the home inspection? What if the appraisal comes in below the purchase price? What if financing falls through, deadlines aren't met, or the buyer wants to renegotiate just days before closing?
These situations occur regularly in real estate transactions.
An experienced agent understands how to navigate these challenges, negotiate effectively, and keep a transaction moving toward closing.
There's also an emotional component. Selling a home is personal. When someone criticizes your property or submits an offer well below your asking price, it's easy to react emotionally.
A real estate professional provides an objective perspective and serves as a buffer between buyer and seller, keeping negotiations focused on the ultimate goal.
The Paperwork and Potential Liability
A real estate transaction involves far more than agreeing on a price and signing a deed.
Purchase and sale agreements, contingencies, property disclosures, deposits, title issues, financing deadlines, and inspection negotiations all require careful attention.
In Vermont, sellers need to understand their disclosure obligations and the terms of the contracts they sign. An overlooked issue or poorly written agreement can result in unexpected expenses, disputes, or even a failed sale.
A knowledgeable real estate professional helps guide sellers through the transaction, coordinates with lenders, attorneys, inspectors, and other professionals, and helps identify potential problems before they become costly surprises.
Your Time Has Value, Too
There's another expense homeowners frequently overlook: their own time.
Selling a home means responding to inquiries, determining whether buyers are financially qualified, scheduling showings, accommodating last-minute appointments, following up with interested parties, negotiating offers, and managing transaction details.
And not everyone who calls about your property is a serious buyer.
An agent handles much of that work, allowing you to focus on your daily life and your next move.
But What About the Commission?
This is usually the biggest reason homeowners consider selling on their own.
Real estate commissions are negotiable, and the cost of professional representation should absolutely be part of your decision.
But rather than focusing solely on what you pay in commission, consider what you actually walk away with at closing.
A higher selling price, stronger negotiating position, fewer unexpected concessions, and a smoother transaction can make a meaningful difference in your bottom line.
Saving money on commission doesn't necessarily mean putting more money in your pocket.
The Bottom Line
Can you successfully sell your home on your own? Absolutely. Some homeowners do, particularly when they already have a buyer and a straightforward transaction.
But for most people, their home is one of their largest financial assets. Selling it deserves more than a sign in the yard and an online advertisement.
Before deciding to go it alone, have a conversation with an experienced local real estate professional. Ask about your home's market value, the marketing strategy, the services provided, and the costs involved.
You may discover that the real question isn't how much you'll save by avoiding a commission. It's how much you could lose by trying to save one.
