The appeal of FSBO is saving the listing agent commission — typically 2.5-3% of sale price. On a $400,000 home, that is up to $12,000. But FSBO comes with its own costs, and the net savings are often smaller than the headline number suggests.
Even without a listing agent, you face: flat-fee MLS ($300-$1,500), buyer agent commission if you offer it (2.5-3%), attorney fees ($500-$1,500 in Ohio), professional photography and staging ($800-$2,000), and pre-sale repairs negotiated without agent guidance.
The price gap question: NAR data consistently shows FSBO homes sell for 5-6% less than comparable agent-listed homes. Whether FSBO causes that gap or explains it is debated — but a lower sale price quickly erodes the commission savings.
Sometimes, but less often than expected. While you save the listing agent commission, you still pay MLS fees, attorney costs, staging, photography, and possibly buyer agent commission. FSBO homes also tend to sell for less, which can offset the savings.
You do not have to, but offering buyer agent compensation (typically 2.5-3%) significantly increases showings from agent-represented buyers. Following the 2024 NAR settlement, sellers are no longer required to offer it through MLS but many still do.
A flat-fee MLS service lists your home on the MLS for a one-time fee ($300-$1,500) without a full listing agent relationship. This gives buyers agents visibility to your listing without a full seller commission.
Ohio does not legally require an attorney for residential real estate transactions, but most FSBO sellers use one for contract review and closing coordination. Attorney fees typically run $500-$1,500.
About 7% of home sales are FSBO according to NAR. Many are between parties who already know each other. FSBO homes typically spend more time on market and sell for less than comparable agent-listed homes in most studies.
Estimates only · Not professional advice