Selling a House Without a Realtor: Your 5 Real Options

You do not need a real estate agent to sell a house. Whether you should go without one depends on your house, your time and how comfortable you are handling pricing, marketing and paperwork. Here are the five realistic routes, including when selling to us is not the best one.

Five ways to sell without a listing agent

• For sale by owner (FSBO) - How it works: You price, market, show and negotiate yourself; hire an attorney or title company for the paperwork; Typical cost: No listing commission; you may still pay a buyer's agent; Trade-off: Time, pricing risk, fewer buyers see it

• Flat-fee MLS listing - How it works: You pay a fixed fee to appear on the MLS and handle the rest yourself; Typical cost: Fixed fee plus any buyer-agent commission you offer; Trade-off: More exposure than FSBO; you still do the work

• Instant-offer (iBuyer) company - How it works: A company makes a computer-generated offer on houses that fit its criteria; Typical cost: Service fee, plus repair deductions after inspection; Trade-off: Usually only newer houses in good condition

• Local cash buyer (like Local 411) - How it works: A buyer or investor offers on the house as-is; Typical cost: No commission; offer below retail; Trade-off: Fast and simple; lower price

• Retail-price option (novation), where permitted - How it works: A company prepares and markets the house for a retail sale and you receive an agreed price; Typical cost: Spelled out in the agreement; Trade-off: Higher price than cash, slower; may require a licensed broker in some states

What an agent commission costs

Commissions are negotiable. A 2026 survey put the average total commission at about 5.46% of the sale price (Clever Real Estate). On a $300,000 sale, that is roughly $16,400. Since 2024, how buyer-agent commissions are offered has changed in many markets, so ask any agent you interview exactly what you would pay.

Steps if you sell by owner

• Price it from recent nearby sales, not from online estimates alone.

• Gather documents: deed, mortgage payoff, HOA information, permits, disclosure forms your state requires.

• Use a title company or real estate attorney for the contract and closing.

• Screen buyers: ask for a loan pre-approval or proof of funds before accepting.

How we calculate our offer (no secret formula)

Every cash offer starts with the same five numbers. We share each one with you:

• After-repair value (ARV): what the house would likely sell for once fixed up, based on recent comparable sales nearby.

• Repair estimate: the cost of the work a buyer would need to do.

• Holding and closing costs: taxes, insurance, utilities and loan costs while the house is renovated and resold, plus closing and resale costs.

• Buyer margin: the profit an investor needs to take on the risk.

• Our fee: what Local 411 Partners earns for finding, contracting and closing the deal.

Offer = ARV - repairs - holding and closing costs - buyer margin - our fee.

Illustration only, not an offer: if similar fixed-up houses nearby sell for $300,000, the house needs $40,000 of work, and holding, closing and resale costs come to $30,000, an investor might pay around $190,000-$200,000 after their margin and our fee. Your number depends entirely on your house and your local market.

If the numbers do not work for you, we will say so, and we will tell you if listing with an agent is likely to net you more.

Who you will be working with

Local 411 Partners is an owner-led company, founded and owned by Alfredo Vilchis. We have worked with about 150 customers. Our only office is at 800 SE 4th Avenue, STE 702, Hallandale Beach, FL 33009. We buy houses across most of the United States, and we will tell you straight away if your property is outside the areas we can serve.

We do not promise a price, a closing date or a response time before we have looked at your property. We do promise to explain our numbers and to respect your decision.

How selling your house to Local 411 Partners works

• 1. Tell us about the property. Use the form or call (305) 873-7746. We ask about the address, condition, what is going on, and the timeline you have in mind.

• 2. We review it and explain the numbers. We look at recent nearby sales, the repairs we can see or that you tell us about, and what it will cost to own and resell the house. Then we walk you through how we got to our number.

• 3. You decide. There is no obligation. If you accept, a licensed title company or closing attorney handles the paperwork, the payoff of any mortgage or liens, and the funds. You pick a closing date that works for you, subject to title being clear.

Your options: cash sale, retail-price option, or listing

• What you get - Cash sale to Local 411: A cash price below full retail value, because the buyer takes on repairs, holding costs and resale risk; Retail-price option (novation) - only where legally permitted: Closer to market value, because the house is sold to a retail buyer on the open market; List with a real estate agent: Market value, minus agent commission and the costs of getting the house ready

• Repairs and cleaning - Cash sale to Local 411: None. Sold as-is; Retail-price option (novation) - only where legally permitted: Usually light cosmetic work only, agreed in writing; List with a real estate agent: Often needed to compete with other listings

• Timeline - Cash sale to Local 411: Flexible. Often a few weeks once title is clear; Retail-price option (novation) - only where legally permitted: Longer and less certain; depends on finding a retail buyer; List with a real estate agent: Depends on the market; U.S. supply reached 4.8 months in Sep 2026, the most since 2019 (NAR), so many listings take longer

• Commissions and fees to you - Cash sale to Local 411: No agent commission. Written offer lists every cost; Retail-price option (novation) - only where legally permitted: Spelled out in the written agreement before you sign; List with a real estate agent: Commission is negotiable; a 2026 survey put the average total at about 5.46% (Clever Real Estate)

• Certainty - Cash sale to Local 411: High once the contract is signed and title is clear, but no sale is guaranteed until closing; Retail-price option (novation) - only where legally permitted: Lower; the retail buyer still needs to buy; List with a real estate agent: Buyer financing, inspection and appraisal can fall through

• Best for - Cash sale to Local 411: Houses needing work, inherited or vacant homes, tenant situations, tight timelines; Retail-price option (novation) - only where legally permitted: Houses in decent shape where you want more money and can wait; List with a real estate agent: Move-in-ready houses where time is not pressing

A cash sale is not the right answer for everyone. Here is an honest side-by-side so you can compare.

About the retail-price option: in some states, and only after review by our attorney, we may be able to offer an agreement where we prepare and market your house for a retail sale and you receive an agreed price at closing. It can mean more money but takes longer, and in some states this kind of arrangement must be handled by a licensed real estate broker. Ask us whether it is available for your property; we will tell you plainly if it is not.

Common questions

How do I sell my house without a realtor?

Choose one of the routes above. For a by-owner sale, price it from comparable sales, list it (FSBO sites or a flat-fee MLS), screen buyers, and use a title company or attorney to close.

Is selling by owner a good idea?

It can save commission if your house is in good shape and you have time to handle showings and negotiations. If the house needs work or you need certainty, a cash sale or an agent may suit you better.

Do I need a lawyer to sell my house without a realtor?

Requirements vary by state. Some states customarily use attorneys for closings; elsewhere a title company handles it. Either way, a professional should prepare or review the contract.

What is the cheapest way to sell a house?

FSBO has the lowest fees but the most work and risk. Compare your expected net (price minus all costs and time) rather than fees alone.

Related pages: where we buy

Get your no-obligation offer

Tell us about your property and we will review it and explain your options, including whether a cash sale makes sense at all. No obligation, and your information stays private.

Get My Property Offer

Local 411 Partners | 800 SE 4th Avenue, STE 702, Hallandale Beach, FL 33009 | (305) 873-7746 | info@local411partners.com. We are a real estate investment company, not a real estate brokerage, and we do not provide legal or tax advice.