FSBO: Sell Smart, Sell Strong!

Selling your home on your own can work—but only with the right knowledge, tools, and preparation. This guide gives you everything you need to know to protect your equity, avoid legal snags, and attract serious buyers.

Whether you're still weighing your options or already have a sign in your yard, this is your go-to playbook.

How to Use This Guide

This is your step-by-step roadmap. Each step in this guide asks you to take action. Below are the resources referenced in each phase of the selling process.

1. Pricing With Precision

  • Pull accurate comps from Zillow, Redfin, and county assessor sites.

  • Adjust for square footage, bedrooms, upgrades, and lot size.

  • Use a pricing band strategy (e.g., $299,900 vs. $300,000).

  • Avoid the #1 FSBO mistake: overpricing based on emotion.

2. Buyer Psychology & Market Timing

Understand how buyers think:

  • Seasonality: why spring and early summer get the most eyeballs.

  • Psychology of urgency: interest rates, new listings, and decision fatigue.

  • When to list: best days of the week (hint: it’s Thursday).

  • Buyer fatigue: what it is and how to avoid becoming “stale”.

3. Prepping for Sale: Every Room Matters

Transform your home room by room:

  • Declutter ruthlessly: 50% of your stuff should be packed away.

  • Clean every surface like you’re hosting royalty.

  • Rearrange furniture for maximum space and flow.

  • Neutralize: repaint walls if needed (gray, white, greige are winners).

4. Curb Appeal & First Impressions

Make them want to stop the car:

  • Fresh mulch, trimmed bushes, pressure-washed sidewalks.

  • Update or clean front door, address numbers, mailbox.

  • Add a pop of color with flowers or a seasonal wreath.

5. Photography & Video: Sell the Lifestyle

Your listing is only as good as your photos:

  • Use natural light; shoot midday; avoid vertical phone photos.

  • Capture: wide angles, clean lines, no clutter.

  • Take 2–3 shots per room + front/back yard.

  • Consider 360° tours or walkthrough videos.

6. Listing Strategies Across Platforms

Be seen where buyers are:

  • List on Zillow, FSBO.com, Facebook Marketplace, Nextdoor, Craigslist.

  • Sync your photos and pricing across platforms.

  • Use a title like “Updated 3BR in Edmond – Priced to Move!.

7. Writing Descriptions That Convert

Say more with less:

  • Focus on benefits, not just features: “open layout perfect for gatherings”.

  • Use power phrases: “move-in ready,” “quiet cul-de-sac,” “tons of natural light”.

  • Keep it simple, clear, and honest.

8. Showing Your Home Professionally

Be ready and polished:

  • Clean daily and keep valuables out of sight.

  • Turn on lights, open blinds, use soft music or light scents.

  • Greet, but don’t hover.

9. Buyer Screening & Pre-Approval Musts

Avoid time-wasters:

  • Ask for pre-approval letters or proof of funds.

  • Use open house sign-in sheets.

  • Follow up with pre-screened buyers only.

10. Contracts, Offers, and Negotiation Tactics

Close the deal smartly:

  • Understand what’s negotiable (closing costs, repairs, price).

  • Compare offers apples to apples (not just price).

  • Use timelines to maintain urgency.

11. Legal Docs, Disclosures & Compliance

Stay protected:

  • Fill out your property disclosures accurately.

  • Know lead-based paint rules if your home was built before 1978.

  • Use Oklahoma-specific contract language.

12. Title, Escrow & Closing Timeline

Keep the deal alive:

  • Choose a title company upfront.

  • Monitor contingency dates (financing, inspection, appraisal).

  • Prepare for closing: keys, ID, final cleaning, and utilities.

13. Common Pitfalls (and How to Stay Clear)

Avoid what sinks FSBOs:

  • Overpricing and refusing to budge.

  • Not disclosing known issues.

  • Taking negotiations personally.

  • Letting deals die due to inspection or financing surprises.

Ready for Support When You Are

You’ve just absorbed a lot—because selling your home is a serious endeavor. You’re taking on marketing, pricing, negotiations, compliance, and more. For many homeowners, doing it all solo eventually reaches a point where having an expert in your corner feels like the right move.

If you decide at any point that you'd like support with your sale—whether that means strategic pricing, professional marketing, negotiations, or simply getting your time back—I’m here.

No pressure. Just expert service when you’re ready.

Anthony Coby

REALTOR® | Keller Williams Elite

Coby Real Estate

Helping You Buy, Sell, and Invest with Confidence