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May 13, 2025    |      0 comments

Selling My Home By Owner: What I Learned and What I’d Do Differently

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When I first decided to sell my home by owner (FSBO), it felt equal parts exhilarating and absolutely idiotic. I imagined saving thousands in realtor fees, posting charming photos, and signing papers with the smug satisfaction of someone who “beat the system.” I just knew it would sell quickly!

Reality, of course, had other ideas. There were days it felt like I had opened a one-woman circus where I was the ringmaster, the clown, and the human cannonball. Every email, every showing, every “We might be interested…” voicemail gnawed away at my free time and sanity. To make matters worse, I learned a valuable (and humbling) lesson about not counting my chickens before they hatched. Multiple visitors and their realtors swore up and down they were going to make offers. I even got those hopeful “expect a call” pep talks. Then? Crickets. The emotional whiplash was real.

home sold cartoon graphic

Over the course of the listing, my home went under contract three different times. Each time, I crossed my fingers, whispered gratitude filled prayers, and hoped it would stick. Eventually, after cutting the listing price twice — from the original $210,000 down to the final sales price of $195,000 — it finally did.

Still, despite the chaos, selling my home by owner was one of the best financial decisions I’ve made on my debt-free journey. The equity I protected by limiting the realtor commission to 2.5% allowed me to make a bigger dent in my debt, and that feeling was pure magic.

What I would do differently

That said, would I do it again? Absolutely. But I wouldn’t be so stubbornly clueless about it next time. Here are five things I’d do differently:

Price Smarter, Not Harder

I lowered my price twice because I was eager to get the house sold, but in hindsight, I should have been slower and more strategic with adjustments. Also, I’d do much more research about the buyers in my price point. Understanding your audience is key — something I preach to my marketing clients but somehow forgot to apply to myself.

Professional Photos, Always

My smartphone camera is great for brunch pics, not real estate listings. Plus, with my DIY rustic farmhouse kitchen and other personal design touches, I knew going into this that my home would need a special buyer. I was comfortable not being the house that appealed to everyone, but professional photos could have better highlighted the charm for the right person.

Pre-Inspection Power Move

Although I skipped a pre-listing inspection, the two inspections that were completed during the sales process found no major surprises. Still, having a pre-inspection might have given me extra confidence and a slight negotiating edge early on. For this final deal, I ended up taking an additional $2,000 off the sales price versus the $5,000 the buyers asked for after the inspection.

Set Clear Showing Boundaries

“Sure, come over at 9 AM tomorrow morning” – said past me, scrambling to reschedule conference calls and wrestle my two dogs into the car. We spent many glamorous afternoons sitting in the defunct grocery store parking lot, sweating profusely, and using virtual backgrounds to take conference calls. Next time, I’d schedule specific showing windows to save my schedule, my sanity, and my car’s air conditioning.

Prepare for Emotional Endurance

I underestimated just how brutal the emotional rollercoaster would be. Each showing brought a surge of hope, followed by long stretches of silence. Each “we love it” comment turned into a “but…” email. Each price drop felt like waving a white flag. Next time, I’d go in mentally prepared for the highs to be higher and the lows to be lower. And I would remind myself daily that “no news” doesn’t mean “bad news,” it just means “not yet.” The buyers went two weeks between showings, and another 5 days before they made an offer.

Conclusion

Selling my house myself was a gauntlet, but the payoff was real: more control, more money, and more confidence. And like most good things in life, it’s better with a smarter plan and slightly fewer emotional breakdowns.

Would I do it again? Absolutely.

But this time, I’d be the boss of the process, not its exhausted intern. (Crossing my fingers, I will never have to go through this again. I already told my dad that when it’s time to deal with his house, I am passing that chore off to my siblings.)

Thank you, BAD Community! I greatly appreciate all the great advice I received from experienced realtors and home sellers. I took a lot of it…new mats at each entry point of the house, painted the whole house, cleared the clutter, fresh flowers, and so much more.

So, what do you think ?