Common Mistakes to Avoid When Selling Your Home by Yourself

15 January 2025

Selling your home without a real estate agent—commonly known as going “For Sale By Owner” (FSBO)—can feel like an exciting adventure. You get to skip hefty agent commissions and retain full control of the process. Sounds good, doesn’t it? But before you dive headfirst into the FSBO pool, you should know that it’s not all sunshine and roses. There are plenty of potential pitfalls, and one wrong turn could hurt your chances of securing a successful sale.

So, if you’re dreaming of cutting out the middleman and selling your home on your own, stick around! Let me walk you through the common mistakes to avoid when selling your home by yourself so you can dodge the headaches and focus on closing the deal.

1. Overpricing or Underpricing Your Home

Ah, pricing your home—it’s both an art and a science. And let’s be real, it’s one of the hardest parts of selling your house on your own.

If you price your home too high, it’ll sit on the market like a loaf of stale bread at a bakery—unnoticed and unappealing. Buyers might even assume something is wrong with it! On the flip side, if you price it too low, you could end up leaving money on the table. No one wants to sell their biggest investment for a bargain-basement price, right?

How to Avoid It:
Research, research, and more research! Use tools like Zillow or Realtor.com to check the prices of recently sold homes in your area, but don’t stop there. Consider hiring a professional appraiser for an unbiased valuation. A Comparative Market Analysis (CMA) can also give you a solid idea of what your home is worth based on market trends.

2. Skipping Professional Photos

Let’s face it: we live in a visual world. Imagine scrolling through a dating app with blurry, unflattering pictures. Would you swipe right? Probably not. Well, the same logic applies to your house listing. If your photos look like they were taken with a potato, buyers will scroll past your home faster than you can say, “Next!”

Many FSBO sellers grab their phones, snap a few pics, and call it a day. Big mistake.

How to Avoid It:
Invest in professional photography. A good photographer knows how to capture your home's best angles, use lighting effectively, and make even a small space look inviting. Trust me, the cost of professional photos is tiny compared to the return they bring in terms of buyer interest. Plus, those pics give you bragging rights on social media. Who doesn’t want that?

3. Ignoring Curb Appeal

First impressions are everything. If the outside of your home doesn’t scream “Welcome,” potential buyers might not even make it to the front door. Overgrown lawns, peeling paint, or a cracked driveway can turn buyers off faster than you can offer an apology.

How to Avoid It:
Roll up your sleeves and spruce up that curb appeal! Mow the lawn, plant some flowers, pressure-wash the driveway, and touch up any paint that’s seen better days. If you’re not a DIY fan, hiring someone to handle these tasks is worth every penny. A well-maintained exterior can boost your home’s perceived value and get buyers excited about what’s inside.

4. Neglecting Necessary Repairs

Picture this: A buyer walks into your home, falls in love with the gorgeous living room, and then notices a leaky faucet in the kitchen or a crack running across the ceiling. No matter how fabulous the rest of your home is, small issues like these can raise red flags and make buyers start questioning what else might be wrong.

How to Avoid It:
Fix the little things before you list. Think squeaky doors, loose doorknobs, cracked tiles, and anything else that might make a potential buyer hesitate. For larger repairs, consider what will give you a good return on investment. If your roof or HVAC system is outdated, fixing it could make or break a sale.

5. Failing to Market Your Home Effectively

This is where FSBO sellers often drop the ball. Slapping a “For Sale” sign in your yard and hoping for the best just won’t cut it. Selling a home is all about putting it in front of as many eyes as possible. If buyers don’t know your home is available, well… it’ll just sit there. Cue crickets.

How to Avoid It:
Get creative with your marketing! Post your home on popular real estate websites, share listings on social media, and create a virtual tour if you can. Even old-school flyers in your neighborhood can help drum up interest. But remember, your listing should be compelling—highlight your home’s best features, use professional photos, and write a description that makes people excited to schedule a showing.

6. Not Knowing How to Negotiate

Negotiating isn’t everyone’s cup of tea. Some FSBO sellers get so caught up in their emotions that they refuse to budge, while others cave too easily just to get the sale over with. Both approaches can hurt you.

How to Avoid It:
Take emotions out of the equation. Remember, this is a business transaction, not a personal attack. Be prepared for buyers to negotiate aggressively—you wouldn’t expect them to pay full price without asking questions, would you? Do your research on similar sales in your area so you can confidently stand your ground while still being open to reasonable offers.

7. Underestimating the Time Commitment

Selling your home is like taking on a part-time job. Between answering calls, scheduling showings, coordinating paperwork, and keeping the house spotless for tours, it can quickly start to feel overwhelming. Many FSBO sellers underestimate just how much work is involved.

How to Avoid It:
Plan ahead and stay organized. Use apps or spreadsheets to track showings, offers, and deadlines. If it’s becoming too much to handle, don’t be afraid to bring in professional help for certain tasks, like hiring a real estate attorney to handle the legal stuff.

8. Overlooking Legal and Closing Details

Ah, the fine print. Contracts, disclosures, title transfers—just thinking about it can make your head spin. Any misstep here could lead to legal trouble or even derail the sale entirely.

How to Avoid It:
Don’t wing this part. Hire a real estate attorney or title company to guide you through the paperwork. They’ll make sure everything is by-the-book and help protect you from potential legal headaches down the road. It’s an extra cost, but absolutely worth the peace of mind.

9. Letting Emotions Get in the Way

Here’s the thing: Your home is probably filled with memories. Selling it can bring up all kinds of emotions—excitement, nostalgia, anxiety, you name it. But if you let those emotions cloud your judgment, it could hurt the sale.

How to Avoid It:
Detach emotionally and think like a businessperson. It’s okay to feel all the feels, but don’t let them dictate your decisions. Focus on the end goal: selling your home at a fair price.

10. Not Having a Backup Plan

What if your home doesn’t sell as quickly as you hoped? Or what if your pricing strategy doesn’t work? Flying by the seat of your pants without a Plan B can leave you scrambling.

How to Avoid It:
Have a backup plan. Maybe you decide to rent out the property if it doesn’t sell within a certain timeframe. Or maybe you determine in advance how long you’ll try FSBO before considering hiring an agent. Whatever it is, having a plan will help you stay calm and confident throughout the process.

Final Thoughts

Selling your home by yourself can be a rewarding experience, but it’s not without challenges. By avoiding these common mistakes, you’ll be better prepared to tackle the FSBO process like a pro. Remember, it’s all about being informed, organized, and proactive. And hey, if things ever feel too overwhelming, no shame in calling in reinforcements—whether it’s a real estate attorney, a stager, or even an agent. Your goal is to sell your home, not stress yourself out!

Good luck, and happy selling!