FSBO Checklist From Listing to Closing

The FSBO Seller’s Ultimate Checklist: From Listing to Closing

Selling your home yourself can save thousands in commissions, but success requires careful planning and execution. This comprehensive checklist guides you through every phase of the FSBO process.

Phase 1: Preparation (2-4 Weeks Before Listing)

Property Preparation

  • Complete a thorough home inspection (optional but recommended)
  • Make necessary repairs identified during inspection
  • Deep clean entire property, including carpets and windows
  • Declutter and depersonalize all rooms
  • Paint walls in neutral colors where needed
  • Enhance curb appeal (landscaping, power washing, fresh mulch)
  • Stage key rooms (living room, master bedroom, kitchen)
  • Remove personal photos and excess furniture

Financial & Legal Preparation

  • Research comparable home sales in your area
  • Determine your asking price (consider pre-appraisal)
  • Calculate your net proceeds after payoff, closing costs, and repairs
  • Gather property documents (deed, survey, tax records, HOA documents)
  • Obtain mortgage payoff statement from your lender
  • Review your mortgage for prepayment penalties
  • Consult with a real estate attorney about state-specific requirements
  • Purchase FSBO seller’s insurance or liability coverage

Documentation Preparation

  • Compile list of recent improvements and upgrades
  • Gather warranties and manuals for appliances and systems
  • Prepare property disclosure forms (required in most states)
  • Create a fact sheet with property details and features
  • Obtain homeowner association documents (if applicable)
  • Collect utility bills (12 months) for buyer reference

Phase 2: Marketing Your Home (Week of Listing)

Professional Materials

  • Hire professional photographer for high-quality photos
  • Take 360-degree virtual tour or video walkthrough
  • Write compelling property description highlighting key features
  • Create a digital brochure or flyer
  • Design eye-catching “For Sale By Owner” yard sign
  • Print information sheets for showings

Online Listing Strategy

  • List on major FSBO websites (ForSaleByOwner.com, Zillow, etc.)
  • Consider flat-fee MLS listing service for maximum exposure
  • Create Facebook Marketplace listing
  • Post in local community groups and neighborhood apps
  • Share listing on your personal social media accounts
  • Create a simple property website (optional)
  • Set up Google My Business listing with property address

Traditional Marketing

  • Place “For Sale” sign in yard with phone number
  • Distribute flyers to neighbors
  • Host an open house (advertise in advance)
  • Network with local businesses and community centers
  • Consider local newspaper classified ads

Phase 3: Showing & Negotiation (Ongoing)

Showing Preparation

  • Set up showing scheduling system (phone, email, or app)
  • Establish showing guidelines and safety protocols
  • Prepare showing checklist (lights on, temperature set, music, etc.)
  • Create visitor sign-in sheet with contact information
  • Secure valuables and personal documents before each showing
  • Plan to be absent during showings when possible
  • Have information sheets available for visitors

During Showings

  • Respond promptly to showing requests (within 2 hours)
  • Be flexible with showing times, including evenings/weekends
  • Keep home show-ready at all times
  • Follow up with potential buyers within 24 hours
  • Ask for feedback after each showing
  • Maintain showing log with dates and attendee information

Offer Review & Negotiation

  • Review each offer carefully with your attorney
  • Verify buyer’s pre-approval or proof of funds
  • Compare all offer terms (price, contingencies, closing date)
  • Evaluate buyer earnest money deposit (typically 1-3%)
  • Respond to offers within 24-48 hours
  • Negotiate terms in writing using addendums
  • Consider multiple counter-offers simultaneously
  • Don’t take negotiations personally—stay objective

Phase 4: Under Contract (4-6 Weeks)

Initial Contract Steps

  • Sign purchase agreement and all addendums
  • Collect earnest money deposit and deposit in escrow
  • Provide copy of contract to your mortgage lender
  • Remove “For Sale” sign or change to “Sale Pending”
  • Update online listings to “pending” status
  • Notify your homeowners insurance company

Buyer’s Due Diligence Period

  • Schedule and accommodate buyer’s home inspection
  • Review inspection report and negotiate repairs if needed
  • Complete agreed-upon repairs and provide receipts
  • Schedule and accommodate appraisal (if buyer financing)
  • Provide appraiser access and property information
  • Respond to buyer’s attorney requests for documentation
  • Facilitate pest inspection, radon test, or other specialized inspections

Title & Escrow Process

  • Choose and contact title company or closing attorney
  • Provide title company with contract and property documents
  • Review preliminary title report for any issues
  • Resolve any title defects or liens discovered
  • Order payoff statement from mortgage lender
  • Pay for required seller’s title insurance policy
  • Coordinate with buyer’s lender on closing timeline

Pre-Closing Preparations

  • Review closing disclosure statement carefully
  • Schedule final walk-through with buyer (usually 24-48 hours before closing)
  • Complete all punch-list items before walk-through
  • Cancel or transfer utilities effective on closing date
  • Forward mail to new address
  • Arrange moving company or truck rental
  • Pack and prepare for move-out

Phase 5: Closing Day

Final Preparations

  • Confirm closing date, time, and location
  • Bring valid photo ID (government-issued)
  • Bring all house keys, garage openers, and access codes
  • Collect manuals, warranties, and HOA documents for buyer
  • Do final walk-through of property yourself
  • Ensure property is empty, clean, and broom-swept
  • Shut off water to washing machine and icemaker

At the Closing Table

  • Review HUD-1 settlement statement line by line
  • Verify all numbers match your expectations
  • Ask questions about anything unclear
  • Sign deed and transfer documents
  • Sign closing disclosure and settlement statement
  • Pay any remaining closing costs or prorated expenses
  • Receive your proceeds via wire or check
  • Hand over all keys, remotes, and access information

Post-Closing Tasks

  • Keep copies of all closing documents for tax purposes
  • Cancel homeowner’s insurance (after confirming transfer date)
  • File change of address with USPS
  • Update address with banks, credit cards, and subscriptions
  • Notify IRS and state tax authorities of address change
  • Save closing documents for capital gains tax reporting
  • Report sale to your tax professional

Emergency Contacts & Resources

Keep These Numbers Handy:

  • Real estate attorney: ___________________
  • Title company: ___________________
  • Home inspector: ___________________
  • Mortgage lender: ___________________
  • Homeowner’s insurance: ___________________
  • HOA contact: ___________________
  • Your CPA/tax advisor: ___________________

Pro Tips for FSBO Success

Pricing Strategy: Price competitively from the start. Overpriced homes sit longer and ultimately sell for less.

Safety First: Never show your home alone. Have a friend present, meet in public first, or use a virtual showing service.

Documentation: Keep detailed records of all communications, showings, and negotiations. Everything should be in writing.

Flexibility: The more accommodating you are with showings, the faster your home will sell.

Professional Help: Don’t hesitate to hire professionals for photography, legal review, and title work. These investments pay off.

Disclosure: When in doubt, disclose. Transparency protects you from future legal issues.

Negotiation: Everything is negotiable—price, closing date, repairs, and contingencies. Stay open-minded.

Backup Plan: Keep showing the home until closing day. Deals can fall through even in the final week.

State-Specific Requirements Checklist

Laws vary by state. Verify these requirements in your area:

  • Mandatory seller disclosures (material defects, environmental hazards)
  • Lead paint disclosure (homes built before 1978)
  • Radon testing requirements
  • Septic system inspection (if applicable)
  • Well water testing (if applicable)
  • HOA resale certificate requirements
  • Property survey requirements
  • Attorney review period laws
  • Smoke detector and carbon monoxide detector requirements

Remember: Selling FSBO requires time, organization, and attention to detail, but with this checklist, you’ll navigate the process with confidence. When in doubt, consult with professionals—the right advice at the right time can save you thousands and protect you from costly mistakes.

Good luck with your sale!