What is FSBO?

When people say FSBO, they mean: you (the homeowner) handle the listing, the showings, the negotiation, and the paperwork that an agent would normally handle for you. You can still hire a real-estate attorney, a flat-fee MLS service, a photographer, and a title company. FSBO is not "no professionals" — it's "no listing agent."

You also choose whether to offer a buyer's-agent commission (typically 2–3%). Most FSBO sellers do, because most buyers come through agents. Skipping it cuts your buyer pool roughly in half.

Out-of-pocket FSBO costs in Texas usually run $500 to $2,500: flat-fee MLS ($99–399), photography ($250–400), a yard sign ($30–80), and an attorney to review the contract ($250–800). Optional: a pre-listing inspection ($350–600) to surface issues before a buyer's inspector finds them.

On a $400,000 sale, the math is roughly: list with an agent and net $376,000; FSBO with buyer-agent commission and net $388,000; FSBO with no buyer-agent commission and net $397,500 (but expect a longer sale).

FSBO works best when: your home is in good condition, in a hot market, priced correctly, and you have time and patience to handle showings. It works less well when: you're in distress (foreclosure, divorce, relocation), the home needs significant repairs, or you've never read a purchase contract.

If any of those describe you, that's not failure — it's information. Read our "When NOT to FSBO" article before deciding.