Is FSBO the Right Choice for Texas Home Sellers?
Jul 16, 2025
Selling your home without an agent might seem like a straightforward way to save thousands in commission fees. But while the FSBO path certainly has its benefits, it’s not always the best route for maximizing proceeds.
As a Texas homeowner, you might be interested in joining the 7% of Texas homes sold for sale by owner (FSBO) in 2023, according to the National Association of Realtors (NAR). That was down from 10% in 2022, and near historic lows. Sellers choosing the FSBO route hope to pocket the typical 5.64% agent commission, but they might discover that selling without professional representation requires significant time and expertise. It may also lead to a lower final sale price.
Understanding what FSBO truly entails—from navigating Texas's specific disclosure requirements to competing in a market where buyers expect professional listings—helps sellers make an informed decision about whether going solo makes financial sense.
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You're probably exploring FSBO because you want to maximize your proceeds. That's smart thinking. It's also exactly why understanding the true costs matters.
"To get a qualified buyer, you're probably still going to be paying their agent’s commission," says Chesley Lewis, a Mark Spain Real Estate agent in Texas.
That commission averages about 2.82% in Texas. No, it’s no longer required to pay buyer's agent commissions. But offering this incentive attracts showings and offers from 89% of Texas buyers who do work with agents, according to NAR.
Understand the full financial picture to decide whether FSBO really aligns with your goals. Nationally, FSBO homes sold for a median of $380,000 in 2023. That compares to $435,000 for agent-assisted sales, according to NAR, which also found that 50% of FSBO sellers already knew the buyers.
If you’re not already familiar with a potential buyer, your home’s market may be even more limited. So it’s not surprising that FSBO listings tend to stay on the market longer. Research shows FSBO sellers were 9% more likely than agent-assisted sellers to remain unsold after three months.
In a state where the average home spends 55 days on the market, extended listing times mean additional carrying costs that can erode any commission savings. Let’s say your mortgage payments, utilities, property taxes, and maintenance costs run $3,000 per month. After 90 days on the market, you’ve spent $9,000 on carrying costs alone.
For the maximum exposure, FSBO sellers will want access to the multiple listing service (MLS), which is the central hub that populates real estate websites like Zillow and Redfin.
"Getting it on the MLS gets more buyers' eyes," Lewis says. "You're going to create a bidding war. You're going to naturally get more money."
NAR found that 51% of buyers find their home online. Agents’ MLS searches found another 29% of homes. Unlisted homes must rely on limited exposure through yard signs (how only 4% of buyers found the property) and word-of-mouth.
Flat-fee MLS services in Texas charge anywhere from $89 to $2,500, depending on the package. The less you spend, the more restrictions you’ll be juggling: The platform may restrict the number of photos you can post or limit the listing duration, and some even charge additional fees at closing.
FSBO listings may appear less credible to buyers. NAR surveys found that 43% of FSBO sellers reported that buyers "tended to distrust them" because they were unrepresented.
One key example that Lewis notes: The normally not-so-complicated process of scheduling showings, which can become a quagmire with too many parties involved.
"I think a lot of times people do for sale by owner because they also want to be completely in control with showings," Lewis says. This desire for control, however, can backfire. Agent-coordinated showings use lockboxes and scheduling tools, which are undeniably convenient. FSBO sellers may request that buyers contact them directly.
Coordinating schedules between you and potential buyers requires flexibility and patience. If you’re tired of juggling showings, a guaranteed cash offer with Mark Spain Real Estate is a low-pressure, no-chaos-required option.
Typical FSBO marketing includes a yard sign, free posts on Craigslist and Facebook Marketplace, and perhaps a listing on dedicated FSBO websites. But selling your home for the best price requires professional marketing. Agents understand how to highlight a property's winning features, price competitively, and position homes to stand out in a crowded market.
FSBO sellers interested in earning the best price should consider:
A great agent takes the time to get to know you as a seller, understand what makes your home great, and research your local market. This personalized approach helps the real estate agent sell your home by creating effective listings and marketing them appropriately.
A great listing requires more than snapping iPhone photos and asking ChatGPT to write a basic description. Texas real estate photography company Shoot2Sell charges $139 for a basic photo package for homes with less than 2,000 square feet. Add-ons like aerial photography, Matterport 3D tours, social media teasers, and twilight appointments all cost extra.
If you decide FSBO is right for you, here's what you'll need to do:
Selling your own home means negotiating the price of one of your largest assets… while emotionally invested in the other party’s opinion. When buyers submit low offers or request extensive repairs, it's hard not to take it personally when it's your home. (You picked that shower tile!)
Professional agents take a relationship-first approach, which means they understand how to best present offers and negotiating points to you, specifically. That creates a buffer between parties so negotiations don’t become personal.
Sentimental involvement might lead to poor negotiation outcomes. On average, FSBO sellers had to reduce the price $11,000 more than sellers with agents did. Without professional guidance on when to stand firm and when to compromise, sellers might make unnecessary concessions to avoid fighting emotional battles.
Without access to detailed comparable sales data, days-on-market trends, and buyer activity reports, FSBO sellers negotiate from a position of weakness. Understanding market conditions affects every negotiation point.
This is especially true in today’s changing market. "Homes have been on the market longer than typical,” Lewis says. “I think people are just uneasy right now."
With Texas housing inventory increasing 199% between May 2022 and May 2025, buyers have regained leverage. Sellers need to know when their position warrants holding firm on price versus when market realities demand flexibility. The right information and smart support can help you navigate these market conditions, whether you choose FSBO or professional representation.
FSBO sellers also struggle with determining the price. Lewis says that FSBO sellers often rely on surface-level research, looking at listing prices without understanding the full picture. But a house that looks similar might have a number of key differences, like a new roof or an address in a better school district.
“A lot of people don’t realize that different school districts could lead to a huge change in the value of the home, even though they’re literally half a mile from each other,” she says.
Experienced buyer's agents understand the market and can advocate for their clients. Common negotiation challenges for FSBO sellers might include:
Without representation, sellers might leave money on the table. One easier option: Skipping the work while staying in complete control with a guaranteed cash offer from Mark Spain Real Estate.
Texas law mandates extensive disclosures that can trip up unprepared sellers. The state's Seller's Disclosure Notice requires detailed information about the property's condition, and additional notices apply for:
Recent changes, like 2019's expanded flood disclosure requirements, add another layer of complexity—sellers must now disclose 500-year floodplain status, not just 100-year risks.
The Texas Real Estate Commission provides standardized contract forms that FSBO sellers can use, but filling them out correctly requires expertise.
Sellers “need to know what they're signing, what they're agreeing to, and what the contracts say," Lewis says. "How are they going to be protected with those contract forms?"
The state's Option Period—where buyers pay a nonrefundable fee for the unrestricted right to terminate within a specified timeframe—adds complexity beyond simple inspection contingencies.
Common negotiation points in Texas include repair credits and seller concessions. These are becoming increasingly common: In 2023, 49.3% of Dallas sellers offered concessions, compared to 38.7% in 2022. Other negotiable sticking points might include:
"If you don't have someone negotiating for you, you can miss out," Lewis says. "If you don't know these are all negotiable, you could lose money on every single one."
Texas doesn't require attorneys for real estate closings, and the process involves an overwhelming number of documents and deadlines. Title companies handle most closings, but sellers must still:
Missing deadlines or improperly completing documents can delay closings or, worse, result in failed transactions. Real estate cancellations are surging in 2025, so it’s more important than ever to present the proper documentation and understand how to navigate potential obstacles.
Mark Spain Real Estate serves homeowners in Dallas and Fort Worth with agents who understand each market’s unique conditions. Our agents:
With representation, "You should get a bigger offer for your home that would offset whatever commission you would avoid by trying to do it on your own," Lewis explains. “You’re also going to have someone who can negotiate on your behalf.”
The appeal of saving on commission by selling your Texas home yourself is understandable. However, the challenges of FSBO—limited market exposure, complex legal requirements, negotiation disadvantages, and typically lower sale prices—often result in sellers netting less money while enduring significantly more stress.
Before committing to FSBO, consider the true costs. Not just the buyer's agent commission you'll likely pay anyway, but the marketing expenses, potential legal fees, extended carrying costs, and risk of accepting a below-market offer.
For most sellers, professional representation more than pays for itself through higher sale prices, faster transactions, and peace of mind.
Ready to explore your options? Contact Mark Spain Real Estate for a free, no-obligation market analysis. Discover what your home is really worth in today's market and understand how professional representation can maximize your net proceeds.
Simply enter your home address to get the strongest cash offer on your home.
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