What Homeowners Really Want to Know
Thinking about how to sell your house, but not sure if you need a realtor? The tension between paying agent fees and managing the selling process yourself is real and stressful.
In this guide, we cut through the confusion. You have three solid options:
1. Hire a real estate agent with MLS access and marketing expertise.
2. Sell it FSBO, sellers and pocket the commission—but risk a lower sale price.
3. Go directly to a cash buyer for zero fees and a fast sale.
This article breaks down each path, so you can decide what’s best for your local market, timeline, and priorities.
Do You Legally Need a Realtor to Sell a House?
You don’t need a real estate agent to sell your home. FSBO sellers (For Sale By Owner) can legally handle everything themselves, or with help from a real estate attorney or title company. While most real estate transactions involve agents, it’s fully legal to go solo or sell directly to a buyer.
The Three Paths to Selling Your Home
Which Selling Path is Right for You?
Answer 5 quick questions to find your ideal home selling strategy
Path 1: Hire a Real Estate Agent to Sell Your Home
How it works:
You list your home with a licensed professional who handles pricing, staging, marketing, showings, and negotiations. Your home is listed on the multiple listing service (MLS) to reach potential buyers.
Pros:
- Expert pricing based on recent sales data and market value.
- Access to the local MLS which increases visibility to interested buyers.
- Professional marketing, including photos, hosting open houses, and private showings.
- Help with the entire process, including offers, negotiations, and contracts.
- Guidance through complex legal considerations.
Cons:
- You’ll pay a commission, typically 5–6% of the final sale price.
- This includes the listing agent’s commission and the buyer’s agent’s fee.
- Less control over the process and terms.
For many home sellers, using an agent is a worthwhile investment. Homes sold with agents typically close faster and sell for more money than FSBO listings.
Path 2: Sell For Sale By Owner (FSBO)
How it works:
You act as your own agent, taking on the responsibilities of pricing, marketing, scheduling, and managing the transaction. This is common among FSBO sellers looking to save money by avoiding commissions.
Pros:
- No agent fees or listing commission.
- Full control over pricing, showings, and negotiations.
Cons:
- You must market the home yourself using online platforms, flyers, and signage.
- You’re responsible for legal documents, disclosures, and the purchase agreement.
- Limited access to local market data and fewer prospective buyers.
- Many sellers struggle to price the home at the right price, often resulting in a lower price or a delayed sale.
Only 6% of U.S. home sales in 2024 were FSBO. Common struggles included pricing the home (17%) and handling paperwork (10%), with many sellers eventually hiring an agent.
Path 3: Sell to a Cash Buyer for Speed and Simplicity
How it works:
You sell your home directly to a cash buyer—often a company or investor—who purchases it as-is. There are no listings, showings, or inspections required. The U.S. Census Bureau recorded 619,000 new home sales (May 2024 annual rate), reinforcing a strong housing market.
Pros:
- Fast closing, often within 7 to 14 days.
- No need for repairs, open houses, or staging.
- No listing agreement, agent commissions, or buyer’s agent’s fee.
- Fewer phone calls, less hassle, and minimal paperwork.
- Reduced risk in uncertain markets, such as a buyer’s market.
Cons:
- The offer is typically below the top market value
- Not ideal if maximizing sale price is your top priority
For sellers who value speed and simplicity over squeezing out every dollar, this path eliminates complexity, uncertainty, and agent fees.
Over 4 million existing homes sold in 2023, based on National Association of REALTORS® data, highlighting steady demand where cash offers remain common.
Agent vs. FSBO vs. Cash Buyer: Quick Comparison
| Feature | Real Estate Agent | FSBO | Cash Buyer |
|---|---|---|---|
| Commissions | 5–6% | 0–3% | None |
| Time on Market | 55–70 days | 60+ days | 7–14 days |
| Effort Required | Moderate | High | Very Low |
| Sale Price Potential | Highest | Lower than market | Below market |
| Legal Risk | Low | High if unassisted | Low |
| Buyer Reach | Wide via MLS | Limited | Direct buyer only |
| Need for an Attorney | Sometimes | Often | Optional |
Which Option Fits Your Goals?
- Hiring a real estate agent or real estate broker offers broad reach, marketing support, and typically a higher final listing price.
- Taking the FSBO route may help you avoid an agent’s expertise fees, but it increases your workload, legal risk, and limits access to potential buyers.
- Selling to a cash buyer sacrifices top dollar, but eliminates showings, closing costs, and the need to manage paperwork or hire a real estate attorney.
At iBuyHomes, we’re the only ones who can authentically offer the cash buyer path as the best of both worlds: the cost savings of FSBO and the ease of an agent, without the trade-offs.
Compare Selling Process & Timeline
See exactly what’s involved in each selling method
Real Estate Agent Process
55-70 Days Average- Research 3-5 potential agents online
- Check recent sales and client reviews
- Schedule consultations and interviews
- Compare marketing plans and commission rates
- Review and negotiate contract terms
- Set initial asking price
- Plan marketing strategy
- Schedule home preparation
- Stage and declutter rooms
- Professional photography session
- Create MLS listing
- Launch online marketing
- Print marketing materials
- Schedule and host open houses
- Coordinate private showings
- Collect and review feedback
- Adjust pricing if needed
- Review and compare offers
- Negotiate price and terms
- Handle multiple offer situations
- Finalize purchase agreement
- Schedule and attend inspection
- Negotiate repair requests
- Complete agreed-upon repairs
- Wait for lender appraisal
- Final walkthrough with buyer
- Sign closing documents
- Transfer title and keys
- Receive net proceeds
Next Step: Explore the Simplest Path
If you’re ready to sell your house without commissions, delays, or hassle, we’re here to help. iBuyHomes makes it easy to say, “I want to sell my house fast—without stress.”
Explore the simplest path. Get a no-obligation cash offer on your home today and see how much you could save on commissions.
