Selling your home without a realtor is tempting for many homeowners. The price of realtor commissions can make it feel like transacting without one is a great way to save money. It also puts you in charge of every detail.
Pricing, staging, and finding buyers are obvious elements, but the paperwork often surprises sellers and causes the most stress. Without the proper documents, your For-Sale-By-Owner (FSBO) sale could hit serious roadblocks.
Getting your documentation in place can help you pull off the smoothest FSBO possible. Assembling the proper paperwork doesn’t just help you stay organized; it ensures legal compliance, builds buyer confidence, and helps avoid issues at closing.
Selling by owner can save you tens of thousands of dollars. Unfortunately, it also tends to be slower.
“But I want to sell my house fast!” you might think. Not to worry. Those who want to skip the realtor fees and sell faster have another option: work with a company that buys houses for cash.
If you’re still ready to explore an FSBO home sale, here’s everything you need to know about the documents that will help you complete the sale of your home on your terms.
Start With Proof of Ownership
Before selling a home, you need to prove that you own it. The deed is the official record of property ownership. You can get one from your local recorder of deeds office or online property database if you can’t locate your original. Make sure the names on the deed match your own and that there are no errors or unresolved liens.
Ownership isn’t always straightforward. Things can get complicated when a home is inherited or after a divorce. If that’s your situation, you may need additional legal documentation, such as a probate order or a quitclaim deed, to prove your authority to sell. Getting these details sorted out in advance can prevent delays when a buyer’s title company does its checks.
Gather Past Mortgage Statements
Even if you plan to pay off your mortgage at closing, you’ll need recent mortgage statements to determine your remaining loan balance. This figure will determine the calculation for your estimated proceeds and the payoff amount required at settlement.
Your mortgage company may also need to send an official payoff statement directly to the closing agent. Keep in mind that payoffs are time-sensitive. Interest accrues daily, so request this document close to your projected closing date and share it with the buyer or title company as soon as you get it.
Prepare Your Property Disclosure Form
Most states require home sellers to complete a property disclosure statement. This form lets you communicate known issues with the house, such as a leaky roof, plumbing problems, past flooding, foundation cracks, or pests. In some jurisdictions, you must disclose environmental hazards, like lead-based paint or asbestos, especially for homes built before specified years.
It’s best to provide a disclosure form even if your state doesn’t mandate one. Transparency can go a long way toward building trust with buyers and protecting you from legal claims after the sale.
Don’t be tempted to gloss over problems. Buyers often hire inspectors. Anything you hide will likely come to light.
Compile Recent Utility Bills and Service Records
While not legally required, providing copies of recent utility bills (gas, water, electric) and service records (HVAC maintenance, roof repair, pest control) gives prospective buyers insight into ongoing costs and the care you’ve taken with the property. Showing off your energy-efficient upgrades or long-term warranties is especially persuasive.
These documents also make you look more organized and credible, which builds confidence during buyer negotiations. If you’ve kept a folder or digital log of past repairs and maintenance, now is the time to bring it forward.
Obtain a Survey or Plat Map
Fences, easements, or shared driveways aren’t always discernible in suburban or rural areas. Some buyers will ask for a survey or plat map that shows the property boundaries. Find the survey you had completed when you bought the home. Contact the title company you worked with back then if you can’t find it. Be prepared to purchase one to eliminate questions from buyers down the line.
A clear property boundary map can also help avoid title disputes during closing, particularly if your neighbor has built a shed near the lot line or if your buyer plans to add a fence or pool.
Get a Payoff Authorization Letter (If Needed)
You’ll likely need to sign a payoff authorization form if you have a mortgage, home equity loan, or any other lien against the property. This document permits the closing agent to request your loan balance and arrange for it to be paid off directly from the sale proceeds. Skipping this step could delay closing, especially if your lender won’t release the lien until they receive payment.
You might also need payoff information for unpaid property taxes, homeowner association (HOA) dues, or utility balances. These debts don’t just vanish during a sale; they usually must be settled in full before the title can transfer.
Line Up Purchase Agreement Paperwork
Create a solid purchase agreement outlining the terms of your sale. This legally binding contract should include:
- Sale price and earnest money deposit
- Contingencies (such as inspections, financing, or appraisal)
- Target closing date
- Items included in the sale (e.g., appliances, light fixtures)
- Escrow and title company details
Find an FSBO contract template online. Then, have an attorney review the final document. Make your contract flexible enough to accommodate buyer counteroffers and amendments without creating confusion or legal exposure.
Choose the Right Settlement Agent or Title Company
While you can sell your home without a realtor, you’ll still need a neutral third party to handle closing. That usually means a title company or real estate attorney, depending on what’s common in your state. This agent will verify ownership, conduct a title search, draft closing documents, and disperse all funds appropriately.
Reach out to a settlement agent before you have a buyer. They can guide you on local requirements and help you avoid mistakes. They’ll also advise what additional paperwork you may need for closing, such as government-issued IDs, IRS forms (like Form 1099-S), or proof of repairs.
Don’t Forget Local or State Requirements
Depending on your location, you might need other documents, such as:
- Smoke detector or carbon monoxide compliance certifications
- Local occupancy or resale permits
- Transfer tax declarations or payment receipts
- Lead paint disclosures (especially for homes built before 1978)
Check with your local municipal government or settlement agent to ensure full compliance. Missing one document can throw off your timeline or force last-minute scrambling during the closing process.
Staying Organized Is the Key to Success
Selling a home on your own requires more than just a “For Sale” sign and a handshake. You act as your own agent, transaction coordinator, and document manager. If you treat paperwork like an afterthought, your sale can fall apart.
Create a file (physical or digital) where you store all relevant documents, receipts, contracts, and notes. Label folders clearly, back up digital files, and update your checklist regularly as the transaction progresses. When buyers and closing agents see that you’re on top of the details, it reassures them that the deal will close smoothly.
A Compelling Alternative To Selling by Owner
Most homeowners find selling their home themselves overwhelming. Handling the documents requires a certain level of expertise that the average person does not have. It’s possible, but it is time-consuming and complex.
Want to skip this checklist? Sell to a direct cash home buyer instead. By selling to a professional home buyer for cash, you avoid realtor commissions and the costs and hassles of getting your home ready to sell. Plus, you can wrap up your sale in as little as a week.
While FSBO works for some homeowners, it’s not for everyone. You have more options than you realize. Selling for cash could even be your most stress-free way to sell.