How to Sell a House By Owner in Huntsville

Weigh the likely proceeds tradeoff

Selling a property FSBO can be rewarding for some homeowners, but it comes with significant pitfalls that often more than erase the potential agent commission savings.

For example, while you might initially save on Realtor fees, transaction data reveals you’ll likely leave money on the table.

According to the NAR, FSBO homes sold for a median of $360,000 last year compared to the median selling price of agent-assisted homes, which was $425,000. This means on a typical DIY sale, you can potentially lose $55,000 in proceeds in your effort to save $10,800 (3%) in agent commissions.

Huntsville vs. Alabama home prices: The median home sales price in the state is around $240,000. But in Hunstville, the median is closer to $270,000. Some sources, like Realtor.com, put it as high as $320,000.

How to sell a house by owner in Huntsville

Selling a home by owner in Huntsville requires you to manage every aspect of the process, from pricing and marketing to contracts and other paperwork. You’ll need to comply with state and county real estate laws and coordinate with title companies to transfer ownership. As you build a game plan, decide if you need a legal safety net.

The State of Alabama allows non-attorneys to oversee home sale closing transactions but recommends you consult with an attorney. Even if it’s not required in your area, FSBO sales typically warrant legal guidance to minimize risks and avoid costly mistakes. Real estate attorneys in the state typically charge around $330 per hour, depending on the complexity of the transaction.

While you might assume pricing your Huntsville home is the first step in the sell-by-owner process, it’s often better to wait until your property is fully prepared. Repairs, upgrades, and cleaning projects can significantly impact the accuracy of your pricing and the overall success of your sale.

1. Prepare your Huntsville house for sale

To make your home stand out, you’ll want to prepare it so potential buyers can see its most appealing features. Start with obvious repairs and then address any high-impact cosmetic concerns, such as chipped or peeling paint, scuffed floors, or broken fixtures. Even seemingly minor fixes, like replacing light switches and drawer handles, can increase your home’s overall appeal.

• Clear out unnecessary items: Declutter and depersonalize, removing clutter and family photos and personal keepsakes to help home shoppers visualize themselves living in their new house.
• Tidy up: To make the home shine, give each space a thorough cleaning. Focus on high-traffic areas, kitchens, and bathrooms, and don’t forget the garage or storage areas. With all that you are juggling, it may be worth hiring a cleaning service.
• Make needed repairs: Fix dripping faucets, moldy caulk, ripped screens, loose door handles, and squeaky hinges. Be certain to also replace or repair broken appliances that are staying with the house.
• Enhance the home’s exterior: When a buyer visits a home, their first impression counts in a big way. Spruce up your yard, plant bright flowers, and give the walls a fresh coat of paint. Consider also painting or replacing the front door and enhancing your entryway to improve curb appeal.

»Learn more: 22 Steps to Prep Your House For Sale and Sell For More Money

2. Set a competitive selling price

Pricing your home correctly is one of the most important steps to attracting buyers. If your list price is too high, your property may sit unsold on the market for months. If you price too low, you risk leaving uncaptured money on the closing table.

To set a competitive list price in Huntsville, consider the following:

• Research Huntsville home sales: Look at recent comps (comparable home sales) in your area. Note their selling price, condition, and features.
• Review local market conditions: Find out if homes are selling fast or sitting on the Huntsville market. This will indicate whether prices are going up, remaining stable, or dropping in your neighborhood.
• Check your home’s value: Use an online tool like HomeLight’s Home Value Estimator to get a preliminary idea of what your home might be worth today. This free estimator compares local sales and transaction data of similar properties to give you a ballpark estimate.
• Get a pre-listing appraisal: While this is an optional step, hiring a professional appraiser can help you set a more accurate listing price. A home appraisal usually costs around $220 to $350.

»Learn more: 6 Go-To House Pricing Strategies Used to Sell Real Estate

3. Get professional photos

Quality photographs are vital for showcasing your Huntsville home online, where most buyers will first encounter your listing. Compelling, professional images create your virtual curb appeal to make your listing stand out from other homes.

• Hire a skilled photographer: There is no substitute for professional listing photos. Find a photographer who understands effective lighting, creative angles, and other techniques that make your home and property look its best. A professional real estate photographer typically costs between $120 and $270 per hour. Higher estimates typically include additional services such as virtual tours, drone footage, and slideshows.
• Stage for photos: Even minimal home staging can make a big difference in attracting interested buyers. Eliminate clutter, open window blinds, and arrange your furniture to highlight each living space.
• Focus on curb appeal images: While interior shots say a lot, be sure to include exterior photos that showcase your home’s best features, from the front lawn and entryway to the main bedroom and back yard.

»Learn more: How to Take Real Estate Photos and Sell Faster for More Money

4. Create a detailed listing

Your property description needs to be compelling and inviting. To do this, go beyond the basics. Highlight standout features like upgraded appliances, valuable renovations, or coveted amenities such as a large, fenced yard or a highly-rated school district.

• Promote the best features first: Describe your upgraded appliances, cathedral ceilings, spacious living room, or outdoor kitchen. Huntsville home shoppers appreciate features such as energy efficiency, smart technology, decks, patios, and easy access to local amenities.
• Write with descriptive language: Avoid bland or generic phrases that might be boring or expected. Paint a picture with clear and specific details such as “bright, sun-filled living room” or “quiet, tree-lined street.”
• Include essential information: Specify the year the house was constructed, the number of bedrooms and bathrooms (full or half), the total square footage, and any recent upgrades or significant renovations.

»Learn more: 7 Steps to Writing Creative Real Estate Listing Descriptions

5. List your FSBO property on the MLS

​​As you consider how to sell a house by owner in Huntsville, your listing needs to be where buyers are looking. The multiple listing service or MLS, is an industry tool for getting your property in front of searching home shoppers. While only licensed real estate agents can post property listings directly to the MLS database, FSBO sellers in Huntsville can access it by paying to use a flat-fee MLS listing service.

• Find a flat-fee MLS provider: Flat-fee MLS service companies in Huntsville charge a one-time fee, typically between $300 for a basic listing and up to several thousand dollars if you want to purchase additional services. These providers also place your listing on popular real estate search sites like Zillow, Turlia, and Realtor.com.
• Know what you’re buying: Review what’s included in the MLS service you pick. Some flat-fee companies offer extra options, like unlimited listing description updates, open house alerts, or — for an added cost — real estate agent support to assist with negotiations and paperwork.
• Be certain the details are correct: When submitting your home listing, be sure that all the information is correct and meets the MLS requirements. Confirm key details like the price, total square footage of the house, and proximity to local amenities. The last thing you want to do is promote false or misleading information about your property.

»Learn more: What Is A Flat Fee MLS Listing Service and Will it Hurt My Home Sale?

Some examples of reputable flat fee MLS listing services in Huntsville include:

• ISoldMyHouse.com
• mlsmyhome.com
• FSBO.com
• Houzeo
• Beycome

6. Market your home

To attract buyers, you’ll need to actively and consistently market your home. In addition to getting it on the local MLS, consider these agent-tested strategies:

• Post your listing on social media: Share your home listing on popular platforms like Facebook, Instagram, and local community group pages.
• Create a virtual tour: Many buyers these days want to explore a property online before scheduling an in-person showing.
• Put up signage: A traditional, well-placed “For Sale” sign with your contact info can attract additional buyers who are out exploring neighborhoods.
• Distribute flyers and postcards: Place them in your neighborhood and at nearby local businesses, community centers, or civic clubs.

»Learn more: How to Market Your House for Sale

Decided against paying for the MLS? If you choose not to use a flat-fee MLS service, you can still create a listing on Zillow. This free option can include a video and unlimited photo uploads. This no-cost option gets your home listed on Zillow.com and Zillow-owned Trulia.com.

7. Schedule and manage home showings

Once buyers express interest in your home, you’ll need to schedule showings and prepare your property for each visit. Keep the house clean, uncluttered, and free of personal items like large family photos. This will help potential buyers envision themselves making the home their own.

• Use online scheduling tools: Technology tools like Calendly and Microsoft Bookings can help you coordinate home-showing appointments, manage time slots, and avoid double bookings.
• Prepare for each showing: Before potential buyers arrive, tidy up, hide or secure valuables, open blinds for natural light, and take steps to make each living space feel welcoming. Ensure the house smells fresh and arrange for pets to be contained or temporarily relocated.
• Prioritize your personal safety: Create a sign-in sheet for home shoppers and check identification when they arrive. Try to schedule showings when someone else can be on the property with you for each tour.

»Learn more: How Many Showings Does It Take to Sell a House on Average?

8. Evaluate offers, negotiate, and make disclosures

When offers start coming in, review each one carefully. Look beyond the offer price to consider other factors, such as contingencies, inspections or appraisal requirements, closing timelines, and financing terms.

• Contingencies: These might include inspections and appraisals, or the buyer’s ability to secure financing or sell their current house (home sale contingency).
• Closing costs: Buyers may ask you to provide seller concessions or credits to help them with closing costs.
• Net proceeds: Use a free online calculator or hire an advisor to help you understand how much profit you’ll take home at closing.
• Prompt responses: If an offer looks promising, respond quickly to show the potential buyer (or their real estate agent) that you are serious about closing the sale. This attentiveness can keep negotiations on track.
• Negotiations: Buyers often respond with counteroffers. Decide your bottom line price before the back-and-forth negotiations begin. Keep an open mind and be ready to barter on everything, from closing costs and repairs to when you can move out of the house.

As a home seller in Huntsville, you’re not legally required to provide full disclosures about the property’s condition. This is because Alabama is a caveat emptor (let the buyer beware) state. This places the responsibility on buyers to inspect and research the home before making a purchase. However, you can be held liable if you don’t disclose known defects that pose an immediate threat to the health or safety of the buyer.

Many FSBO sellers will consult with an attorney to ask about whether they should disclose property issues related to:

• Water or flood damage
• Dangerous mold growth
• Structural issues such as a cracked foundation
• Termite or pest infestation or damage
• Fault lines
• Asbestos, radon, or other hazards
• Malfunctioning electrical, sewer, or plumbing systems

Should you disclose in writing? While not legally required in Alabama, some Huntsville FSBO sellers choose to provide a disclosure statement so a prospective buyer is more informed and less likely to withdraw from a sale later in the process. It can also provide peace of mind when a buyer is on the fence.

»Learn more: How To Negotiate When Selling a House

9. Close the sale of your Huntsville home

You’ve reached the final part of your FSBO journey, the closing. This meeting involves completing the legal and financial documents to transfer ownership. Here is what you can expect:

• Hire an attorney. An attorney can provide peace of mind and handle tricky tasks like drafting the deed and managing title changes.
• Work with a title company: The title company will conduct a title search to confirm there are no outstanding liens or claims against your Huntsville property. In most cases, your sale cannot close unless you have a clear title.
• Sign the sale documents and hand over the keys: You’ll sign the final purchase agreement, title change, and receive payment. The title company or your attorney can guide you through these last steps. This is also when you will hand over the keys to the home.

»Learn more: What to Bring at Closing as a Seller

FSBO pitfalls to avoid in Huntsville

While selling your Huntsville home by owner can save on agent commissions, there are common pitfalls FSBO sellers may encounter. Keep these in mind to avoid expensive missteps:

• Not listing your property on the MLS
• Over- or under-pricing your home
• Letting your house sit on the Huntsville market too long
• Neglecting marketing strategies
• Becoming fixated on a single detail of the sale
• Failing to declutter or depersonalize the home in advance
• Ignoring safety measures during showings
• Deciding you can do without an attorney at closing

»Learn more: Why Isn’t Your Home Selling? 12 Common Reasons to Consider

Alternatives to selling FSBO in Huntsville

Selling by owner can be overwhelming. If you’ve decided you want to maximize your proceeds or need a fast sale, consider these alternative selling options in Huntsville:

• Work with a top Huntsville agent: Real estate agents provide valuable market knowledge, pricing skills, and negotiation expertise that can help you secure a higher sale price and more proceeds. HomeLight can connect you with top-rated Huntsville agents.
• Sell for cash with HomeLight Simple Sale: If you need a fast sale, HomeLight’s Simple Sale platform gives you access to the largest network of trusted cash buyers in the nation Enter a few details about your Huntsville home, and you’ll receive a no-obligation cash offer in 24 hours. If you like the offer, you can close in as little as 7 days. This option is ideal if you need to prioritize speed and simplicity over maximizing your sale price.

»Learn more: Sell Your House for Cash: For Some, the Convenience Can’t Be Beat

Ready to sell your Huntsville home?

Selling FSBO can be a rewarding venture if you’re prepared for the work that’s involved. But if you’re looking for extra support, HomeLight’s Agent Match can connect you with top-performing agents in Alabama who understand your local market and can help you make the most from your home sale.

Most agents are happy to provide a free consultation meeting and may even offer you a comparative market analysis (CMA) home pricing report. Connect with a proven local agent today.

»Learn more: How Do I Get a Comparative Market Analysis and What Does a CMA Cost?

If you’re trying to buy and sell in Huntsville at the same time, check out HomeLight’s Buy Before You Sell program. This innovative program provides a streamlined, more certain process. Watch this short video to learn more.

Header Image Source: (Curtis Adams/ Pexels)