How to Sell a House By Owner in Montana: Your 9-step Guide

Consider the proceeds tradeoff: According to NAR transaction data, FSBO homes sold at a median price of $380,000 last year, compared to the median selling price of all homes, which was $435,000. In Montana, this could mean sacrificing $55,000 in proceeds to save about $13,000 in commission fees, based on 3% of the state’s median home price of $432,178.

How to sell a house by owner in Montana

Selling by owner in Montana means you will be required to take on all the responsibilities typically handled by a real estate agent. This includes setting an effective listing price, marketing your property, hosting house showings, and negotiating offers with potential buyers. You’ll also need to manage all the financial documents, contracts, disclosure requirements, and property transfer filings.

While Montana doesn’t require you to hire an attorney to sell your property, doing so can protect you from expensive (and frustrating) mistakes. Real estate attorney fees in the state run about $250, but their expertise is worth the investment, especially in a FSBO sale.

Next, let’s look at nine key steps showing how to sell a house by owner in Montana, starting with preparing your home for the market. You might assume pricing your property is the first step in the sell-by-owner process, but many experts recommend getting your house fixed up first. Doing so can help you set a more fitting listing price and achieve better results.

1. Prepare your Montana house for sale

A properly prepared home not only attracts more qualified buyers but can also lead to significantly higher offers and a swifter sale. Before listing your house for sale, take steps to ensure it’s in the best condition possible.

• Depersonalize: Remove personal items like family photos and keepsakes so potential buyers can more easily visualize living in the home.
• Declutter: Remove excess furniture, closet clothing, and storage items to reduce clutter throughout the house. This can make a home seem larger and more welcoming.
• Deep clean: Thoroughly clean the entire home, including carpets, drapes, appliances, windows, and fixtures. You want that first impression to be powerful and positive.
• Make needed repairs and upgrades: Invest the time and money to fix what’s broken. Replace damaged fixtures, fill holes, repaint walls (use neutral tones), and consider cost-effective upgrades buyers in your market are looking for, like modern light fixtures or stylish hardware.
• Boost curb appeal: Curb appeal is not just what buyers see from the street. It can include your walkway, entryway, and the front and back yards. Plant flowers, add new mulch, trim landscaping, repaint the front door, and power wash siding.

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

2. Set a just-right competitive list price

Top agents will tell you that pricing your home properly is one of the most crucial steps in a home sale. If you overprice, buyers may not even give your home a second look. If you underprice, you can inadvertently leave money on the table.

• Study local market trends: Research comps — what comparable homes are selling for in your area. Get a sense of what buyers are willing to pay.
• Use an AVM tool: An automated valuation model (AVM) is an online tool that gives you a ballpark estimate of your home’s worth. HomeLight’s free Home Value Estimator can provide a preliminary data-backed estimate today.
• Don’t rule out professional help: If you’re unsure about the FSBO route, contact a licensed appraiser for a pre-listing valuation. A home appraisal in Montana typically costs around $240–$380. This can provide greater peace of mind when setting your listing price.

»Learn more: How to Set Your Home’s List Price: 5 Factors that Matter Most

Avoid the biggest home seller mistake: In a recent HomeLight survey of more than 1,000 top agents across the U.S., nearly one-third said the biggest mistake sellers make is setting their listing price too high.

3. Hire a professional photographer

No guide on how to sell a house by owner in Montana would be complete without this key recommendation. There is no substitute for compelling, high-quality listing photos. Since most home searches start online, many agents refer to photos as the home’s first-look virtual curb appeal. Eyecatching images are essential to attract buyers.

• Hire an experienced professional: Find a photographer who knows how to showcase your home’s best features. A professional real estate photographer in Montana will typically cost between $300 and $600. Premium packages ($1,200 and up) often include additional services such as ariel shots and virtual tours.
• Stage for photos: Be certain your home is clean, decluttered, and has sufficient lighting. Consider hiring a professional staging company for the best visual results.
• Include drone shots: If your Montana property includes scenic views or extensive land, drone photography can add an extra layer of visual appeal.
• Focus on first impression shots: While interior photos are expected, include a good number of exterior curb appeal photos that showcase your home’s outdoor areas, such as raised decks and covered patios.

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

4. Create a compelling, detailed listing

Your listing should highlight what makes your Montana property unique and provide essential details buyers want.

• Write an engaging listing headline: Mention standout features, like “Charming log cabin with mountain views in Anchorage.”
• Describe all the key features: Highlight specific upgrades, the home’s square footage, the number of bedrooms and bathrooms, and proximity to attractions or desirable amenities.
• Remember to include the basics: Price, property type, lot size, year built, and HOA details (if applicable).

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

5. List your property on the MLS

The MLS (multiple listing service) is a housing industry tool for getting your Montana home in front of serious buyers. While only licensed agents can post property listings directly to the MLS, FSBO sellers in Montana can access it by paying for a flat-fee MLS service.

• Employ a flat-fee MLS company: For a fee, FSBO sellers can list their homes on the MLS without hiring a traditional real estate agent. A flat-fee MLS company typically costs between $300 for a basic listing to several thousand dollars if you want enhanced services.
• Provide thorough MLS information: Ensure your home listing is accurate, detailed, and supported by high-quality professional photographs.
• Monitor your MLS listing: Regularly check for inquiries and update information with the MLS service as needed. Some flat-fee companies may charge for frequent changes.

»Learn more: How to Sell Your FSBO Home with a Flat Fee MLS listing company

6. Market your Montana home

Now it’s time to market your FSBO home for sale. You’ll want to go beyond just listing on the MLS. For the best results, build a multi-channel marketing strategy to reach a broad audience of potential buyers.

• Post on major real estate search sites: If you use an MLS company, these will include Zillow, Trulia, Realtor.com, and Redfin.
• Take advantage of social media: Share your home listing on popular platforms like Facebook and Instagram, and consider purchasing targeted, social media ads.
• Create signs and flyers: Place a professional-looking “For Sale By Owner” sign in your yard. You should also distribute color flyers and postcards with photos in high-traffic areas. Be certain everything you create includes your contact information. Consider including QR codes that take home shoppers directly to your listing on the MLS.
• Schedule and host open houses: Invite potential buyers to open house events so they can tour your home in person. This can also create a sense of competition among buyers.

»Learn more: 9 Creative Ways to Market a House for Sale

7. Schedule and manage home showings

Traditional home showings give potential buyers a first-hand look at your FSBO property. A well-executed showing is vital to securing serious offers.

• Apply flexible scheduling: It’s important to accommodate all interested buyers. Be ready to offer weekend and evening showings.
• Use scheduling tools: Platforms like Microsoft Bookings and Calendly can help you coordinate home showings and avoid double-book appointments.
• Be ready for last-minute showings: With or without an agent, keep your house clean and ready for showings. This means tidying up regularly and eliminating unpleasant odors.
• Vet buyers requesting a tour: It’s wise to require pre-approval or proof-of-funds documents to ensure you’re showing your Montana home to serious buyers.
• Keep safety in mind: Remember that these are strangers asking to come into your home. Schedule showings when someone else can be in the home with you. Secure any valuables and check government IDs when appointments arrive.

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

8. Evaluate offers, negotiate, and provide disclosures

When purchase offers start to come in, you’ll need to carefully evaluate each one and negotiate desirable terms. Remember, there is more to a good deal than just the offer price. Consider contingencies that may stall the sale or any unusual, unwarranted, or costly inspection requirements. You can also consider closing timelines and the buyer’s financial stability.

• Weigh all contingencies: These might include inspections, appraisals, the buyer’s need to sell their current home (a home sale contingency), or their ability to secure their home loan.
• Look at the overall closing cost expenses: Your potential buyer may ask for seller concessions or credits to help them pay for closing costs, which can add up quickly.
• Calculate your total net proceeds: Use free tools like HomeLight’s Net Proceeds Calculator to get a better idea of how much you might receive at closing. In a FSBO sale, it’s often recommended to consult with a financial advisor.
• Respond promptly to viable offers: If you receive an attractive offer from a qualified buyer, respond right away to show the buyer (or their agent) that you’re serious about closing a deal.
• Be ready for counteroffers: Decide ahead of time what your bottom line price is before you start back-and-forth negotiations. Keep an open mind and be prepared to find a middle ground for repair requests, moving dates, and closing costs.

Montana home seller disclosure laws

According to Montana real estate laws, home sellers must provide a buyer with a disclosure statement explaining “any adverse material facts that concern the residential real property and of which the seller has actual knowledge.” This is done through an Owner’s Property Disclosure Statement. Some issues you’ll need to disclose include:

• Issues affecting legal ownership or the ability to transfer the property.
• Water service and wastewater treatment system details.
• Utility connections to the property.
• Structural issues or problems with systems like plumbing, electrical, heating, and appliances.
• Additions or alterations made without permits.
• Presence of hazardous materials or pest infestations.
• Problems with soil, drainage, or standing water.
• Testing or treatment for asbestos, radon, mold, or other environmental concerns.
• Any other known adverse material facts.

It’s important to thoroughly complete the Montana seller disclosure statement. Being honest and transparent can help protect you from future legal disputes.

»Learn more: How To Negotiate When Selling a House

9. Close the sale of your Montana home

Once you’ve accepted an offer, you’ll take a few final steps before closing the sale.

• Coordinate with your title company: Your title company will handle the title search and prepare the deed transfer, which officially moves ownership to the buyer.
• Complete and sign the paperwork: This part of the process includes filling out or signing the final purchase contract, closing disclosures, and any other documents required by the lender or title company.
• Attend the closing: In Montana, you’ll typically sign the final paperwork in person or through your attorney. While an attorney is not required at closing in Montana, it’s highly recommended in a sell-by-owner transaction.

On closing day, you’ll hand over the house keys and remotes, and officially complete the home sale. Congratulations on selling your Montana home by owner!

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

FSBO pitfalls to avoid in Montana

As noted at the start, selling a home by owner can be rewarding, but it can also be tricky. It’s easy to make mistakes that could delay or even fully derail your sale. Below are some common FSBO pitfalls to avoid:

• Skipping the MLS: Failing to put your home on the MLS will limit your home’s visibility and will likely result in fewer offers and a lower selling price.
• Overpricing your home: If you set your list price too high, you can push buyers away, and your home can sit unsold on the market.
• Underpricing your home: Underpricing means you are leaving proceeds on the table. Finding the Goldilocks price for your home is one of the key benefits of using a seasoned agent.
• Letting your home sit on the market too long: A lingering listing can create a stigma, causing home shoppers to wonder what‘s wrong with the property. These suspicions can be intensified if you end up needing to relist your home for sale.
• Insufficient marketing: Without proper promotional efforts, you may struggle to attract serious homebuyers. A yard sign is not enough to achieve a favorable deal.
• Getting fixated on a single contract detail: Avoid focusing too much on a single part of a buyer’s offer, like the price. This could prevent you from taking advantage of other favorable terms in the purchase agreement.
• Failing to depersonalize, declutter, or deodorize the house: Take the time and make the effort to deep clean, make repairs, tidy up, and paint. Use your home’s first impression power wisely from the very beginning.

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

Alternatives to selling FSBO in Montana

Selling by owner isn’t the right path for everyone. If the process seems overwhelming and confusing, or if you got started but you’re just not seeing the results you hoped for, consider these alternatives:

• Work with a top Montana agent: A professional real estate agent can market your property, negotiate the best deal for the highest proceeds, and ensure all the paperwork is handled properly. HomeLight’s free Agent Match platform can connect you with top-performing agents in your city.
• Sell for cash with Simple Sale: If you’re looking for a fast, convenient home sale, HomeLight’s Simple Sale platform can provide you with a no-obligation, all-cash offer in 24 hours. This service can be a welcome solution if you’re on a tight timeline or can’t afford to make repairs.

»Learn more: Wait! Read This Before You Sell Your House for Cash

Ready to sell your Montana home?

If you know what to expect and are prepared, selling FSBO in Montana is a challenging but achievable goal. On the other hand, if you want to maximize your proceeds and minimize your stress, you might want to consider working with a trusted, performance-proven local agent.

HomeLight’s free Agent Match platform connects you with Montana’s top agents who understand your market and can help you get the best deal for your home. In addition, reputable agents are willing to provide a no-cost consultation, and many will offer a comparative market analysis (CMA) as a guide for pricing your Montana property.

If speed is what you need, HomeLight’s Simple Sale can help you close quickly and move on to the next chapter of your life. Get started by entering a few details about your Montana home.

No matter what path you choose, HomeLight is here to help you sell your Montana home with confidence!

»Learn more: Visit our Home Seller’s Resource Center to enter your questions about any part of the home sale process.

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