How to Sell a House By Owner in North Carolina

In spite of the cons, we’ll help you navigate the challenges of FSBO if you’re committed to selling your North Carolina house without agent assistance. For some, selling a home FSBO is a challenge worth accepting, and success can be measured in more ways than one.

Steps to sell a house by owner

Next, let’s review the FSBO process, step by step.

1. Prepare your house for sale

Whether you’re selling with an agent or FSBO, at a minimum, you’ll want to get your North Carolina home into respectable shape before any showings to increase your chances of receiving a fair price. Here are a few standard tasks to add to the list.

Indoors

These efforts will go a long way toward impressing buyers looking for a home in North Carolina:

• Declutter floors, shelves, and surfaces throughout the home.
• Make small fixes and repairs, like leaky faucets or broken door handles.
• Lightly update with new light fixtures, faucets, or cabinet hardware.
• Refinish hardwood floors.
• Repaint bold or dingy walls in a neutral color.
• Reduce furniture in crowded rooms — consider a temporary storage unit.
• Stage the home with final touches like fresh-cut flowers or a basket of fresh produce.
• Use rugs to define spaces and place them strategically.
• Deep clean until the house is sparkling.
• Open blinds or drapes to show off a great view and add natural lighting. Replace any dim, blown, or missing bulbs with bright bulbs.
• If your home is on or near the coast, address any wear and tear caused by the salty ocean air.

Richter, who works with 74% more single-family homes than average agents in his market, stresses the importance of depersonalizing the home by removing personal photos and items that might detract from the home itself.

“Help people see themselves in your house as opposed to seeing you in their home,” he says. “I also suggest beginning the Great Purge,” because it’s unlikely you’ll take all your current possessions with you to your next home. He recommends packing up what you no longer need and either donate, have a yard sale, or toss the items.

Outdoors

A recent study by the University of Alabama found that homes with great curb appeal sold for 7% to 14% more than similar homes with exterior blemishes or unattractive front yards. This highlights the importance of investing time and effort into enhancing your home’s exterior, as it can significantly boost your home’s market value and attract more potential buyers.

Some important curb appeal upgrades can include:

• Mow the lawn and pull weeds.
• Apply fresh mulch liberally.
• Upgrade your landscaping. Consider a new walkway, flowerbed, or shrubs.
• Add a fresh coat of exterior paint.
• Install a new garage door if yours is looking old or not working properly.
• If your back yard has red or white oak trees, which is common in North Carolina, you probably already know that they drop leaves in winter, so be sure to rake up any debris and trim any wayward branches.

Richter recommends “adding that little touch of character to sell the lifestyle more than just the home itself.” He suggests a hammock in the yard or brightly colored Adirondack chairs to create a relaxing atmosphere for potential buyers.

2. Do the homework necessary to set a competitive price

You’ve arrived at a critical moment in your FSBO process: setting the listing price. You don’t want to leave money on the table, yet you want to encourage activity on your listing.

Before listing a home, an agent usually conducts a comparative market analysis (CMA). This is a highly-detailed study of “comps” — similar homes nearby that have sold recently, are pending, on the market, or were previously listed but taken off the market. Some may have even been pulled off the market without a sale.

“Overpricing is a catastrophic mistake in today’s market because it’s your one chance to make a good first impression. If buyers see that a property has been reduced and reduced again, they think something’s wrong with it,” Shull says. “The seller may ultimately have to reduce to an even lower price. It’s best to price correctly the first time.”

Without an agent, you might miss out on a full CMA and the know-how to break it down. But with a little time and effort, you can still nail a competitive price on your own.

Conduct your own ‘CMA Lite’

When selling your home without an agent, one of the first tasks is to conduct your own CMA — a streamlined version, or “CMA Lite.” This involves rolling up your sleeves and diving into some research to understand your home’s value in the current market. While it might seem daunting at first, this step is crucial in setting a competitive price that attracts buyers while ensuring you get the best return on your investment.

Start with an online home value estimate

First things first — check out a few online tools to get a quick estimate of your home’s value. HomeLight’s home value estimator pulls in all the public data like tax records, your home’s last sale price, and recent neighborhood sales. It’s a great way to get a feel for what your home might be worth.

Using a short questionnaire, homeowners in North Carolina can share a few details about their property, such as how much work it needs, the type of home — single-family, condo, townhouse, or other — roughly when the house was built, and if they plan to sell soon. With these insights, they’ll provide a preliminary estimate of home value in less than two minutes.

Whether you use Zillow, Chase, Realtor, or Redfin to get a home value estimate, think of any online home price tool as a first step — not your only source of truth — and recognize that the data used may be limited.

Narrowly filter your search for comps

When you’re ready to find comps, you can choose from sites like Zillow, Trulia, Redfin, or Realtor.

You’ll want to filter your searches to the area very near your house — within blocks if possible — and with similar characteristics. If you’re not finding any comps, expand your search map.

You’ll also want to filter results by details, such as:

• Listing status (look at recently sold, pending, and active)
• Number of bedrooms
• Number of bathrooms
• Square footage
• Home type (single-family, condo, etc.)

Besides the criteria above, try to find as many homes with similar floor plans and ages as yours. The more comparisons you have, the better your estimate will be.

Use a site like Zillow to collect your data

As an example, let’s take a look at how to filter your search to find comps on Zillow.

• Navigate to Zillow.
• Type in your address. If a pop-up with your home’s specs appears, close it.
• Filter by “sold.” Yellow dots should appear on the map surrounding your house.

• Now, filter by the number of bedrooms and bathrooms and check the box “Use exact match.”

• Next, filter by home type.

• Next, select the “More” box. Here you can specify square footage, lot size, year built, and — crucially — the “sold in last” (time period) category.

• Scroll down and select to view houses that sold in the past 30 days.
• If you find there are not many results in your area, try expanding to 90 days. However, the further back you go, the less relevant the comps.
• If necessary, click the plus or minus buttons to widen the search area.
• Once you’ve collected data for sold houses, revise or restart the search to view active and pending listings, as well.

Invest in an appraisal

If you want to further reduce guesswork, top agents recommend paying an appraiser to provide a professional opinion of value for your home. An appraiser will combine recent property data, research of the surrounding market, and information collected from a walkthrough of your home to determine an appraised value. For a single-family home, an appraisal will likely cost $500 to $600 — well worth it to avoid possibly over- or underpricing your house by thousands.

Richter cautions FSBO sellers that private appraisals may differ from bank appraisals. “I tend to see that those come in much lower than actual market value,” Richter says. “Meet with a couple of professionals to get the best possible market analysis and valuation of your home.”

Make sense of the research

Compare your home’s features against the nearby comps you collected. Ideally, the houses you studied will indicate an appropriate price range for your home. From there, make dollar adjustments based on characteristics that add value, such as patios, curb appeal, or an extra bedroom, versus those that detract from it, like a busy street, deferred maintenance, or less square footage.

Consider the differences and similarities between the comps and the appraised value of your home to choose a price that encourages activity without seeming out of reach to buyers, while still maximizing your profit.

3. Photograph your home

The right listing photos can make or break your chances of attracting buyers — drawing them in for a closer look or turning them away before they even step foot inside.

To give your listing an edge, consider hiring a professional real estate photographer. While a “basic” package may cost about $200 to $400, a “premium” package for a more luxury home can run up to $1,200. Richter says professional photos can make or break a deal.

“Professionals capture an actual image of the home, versus just a couple of snapshots. It makes a huge difference,” he says. Richter also recommends getting drone photos to showcase the surrounding area.

Using aerial photography, videography, 3D tours, and virtual staging can significantly enhance your property listings by showcasing spaces in a dynamic and engaging way.

• Aerial photography averages about $150 to $300 for 5 to 10 basic drone shots or $400 to $800 for a package with 10 to 20 shots and video.
• Videography ranges from $200 to $500 for a 1 to 2 minute video with basic editing, to $500 to $1,500 for a 3 to 5 minute tour with professional editing, music, and voiceover.
• And 3D tours can cost $200 to $500, while virtual staging can run $50 to $200 per room.

If you decide to go the DIY route, make sure to:

• Use a high-quality camera with a wide-angle lens.
• Pay close attention to natural lighting.
• Capture photos of every room in the house.
• Take multiple shots of key areas like living rooms, kitchens, and bathrooms.
• Experiment with different angles for more dynamic images.
• Highlight unique features such as fireplaces, built-ins, or scenic views.
• Ensure the exterior is well-represented, including both front and back yards.

For videos:

• Use a stabilizer to keep footage smooth and steady.
• Plan your shots to create a natural flow through the home.
• Include wide shots to capture the entire room and close-ups to highlight details.
• Add background music to enhance the viewing experience.
• Keep the video concise and engaging, focusing on the home’s best features.

Review our guide on how to take quality real estate photos for further guidance.

4. Create a detailed, compelling listing

Along with stellar photos, you’ll want to craft an informative and compelling listing. Use both the listing description — a paragraph or two that highlights key features — and the property details to show potential buyers what makes your home desirable.

Tell a story with your description

Draw in potential buyers with a powerful listing description that tells a story about your North Carolina house, including details like:

• Your home’s most unique and desirable features, like a breakfast nook or sunroom
• Recent upgrades like a kitchen or bathroom remodel or new roof or HVAC system
• High-end appliances, materials, or finishes
• Outdoor features like a pool or patio
• Neighborhood features and amenities
• Nearby parks, walking trails, restaurants, and attractions
• Historic significance and vintage architectural styles such as Colonial, Federal and Georgian

“Don’t just sell the house — sell the area, the schools, the location, and proximity to hospitals,” Richter says. “If you are providing information and insights just based on what the house has, you’re selling the lifestyle short.”

Lastly, and this is crucial: Specify in your description the commission a buyer’s agent will receive from the proceeds.

Most agents don’t want to show their clients properties from which they’d receive a paltry commission. When you list on the MLS, you must include a buyer’s commission. It can be as little as $1, but recognize that may limit your buyer pool as buyers’ agents typically expect to be compensated for their efforts. If you choose not to list in the MLS so you can forgo the buyer commission, you’ll seriously limit the exposure your home will get.

Don’t skimp on the property details

Aside from writing the description, you may be prompted to enter information like:

• Age of the home
• Square footage
• Architectural style (i.e., split-level, ranch, Craftsman)
• Appliances included
• Exterior building materials
• Flooring types
• HOA fees
• School zone information
• Lot size

Many real estate agents and potential buyers really do read this “fine print” on your listing, so include accurate details — and plenty of them.

If your home has HOA fees or requires flood insurance, be sure to include those details. “Those things really can equip a buyer with the information they need to make a decision,” Richter says. Otherwise, the deal could fall apart if buyers can’t afford the additional costs.

5. List your home online

It’s time to get your North Carolina home online. You could create FSBO listings for free on popular search sites, but that means manually posting on each one, and your listing would not reach most buyers and agents. Plus, it’s a major hassle and could slow down the sale process.

For the best exposure, shell out for an MLS listing. This platform is where agents share properties and it feeds your listing to major real estate sites and buyer databases, giving your home the visibility it deserves.

Only licensed real estate agents and brokers who are MLS members can post to the MLS. But you’ve got two options to get in: Either pay an agent to list your home for you, or use an FSBO platform online.

Pay an agent to list your home on the MLS

Paying a local agent to list your home on the MLS can be a smart move. With a flat fee MLS service, you pay a one-time fee to get your property listed on the MLS, usually without needing the agent’s help beyond setting up the listing. This service often includes features like a detailed property listing, professional photos, and syndication to major real estate sites.

Keep in mind that flat fee MLS services often come in different tiers, offering various levels of support and additional features. The cost and inclusions can vary, so be sure to ask if the fee covers updates to your listing and any other services you might need. This way, you can choose the package that best fits your needs and keep your listing fresh and accurate.

Use a FSBO platform with an MLS option

There are plenty of paid FSBO platforms with MLS options for listing your North Carolina home online. You’ll find that most sites offer basic listing packages from $200 to $600. If you’re looking for extra marketing services, you could spend between $4,000 and $6,000 for a more complete package.

Some companies list their rates right on their sites, but others will only give you a quote after you enter your address or select your area. Here are a few examples:

• North Carolina Flat Fee MLS
• ISoldMyHouse.com
• FSBO.com
• Homerise
• Homie Real Estate
• Assist-2-Sell
• Help-U-Sell

It’s important to note that most of these companies serve FSBO sellers nationwide, which can cause challenges if the assisting representatives don’t understand the local market trends in your North Carolina neighborhood.

Whatever you choose, read the fine print carefully: Some sites may have hidden fees or even take a percentage off your sale — a detour you’d rather avoid on the FSBO route.

Not willing to pay for the MLS?

If you’re determined to save money by forgoing the MLS, creating a free FSBO listing on Zillow might be your top option. You can post a video and unlimited photos, and get fairly wide exposure via Zillow and the Zillow-owned Trulia.

6. Market your home

Now it’s time to get the word out about your North Carolina home.

Listing it on the MLS is just the first step. To make your sale a success, you’ll need a solid marketing game plan to catch the eyes of the right buyers and attract those top offers. Going FSBO means you might miss some of the marketing perks of an agent, so your home will be up against others with pro-level marketing.

But don’t worry — there is plenty you can do on your own to drum up interest and make your listing shine! Here are some expert tips from top North Carolina real estate agents to best market your home:

Place a nice FSBO sign by the road

Consider getting a custom yard sign rather than purchasing a generic one you write on with a Sharpie. You can order a custom sign on a site like Vistaprint with your contact information, plus a stand, for as little as $25 plus shipping. Note that some MLS providers may have rules about whether you can post a FSBO yard sign while your home is on the MLS.

Share on social media

Share your home across social media — and ask your friends to share, too.

• Facebook: Create a dedicated listing post and share it on local buy/sell groups, community pages, and your personal profile. Facebook Marketplace is also a great spot for reaching local buyers.
• Instagram: Use eye-catching photos and stories to showcase your home. Instagram’s visual focus can attract potential buyers, especially if you use relevant hashtags and geotags.
• Twitter: Tweet about your listing with engaging images and use local hashtags to reach buyers in your area. Regular updates and interactions can also keep your listing visible.
• Nextdoor: This neighborhood-focused app is perfect for reaching potential buyers who are already interested in your local area. Post your listing in your neighborhood or nearby communities.
• Pinterest: Create a board featuring high-quality images and details about your home. Pinterest users often look for home inspiration, and your listing could catch the eye of potential buyers.

Each platform has its own strengths, so using a combination can help maximize your reach.

Richter emphasizes the power of social media marketing to help cast a wider net and reach buyers in unlikely places. “It has a huge impact because you want to be in as many places as possible,” he says. “Buyers can be impulsive. They may not even be looking for that type of house, but then see that picture of the kitchen or the back yard or whatever the thing is that draws somebody in.”

Hold an open house

Try these strategies for a successful open house event:

Share on social media: To host a successful open house, make sure to share your listing on social media platforms like Facebook, Instagram, Twitter, Nextdoor, and Pinterest. Each platform offers unique ways to showcase your home and reach potential buyers in your area.

Update your MLS listing: Add open house details if your flat fee covers it, or refresh your FSBO listing.

Hang signs: Place open house signs at nearby intersections and key spots, such as local bulletin boards.

Tidy up: Make sure your home is sparkling clean and photo-ready.

Info sheets: Hand out sheets with the address, key features, your contact info, and maybe a fab photo.

Collect contacts: Grab visitors’ info and follow up later to see if they have any questions.

Find more expert tips for how to hold an open house here.

7. Manage showings

If your marketing is successful, your next step will be to show the home to prospective buyers. Welcome to the busiest phase of the home-sale process. One major reason some FSBO sellers switch to an agent is that they underestimated the time, energy, and expertise needed to manage this crucial step.

Communication may be a significant problem for FSBO sellers if their contact information is not readily available online or agents representing potential buyers can’t reach them to make an appointment. “Make sure that you have the systems in place so that people can contact you,” Richter says. You won’t have many showings if buyers or their agents can’t get ahold of you.

To manage the logistics of showings:

• Respond to inquiries ASAP.
• Schedule end times for your showings if you’re fitting in multiple appointments in a day. This will also create a sense of urgency, encouraging buyers to make offers quickly.
• Remove or secure valuables.
• Make sure the home is clean and tidy for showings.
• Follow up with buyers’ agents after showings to get their feedback.

Should you be present for showings?

If you’d rather not be present for every showing, consider using a lockbox with a code to let buyers’ agents enter the house. This is standard industry practice among agents. To ensure you’re working with someone legitimate, use Google or sites like arello.com to check their real estate license number. “In the perfect world, buyer and seller should never meet,” Richter says. There’s no need to be present if a licensed agent accompanies the buyer.

With unrepresented buyers, plan to be on the property for the showing. During a showing, we recommend you:

• Point out a few highlights of the house.
• Let buyers look without hovering.
• Be prepared to answer questions.
• Avoid the temptation to tell all — let the house and listing do the talking.

While you shouldn’t share too much information if talking to an unrepresented buyer, Richter says it’s better to over-disclose when it comes to your home’s condition. “A lot of ‘for sale by owner’ sellers get into hot water by under-disclosing,” he says.

8. Evaluate offers, negotiate a deal, and make disclosures

You’ve got your first offer — congratulations! Before signing anything, Richter says, “It’s important to open a dialogue with the buyer’s lender to verify they do in fact have the ability to purchase that home.”

Sellers should also keep in mind that while buyers can often get pre-approved for a mortgage at the click of a button on a website, they may not have submitted the documentation to guarantee that approval. Or their employment or financial situation might have changed, thus affecting their ability to get a loan. “With our current climate of changing interest rates, that same pre-approval from a month ago may not be valid today for the price of their home,” Richter says.

Here are key considerations when considering an offer on your North Carolina home:

• Vet potential buyers by requiring a mortgage pre-approval letter or proof of funds.
• Require everything in writing.
• Remember, you can counter-offer and negotiate.
• Look for a good real estate attorney. (See the next step!)

Property condition disclosure

In North Carolina, sellers are required by law to disclose the full condition of the home to the buyer. This requirement not only protects the buyers from any surprises like leaking roofs or broken water heaters, but also protects the sellers from potential litigation. Known as the Residential Property Disclosure Act, the law applies to almost all transfers of residential real estate — even if you don’t have an agent. You must provide the disclosure before the buyer submits their offer, so make sure it’s completed and ready before the offer is on the table.

In an agent-assisted sale, your listing agent likely would provide you with the required disclosure form. However, as a FSBO seller, you can find the form online.

What will you be asked? In North Carolina, you can expect to disclose any significant defects or issues you’re aware of concerning:

• Water supply and sewage disposal system: plumbing, water heater, septic, etc.
• Electrical systems: light fixtures, garage door openers, smoke and burglar alarms, etc.
• Heating and cooling system: central air, furnace, fireplace, propane tank, etc.
• Roof: age, leaks, number of shingle layers, etc.
• Structural components: chimneys, flooring, basements, foundation.
• Hazardous conditions: methane or radon gas, lead paint, mold, asbestos, etc.
• Infestation of wood-destroying insects: termites, or past infestations causing damage that hasn’t been repaired.
• Other disclosures: land use, encroachments, zoning or code violations, moisture or water problems, etc.

If in doubt about a problem with the home’s condition, most top real estate agents would recommend you disclose it. If you know of an issue and choose not to disclose a major problem, and that defect is later discovered, you could be held liable for damage or subsequent costs.

9. Close the sale — with professional help

Time to button up that deal.

Because North Carolina is one of several states that require a real estate attorney for closing, you’ll already have an attorney handling the bulk of the closing and verifying documentation. Additionally, you may want to hire your own attorney ahead of time to review your paperwork and make sure you haven’t missed anything.

Even if hiring an attorney was optional in the state, Richter says that it’s important to hire your own attorney “so that you have somebody protecting your interest if there are any disputes down the line.”

Real estate attorney fees can vary depending on location and how much help you want or need. In North Carolina, the hourly rate for a real estate attorney is $150 to $500, which might be well worth it for professional guidance in closing one of life’s largest legal transactions.