How to Sell a House By Owner in Oregon: A Beaver State FSBO Guide

Buyers’ agents will expect compensation for the work they do to bring a buyer to a sale, such as arranging showings and helping to tee up and qualify the buyer. Plus, when a seller isn’t working with an agent, the buyer’s agent may end up carrying more of the weight to get the deal to the finish line.

Finally, a FSBO sale does not mean that a seller won’t need any professional assistance. In Oregon, sellers are not required to hire a real estate attorney, but FSBO sales typically warrant legal and professional oversight of some kind to avoid an abundance of legal risk.

Most people who sell by owner will need to hire an attorney to review and prepare key documents and ensure that paperwork is filled out properly, such as the seller’s disclosures, standard title insurance, a conveyance deed, and any transfer taxes. Later in this post, we’ll address what disclosures are required when selling a house in Oregon.

Why sell a house by owner in Oregon?

While the majority of FSBO sellers in 2023 already knew the buyer of the home, other common reasons for selling this way include saving money on realtor commissions and being contacted directly by an interested buyer.

To get a firsthand perspective on selling homes in Oregon, we spoke with Jeff Knipe, a top real estate agent serving the Portland metro area who sells homes 49% quicker than the average agent in his market.

Knipe says the Oregon FSBO sellers he encounters want to save on the real estate agent commission and have more control over the sale. “Maybe some people think nobody knows their home like they do,” he says. “Maybe they have had a bad experience in the past and just didn’t want to use a Realtor or an agent. The main [reason] is the fallacy of thinking they’re going to save money.”

However, 2023 data from NAR shows that “FSBO homes sold at a median [price] of $310,000, significantly lower than the median of agent-assisted homes at $405,000.” On average, FSBO sellers net 27% less from the sale of their homes, which translates to roughly $90,000.

As you can see, FSBO is a mixed bag. So, before we share our selling tips, let’s lay out some pros and cons to help you decide if this is the route for you.

Pros of selling a house by owner

• Ability to save on listing agent commission fees, usually around 3% of the sale price.
• You’re completely in charge and can manage the sale as you please.
• No ‘go-between’ in your communications with buyers.

Cons of selling a house by owner

• Statistically speaking, FSBO listings tend to sell for less. “There are reasons for that, obviously,” Knipe says. FSBO sellers typically struggle with marketing, exposure, and attracting competitive offers.
• Unless the seller already has a buyer lined up, FSBO listings can take longer to sell. According to Knipe, FSBO homes spend about 20%–30% longer on the market.
• Managing all communications and negotiations yourself is time-consuming. Not having a communication buffer can be a downside if the buyer pushes back or says negative things about your property.
• You’ll be negotiating without help from an expert, which could mean leaving money on the table.
• Setting the listing price is challenging. You may be tempted to go too high, or you could risk underselling with a low price.
• Marketing your home is time-consuming.
• You’ll still have selling costs, which may include transfer taxes (if you live in Washington County) and settlement fees. Not having agent representation could also lead to paying more in seller concessions.
• Without an agent’s help guiding you through the disclosure process, you may put yourself at legal risk of being held liable for potential future problems with your home.
• Speaking of liability, real estate agents have errors and omissions (E&O) insurance, professional liability insurance that protects companies and professionals against claims of negligent actions or inadequate work. This protects agents down the line should a buyer try to argue that they weren’t aware of a particular issue with a property, Knipe says. The owner themselves has no such insurance.
• Selling a home is an emotional undertaking. “It’s nice to have a professional who can deal unemotionally with the transaction,” Knipe says.
• The paperwork can be stressful and overwhelming. Oregon sellers (or their agents) need to know how to handle property disclosures, earnest money, inspections, and more. “When you’re a seller selling by yourself, you don’t know what you don’t know,” Knipe adds.

In spite of the cons, we’ll help you navigate the challenges of FSBO if you’re committed to selling your Oregon 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 Oregon 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 Oregon:

• Declutter floors, shelves, and surfaces throughout the home.
• Make small fixes and repairs, like a leaky faucet or broken door handle.
• Lightly update with new light fixtures, faucets, or cabinet hardware.
• Refinish hardwood floors.
• Repaint bold walls (or those that look dingy) 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.

“Smells, obviously, are a huge detractor,” Knipe says. He encourages sellers to adopt the principle of less is more. “I always tell people, ‘You’re going to move. Let’s box things up, put things in bins, and get things ready to go.’”

Having fewer items on display helps an Oregon home appear more spacious and brighter — a bonus in the cloudy Pacific Northwest, where Portland’s annual precipitation averages about 36 inches.

Outdoors

According to a recent NAR report, 97% of realtors believe curb appeal is important in attracting a buyer and making a few easy updates can go a long way.

To boost your home’s curb appeal, you may want to consider:

• Mowing the lawn and pulling weeds.
• Applying fresh mulch liberally.
• Upgrading 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.
• Spice up the outside with color, such as hanging baskets of flowers that can endure Oregon’s rainy season, Knipe says.

“We don’t get outside a lot here, but when it is, it’s beautiful,” he adds. “You definitely want a spot that you can make your own.”

2. Set a competitive price

You’ve arrived at a critical moment in your FSBO process: setting a 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.

Knipe says that sellers who go the FSBO route often set too high a price. “What your neighbor’s house sold for a few months ago probably isn’t what you’re going to get right now,” he adds. We may price a house differently based on the market.”

That can involve scoping out the competition by visiting open houses or pulling up comparative listings, noting those prices, and being honest about whether your home can compete with the condition and features of those properties. Properties in Knipe’s area are “pretty eclectic,” ranging from old bungalows to horse ranches to downtown riverfront condos, so finding comps for your home might be a challenge.

Without an agent, you’ll miss out on the complexity of a full CMA and the know-how to interpret it.

However, with a little time and money, you can set a competitive price yourself.

Conduct your own “CMA Lite”

It’s time to roll up your sleeves and research.

We also add a new layer of information to our estimates using a short questionnaire. Tell us a few details about your Oregon home, such as:

• How much work does it need?
• What type of home is it (single-family, condo, townhouse, or other)?
• Roughly when was your house built?
• Are you planning to sell soon?

Using these insights, we’ll provide you with a preliminary estimate of home value in under 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 an area very close to 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 like:

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

Beyond the above criteria, the more houses you find with floor plans and an age similar to yours, the better.

Use a site like Zillow to collect your data

As an example, let’s take a look at how to filter your search for 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 with price points 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 last 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.

Just be aware: Zillow has its quirks, too.

“I think every seller looks at their Zestimate, but that can be off, especially with a house that’s not cookie-cutter. The tax data that’s in Zillow isn’t always correct,” Knipe says. Agents will look at these online tools so they know what a potential seller thinks their house is worth, but they always do additional research.

Invest in an appraisal or inspection

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 $300–$400 — well worth it to avoid possibly over- or underpricing your house by thousands.

Knipe finds appraisals aren’t as important as inspections. “Appraisals tend to start at whatever the purchase price is,” he says, and the report isn’t something you can reuse. Every potential buyer’s lender will order their own appraisal.

However, a pre-listing inspection can uncover issues you may not be aware of, saving you time and money by handling any necessary repairs before a buyer enters the mix. “Two big reasons for ‘sale fails’ are inspections and financing,” Knipe adds.

Make sense of the research

Compare your home’s features against the nearby comps you collected. Hopefully, the houses you studied give an indication of an appropriate price range for your home. From there, you can make dollar adjustments based on characteristics that add value (patios, curb appeal, an extra bedroom) versus detracting from it (a busy street, deferred maintenance, less square footage).

Consider the differences and similarities of comps with the appraised value of your home to choose a price that will encourage activity (too high, and it may seem out of reach to many buyers) but will also maximize your profit.

3. Photograph your home

Listing photos are powerful, either pulling in buyers for showings or keeping them away.

Consider hiring an experienced real estate photographer to give your listing an edge. While they may charge as much as $200 to $600, depending on experience, this could be one of the most important things you do to sell your home. Knipe also recommends including a 3D tour and a floor plan, if possible, to give potential buyers all the views and information you can.

“Buyers aren’t going to be driving around neighborhoods; they’re looking online,” he says. If you have rural property, consider using drone photography, especially during good weather, to show off the acreage and usable outdoor space.

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

• Use a good camera with a wide-angle lens.
• Pay attention to lighting.
• Include a photo of every room.
• Take multiple pictures of living areas, kitchens, and bathrooms.
• Try shooting different angles.

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

4. Create a detailed, compelling listing

You’ll want to craft an informative and compelling listing along with stellar photos. Leverage both the listing description (a paragraph or two highlighting key features) and the property details to give potential buyers a better idea of what your home is like and what makes it desirable.

Tell a story with your description

Draw in potential buyers with a powerful listing description that tells a story about your Oregon 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, 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

Knipe says to be careful about using any phrases that might violate the federal Fair Housing Act, which protects people from discrimination while buying or renting a home. According to the Fair Housing Institute, these might include mentioning a nearby church or synagogue or specifying that your property would be good for “empty nesters” or “singles only.”

Instead, lead with a few unique features that you really love about your home and create some mental images, such as a living room view of a lake where you can watch and feed the ducks in the spring.

Lastly, and this is crucial, decide whether you will take on the payment of the buyer’s agent commission. You can decide not to offer a buyer’s agent commission but recognize that doing so could limit your buyer pool.

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, rancher, craftsman)
• Appliances included
• Exterior building materials
• Flooring types
• HOA fees
• School zone information
• Lot size

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

5. List your home online

It’s finally time to post your Oregon home online. While you can create FSBO listings for free on popular search sites, you’d have to post site by site painstakingly, and your listing wouldn’t reach the majority of buyers and agents.

To give your home the most exposure, pay to have your home put on your local MLS (multiple listing service) — a platform agents use to share properties with one another as well as major real estate sites. Posting there will feed your listing to buyers’ agent databases and to common sites buyers use.

Only licensed real estate agents and brokers who are MLS members can post to the MLS. However, you can gain access by paying an agent to post for you or using an FSBO platform online.

While a handful of prospective buyers might drive around a neighborhood to look at For Sale signs, most people look online first — especially in Oregon, where “we get a lot of rain,” Knipe says. “Even going to open houses isn’t what it used to be, which is tough for FSBO sellers because you have to get [your property] out there.”

Pay an agent to list your home on the MLS

A local agent may be willing to list your house on the MLS for a flat fee without any other involvement in your real estate transaction. If you decide to go this route, make sure you ask whether the fee includes updating your listing if necessary.

Use a FSBO platform with an MLS option

There are various paid websites that you can use to list your Oregon house online as “for sale by owner.” These sites offer packages ranging from about $100 to $400 for just a listing or a larger flat fee of $3,000 to $5,000 that includes any number of additional professional marketing services.

Some of these companies display their rates on their websites, but others won’t quote a fee until you input your address or select an area of the country. A few examples include:

• ByOwnerOregon.com
• ISoldMyHouse.com
• FSBO.com
• Houwzer
• Clever Real Estate
• 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 Oregon 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?

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

6. Market your Oregon home

Now, it’s time to spread the word about your Oregon home.

Experienced agents like Knipe know that posting a home on the MLS is just the beginning of the marketing phase. A successful home sale requires a deliberate and targeted marketing plan to reach the right buyers and attract the best offers.

Here are some of the steps you can take to 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 Sharpie. You can order a custom sign on a site like Vistaprint with your contact information, plus a stand, for as little as $9.99 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.

Hold an open house

Try these strategies for a successful open house event:

• Share details on Facebook and Nextdoor.
• Update your MLS listing with the open house details (if you’re able to as part of paying the flat fee), or update your DIY FSBO listing.
• Place open house signs at nearby intersections.
• Tidy up the house before potential buyers come through.
• Pass out info sheets with the address, bullet points about the house, your contact info, and perhaps one photo.
• If you can, collect visitors’ info — then follow up later to ask if they have any questions.

Find more expert tips for how to hold an open house at this link.

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. According to Knipe, a major reason some FSBO sellers switch to an agent is that they underestimate the time, energy, and expertise needed to manage this crucial step.

“I had a couple who couldn’t get it sold after a month,” he says, then switched to working with an agent. “I’ve also had people who have done FSBO previously who said they would never go through that process again, just because of the headache, the frustration, and the time. One person told me they left money on the table.”

To manage the logistics of showings:

• Respond to inquiries ASAP.
• Set end times if you need to fit many showings in one day. This will also create a sense of demand and urgency for buyers to place offers.
• 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.

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.

8. Evaluate offers, negotiate, and make disclosures

You’ve got your first offer — congratulations! Before signing anything, Knipe says to do your due diligence. “There are a lot of scams out there.”

Here are key considerations when fielding an offer on your Oregon home:

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

Property condition disclosure

In Oregon, a residential property seller is generally required to disclose the condition of the home to the buyer. The form required by state law covers everything from lead-based paint to soil issues to building permits.

Whether required by law or not, some sellers may prefer to provide the disclosures before an offer has even been presented so that a prospective buyer is more informed beforehand and less likely to withdraw from a deal later on.

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

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

• Boundary issues, encroachments, or easements
• Water and sewer systems and related tests
• Heating and cooling system, including whether the home has insulation and a wood stove or fireplace insert
• Insulation
• Roofing (age, leaks)
• Hazardous conditions (lead paint, mold, asbestos, etc.)
• Other issues (pest problems, foundation damage, oil tanks on the property, etc.)

If you are unsure about a problem with the home’s condition, most top real estate agents recommend you disclose it. If you know of an issue and choose not to disclose a major defect, 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.

While some states require that FSBO sellers hire a real estate lawyer to help close their sales, Oregon does not.

However, it’s still a good idea to invest in the services of an experienced attorney as you close one of the biggest and most complex deals of your life. By doing so, you’ll minimize your legal and financial risk, plus simplify the process for yourself.

Real estate attorney fees can vary depending on location and how much help you want or need. In Oregon, they generally range from $150 to $500 per hour, although some highly experienced attorneys may charge as much as $1,000 per hour, depending on a case’s complexity — well worth it for professional guidance in closing one of life’s largest legal transactions.

FSBO mistakes to avoid in Oregon

On your FSBO journey, watch out for these major pitfalls:

• Missing out on the MLS.
• Over- or under-pricing.
• Letting your house sit on the market too long.
• Taking each buyer’s interest (or lack thereof) personally.

“You’re emotional about your home,” and understandably so, Knipe says. While that often equates to thinking your home is worth more than it is, emotions can also make negotiations difficult — another reason it’s wise to have an impartial professional on your side.

Alternatives to selling by owner in Oregon

If you decide you don’t want the hassle or pressure of FSBO, you’ve got other solid options:

Enlist the help of a top-rated real estate agent

Ultimately, the services and price gains you can get with an experienced real estate agent may put more money in your pocket than FSBO. A proven agent is also better equipped to help you achieve your selling and moving timelines.

If you’re still on the fence about working with an agent, talk with one in your area about the FSBO process in detail. “I think it’s always a good idea to meet with agents to understand the process to see if you’re up for it. As a seller, you’ve got to make sure you’re prepared. Typically, when you’re just saving the listing commission, it’s usually not worth it,” Knipe says.

“A lot of people think it’s easy to sell a house or to buy a house until you do it,” he adds. “Our job is to make it easy. That’s because I handle all the details. There’s a reason we work more than full-time.”

Interested in such expertise? HomeLight can connect you to top-performing agents in your Oregon market. Our free tool analyzes over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs. It takes only two minutes to receive your matches.

Request a cash offer to buy your Oregon home

If you’d like to skip the sale prep altogether and avoid paying agent commissions, you can opt to sell your home as-is to an all-cash buyer instead.

For a low-stress experience, consider requesting a cash offer from HomeLight’s Simple Sale platform. Tell us a few details about your home, and within 24 hours, we’ll send a no-obligation all-cash offer your way. If you decide to accept the offer, Simple Sale sellers have the ability to close in as little as 10 days.

Without leaving the Simple Sale platform, you’ll also be able to compare your cash offer to an estimation of what your home would sell for on the open market so you can make an informed decision.

Ready to sell your Oregon home?

Unless you already have a buyer lined up, selling a house by owner in Oregon requires a significant investment of time and effort. You’ll need to pull your own comps, capture excellent pictures, create a listing, market the house online, field inquiries, host showings, negotiate, and close the deal. And that’s after preparing the house itself.

You also have to consider that FSBO listings tend to sell for less than agent-assisted sales. An experienced agent who knows the area can make recommendations for targeted upgrades to help you maximize your sale price and get a premium offer. This can help to offset or, in some cases, more than make up for the cost of commission — while saving you time and headaches.

If you choose to go FSBO, you should have a good idea now of what to expect from the process. Otherwise, our internal transaction data at HomeLight shows that the top 5% of real estate agents sell homes for as much as 10% more than average, and we’d be happy to introduce you to some of the best agents in your Oregon market.

Writer Hayley Abernathy contributed to this story.

Header Image Source: (Roberto Nickson / Unsplash)