How to Sell a House By Owner in Vermont

Published on November 6th, 2025
14 min read

Richard Haddad Executive Editor
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Richard Haddad Executive Editor

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Richard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.

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Thinking about selling your Vermont home by owner to save on agent fees? The “For Sale By Owner” (FSBO) route appeals to many homeowners for the potential savings, but there are challenges involved. From accurately pricing your home to managing negotiations, selling FSBO means taking on every step yourself — and it’s not always easy.

This is perhaps the reason it’s not a popular route: The National Association of Realtors (NAR) reports that only about 5% of sellers go FSBO. FSBO homes typically sell for less than agent-listed homes, and doing everything, from pricing to negotiations and legal paperwork, can be overwhelming.

If you’re determined to sell without an agent, use this guide to learn the process and get practical tips for maximizing your profit.

Why sell a house by owner in Vermont?

The top reason Vermont homeowners consider selling FSBO is to avoid paying a listing agent’s commission. But with the changes following the NAR landmark court settlement, the potential savings may no longer be what they once were.

Traditionally, sellers paid about 6% of the sale price to cover both the listing and buyer agent fees. With the decoupling of agent commissions, buyers now handle their own agent commissions. And by selling without a listing agent, FSBO sellers keep that extra 3% that would have gone to commissions, putting more money in their pocket.

While a FSBO sale offers these savings, it comes with various challenges and it’s essential to weigh the pros and cons before deciding.

Pros of selling a house by owner

Save up to 3% on listing agent fees
Directly control the sales process
Deal with buyers directly, avoiding go-between delays

Cons of selling a house by owner

Sell for a lower price
Wait longer to sell without a prearranged buyer.
Bear the responsibility of managing communications and negotiations
Commit costly mistakes due to a lack of professional support
Have trouble pricing your home correctly without expertise
Spend considerable time and money on marketing, home showings, and advertising
Risk legal trouble by improperly filing disclosures or missing other requirements.
Expose yourself to safety risks when showing your home to strangers

»Learn more: Is it Hard to Sell Your House on Your Own?

If saving on agent fees is your top reason to sell by owner, consider this: sales data from the NAR shows that FSBO homes sold in 2025 at a median of $360,000, much lower than the median price of agent-assisted homes, $425,000. This means Vermont FSBO sellers potentially gave up as much as $65,000 in proceeds to to save about $12,000 in commission fees, based on 3% of the state’s median home price of $414,292.

How to sell a house by owner in Vermont

Selling a house by owner in Vermont means you’ll manage every aspect, from setting a competitive price to coordinating with inspectors and handling paperwork. FSBO sellers should understand the legal documents required, including seller disclosures, sales contracts, and title transfer forms.

While Vermont law doesn’t require an attorney for real estate transactions, having one on your team is a wise choice. An attorney can help avoid costly mistakes and ensure the transaction is handled legally, typically costing between $150 and $500 per hour, depending on the market and complexity of the sale.

Although setting a list price may seem like the first step, you’ll want to make any repairs and upgrades to ensure your home is in the best possible condition before pricing it accurately.

1. Prepare your Vermont house for sale

To make the best impression on buyers, begin by getting your home in top condition. Start with basic repairs and address any cosmetic issues like chipped paint, scuffed floors, or broken fixtures. Small upgrades, like new light fixtures or fresh landscaping, can also boost curb appeal.

Declutter and depersonalize: Clear out unnecessary items and personal belongings to help buyers envision themselves in the space.
Deep clean: Give the entire home a thorough cleaning. Consider hiring professional cleaners if needed, focusing on high-traffic areas, kitchens, and bathrooms.
Make needed repairs: Tackle minor fixes, such as leaky faucets, broken screens, loose knobs or handles, and broken appliances.
Improve the home’s exterior: Curb appeal matters, so pruce up your lawn, plant flowers, or add a fresh coat of paint to the front door to create a welcoming entry.

»Learn more: How to Prepare Your Home for Sale and Attract Buyers

2. Set a competitive list price

Pricing a home correctly is critical in any market, and it’s especially important for FSBO sellers who want to avoid price reductions down the line. Overpricing can lead to a stagnant listing, while underpricing may leave money on the table.

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

Research comparable sales: Look at recent sales of similar homes in your area (called comps), noting their price, condition, and features.
Study market conditions: Check whether homes are selling quickly or sitting on the market. This can indicate whether prices are rising, stable, or falling in your local market.
Get an online value estimate: Use an online tool like HomeLight’s Home Value Estimator to get a preliminary idea of what your home might be worth. This free estimator compares local sales data and transaction records of similar homes to give you a ballpark estimate.
Order a pre-listing appraisal: While optional, an appraisal from a licensed professional can give you a more accurate price range, usually costing around $350 to $550.

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

Most common pricing misstep: In a survey of more than 800 top agents across the nation, 77% said the most common mistake sellers make is overpricing their properties. You can check the prices of recently sold homes in your Vermont market using a variety of free online tools.

3. Get professional photographs

Quality photos make a big difference in how quickly and effectively your home attracts online interest. Since most buyers start their home search online, professional photos become your first-look curb appeal tool to help make your listing stand out. Here’s how to ensure high-quality visuals:

Hire a professional photographer: Professional real estate photographers understand lighting, angles, and techniques that make your home look its best. A professional real estate photographer typically costs between $120 and $270 per hour. But you can spend thousands of dollars when you go for premium packages, which typically include additional services such as drone shots and virtual tours.
Stage your home: Even minimal staging can make a difference. Remove clutter, open blinds, and arrange furniture to highlight each room’s space and function.
Prioritize curb appeal shots: Include exterior photos that show the entire home, front yard, and any standout outdoor features.

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

4. Create a compelling, detailed listing

Your listing description is your chance to showcase your home’s unique qualities and attract serious buyers. Start by crafting an engaging headline that highlights a key feature, such as “Cozy 3-Bedroom Home with Stunning Mountain Views in Burlington.”

When writing the description, keep these points in mind:

Focus on top features: Highlight details like updated kitchens, spacious layouts, or outdoor spaces. Vermont buyers may appreciate features such as energy efficiency, fireplaces, or access to local amenities.
Use descriptive language: Avoid generic phrases and instead paint a picture with details like “sun-filled living room” or “quiet, tree-lined neighborhood.”
Include essential information: Specify the number of bedrooms and bathrooms, square footage, and any recent upgrades or renovations.

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

5. List your home on the MLS

The multiple listing service (MLS) is a powerful tool to get your listing in front of a wide audience of buyers and agents. While only licensed agents can post directly on the MLS, FSBO sellers in Vermont can access it by working with a flat fee MLS listing service.

Find a flat-fee MLS provider: Many services in Vermont charge a one-time fee, typically between $300 for a basic listing and up to several thousand dollars if you decide to purchase additional services. These companies also place your listing on major real estate websites, like Zillow and Realtor.com.
Understand the package details: Review what’s included in the service. Some flat-fee providers offer additional options, like listing updates, open house announcements, or even basic support with negotiations for an added cost.
Provide accurate listing details: Make sure all the information about your home is correct and matches the MLS requirements. Double-check key details like price, square footage, and amenities to avoid any issues.

»Learn more: How to Sell Your FSBO Home with a Flat Fee MLS Listing Company

Some examples of established flat fee MLS platforms in Vermont include:

6. Market your home

Effective marketing can boost interest and bring more qualified buyers to your door. In addition to the MLS, consider other strategies to promote your Vermont home to the right audience.

Leverage social media: Post your listing on Facebook, Instagram, and local neighborhood groups. You can also consider Facebook ads, which allow for targeted campaigns.
Create flyers and signage: Design simple flyers with a few high-quality photos and essential details. Placing a “For Sale” sign in front of your home is also a classic, effective way to attract local buyers.
Host an open house: Open houses can bring in buyers who prefer viewing in person. Promote the event on social media and through local online groups or community boards.

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

Not using an MLS service? If you choose not to pay for an MLS service, you can create a free FSBO listing on Zillow, where you can post a video and photos. This no-cost option will provide marketing on Zillow.com and the Zillow-owned home-search site, Trulia.com.

7. Schedule and manage showings

Scheduling and managing showings effectively can make a strong impression on potential buyers. Consider implementing a few best practices to keep the process smooth and professional.

Use scheduling tools: Tools like Calendly and Microsoft Bookings can help you coordinate appointments, set up time slots, and minimize double bookings.
Prepare your home for each showing: Before buyers arrive, do a quick clean-up, open blinds for natural light, and ensure the space feels welcoming and clutter-free. Make sure the home smells fresh and welcoming.
Prioritize safety: Have a sign-in sheet for buyers and verify identification. Try to schedule showings when someone can be present with you in the home, especially if you’re showing the property alone.

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

8. Evaluate offers, negotiate, and make disclosures

When you start receiving offers, it’s important to carefully review each one to determine the best option. While the offer price is key, also pay attention to contingencies, financing, and timelines.

Assess the entire offer package: Beyond the price, look at the buyer’s financing method, down payment, and any contingencies, such as inspection or appraisal requirements. An offer with fewer contingencies may be easier to close.
Respond promptly: If an offer looks promising, respond quickly to show that you’re serious about the transaction. This can keep negotiations moving smoothly.
Prepare for negotiation: Buyers may come back with counteroffers. Decide your bottom line ahead of time and be ready to negotiate on aspects like closing costs, inspection repairs, or timing.

In Vermont, home sellers are required by law to complete a Seller’s Property Information Report. This form provides buyers with information about the condition of your house and property, including any known material defects and other facts that could affect value. Examples of property issues that must be disclosed include:

 Water damage: Past or present leaks or water damage can damage the home’s structure, cause mold growth, and undermine personal possessions
Structural issues: Cracks in the foundation and damage in exterior and interior walls
Hazardous conditions: Presence of asbestos, radon, or lead paint
Infestations: Current or recent pest infestations
Systems: Condition of heating, cooling, electrical, and alternative energy systems
Appliances: Whether the seller is including appliances like a fridge, stove, washer, dryer, dishwasher, microwave, and hot tub
 

Some Vermont FSBO sellers may prefer to provide a disclosure report before an offer has even been presented, so the prospective buyer is more informed and less likely to withdraw from a deal later in the process.

»Learn more: How To Negotiate When Selling a House

9. Close the sale of your Vermont home

Closing is the final step in the FSBO process and involves completing the legal and financial paperwork to transfer ownership. In Vermont, a real estate attorney typically oversees the closing to ensure all requirements are met.

Hire a real estate attorney: Even though Vermont law doesn’t mandate one, an attorney can provide peace of mind and handle crucial steps like drafting the deed and managing title transfers.
Work with a title company: The title company will conduct a title search to confirm there are no liens or claims against the property. In most cases, your FSBO sale can’t proceed unless there is a clean title.
Complete final steps: The closing process includes signing the purchase agreement, transferring the title, and receiving the final payment. The title company or attorney will usually guide you through these steps. This is also when you turn over the keys to the house. Congratulations — you’ve successfully sold your home by owner in Vermont!

»Learn more: Comprehensive Closing Checklist for Home Sellers

FSBO pitfalls to avoid in Vermont

While selling your home by owner can save on commission fees, there are common pitfalls FSBO sellers often encounter. Keep these in mind to avoid costly mistakes:

Not using the MLS
Over- or under-pricing your house
Letting your home sit on the market too long
Struggle to reach buyers due to limited marketing
Becoming overly fixated on one detail
Failing to declutter, depersonalize, and deodorize the home
Overlooking safety measures for showings
Skipping legal support for closing

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

Alternatives to selling FSBO in Vermont

If FSBO feels overwhelming or you’re aiming to maximize your proceeds, consider alternative selling options in Vermont:

Work with a real estate agent: Agents bring local market knowledge, pricing expertise, and professional negotiation skills that can help you secure a higher sale price and more proceeds. By using HomeLight’s Agent Match platform, you can connect with Vermont agents known for their expertise in your area.
Sell for cash with HomeLight’s 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 country. Provide a few details about your Vermont home, and you’ll receive a no-obligation all-cash offer in 24 hours. If you accept, you can close in as little as 7 days. This option is ideal if you’re prioritizing convenience and speed over maximizing your sale price.

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

Ready to sell your Vermont home?

Selling a home by owner can be a rewarding challenge if you’re prepared for the work involved. But if you’re looking for added support, HomeLight’s Agent Match can connect you with Vermont’s top-performing agents who understand the local market and can help you get the most from your sale.

Most agents provide free consultations, including a comparative market analysis (CMA) home pricing report. Connect with a proven agent today.

Editor’s note: This blog post is intended for educational purposes only. Look into the real estate regulations for your area to properly navigate selling a home without a realtor. If you’ve explored the FSBO process and decide it’s not the right fit, we can connect you with top-rated agents for a stress-free, top-dollar sale.

Header Image Source: (Curtis Adams/ Pexels)

At HomeLight, our vision is a world where every real estate transaction is simple, certain, and satisfying. Therefore, we promote strict editorial integrity in each of our posts.

Richard Haddad

Executive Editor

Richard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.