In this guide to selling FSBO in Kansas, we\u2019ll cover what can be the most difficult aspects of selling by owner in the Sunflower State, including the steps that might be harder than you think. We\u2019ll also provide a comprehensive overview of the full process to prep<\/a>, market<\/a>, and close on your home<\/a> without the assistance of a real estate agent.<\/p>\n\n\n\n\n\n If you don’t have the time or the expertise to list your home FSBO, working with a top agent in Kansas could be your best bet. We analyze over 27 million transactions and thousands of reviews to determine which agent is best for you based on your needs.<\/p>\n \n Note: Once you\u2019ve seen what\u2019s required, you can roll up your sleeves and get started with your FSBO sale. Or \u2014 in the event you\u2019d prefer to work with a real estate agent \u2014 HomeLight would be happy to introduce you to highly-rated professionals<\/a> in your Kansas market who can help you command top dollar and provide a low-stress selling experience.<\/em><\/p>\n FSBO<\/a> is a method of selling your home without the involvement of a listing agent. In a FSBO scenario, the seller assumes the responsibilities that would normally fall to their agent, such as pricing the home<\/a>, arranging showings<\/a>, and negotiating<\/a> the deal.<\/p>\n In an agent-assisted sale, the seller typically pays a commission amounting to 3%-5.8% of the sale price<\/a>, depending on who pays for the buyer\u2019s agent commission<\/a>. That amount is deducted from the seller\u2019s proceeds at closing.<\/p>\n Commission rules and regulations changed after the National Association of Realtors (NAR) announced<\/a> a landmark lawsuit settlement on March 15, 2024. These changes started in August 2024 and have \u201cdecoupled\u201d seller and buyer agent compensation. Buyers are now responsible for paying their own Realtor fees<\/a>. By selling FSBO, a seller can eliminate the cost of the listing agent commission (around 3%). However, in some markets, sellers are still offering to pay the buyer\u2019s agent commissions<\/a>.<\/p>\n Even with new commission rules in place<\/a>, buyers\u2019 agents will expect compensation for the work they do to bring a buyer to the negotiating table, such as arranging showings and helping to place qualified buyers on deck. In addition, when a seller isn\u2019t partnering with an agent, the buyer\u2019s agent may end up lifting more of the weight to get the sale to the finish line.<\/p>\n \u00bbLearn more: Who Pays Closing Costs When Selling a House By Owner?<\/a><\/em><\/p>\n Finally, a FSBO sale does not mean that a seller won\u2019t need any professional assistance. In Kansas, sellers are not required to hire a real estate attorney<\/a>, but FSBO sales typically warrant legal and professional oversight of some kind to avoid an abundance of legal risk.<\/p>\n Most people who sell by owner will need to hire an attorney to review and prepare key documents and make sure paperwork is filled out properly, such as the seller\u2019s disclosures<\/a>. We\u2019ll address what disclosures are required when selling a house in Kansas later in this post.<\/p>\n To get a firsthand perspective on selling homes in Kansas, we spoke with four top-performing Kansas real estate agents:<\/p>\n Chandler says of the Kansas FSBO sellers he encounters, most are trying to save money. \u201cThey think they are saving money by forgoing that agent commission,\u201d he says. \u201cOr they think they can do a better job of showcasing their home themselves.\u201d<\/p>\n However, FSBO homes typically sell at a median price significantly lower than that of agent-assisted homes. Our internal transaction data at HomeLight also shows that the top 5% of real estate agents sell homes for as much as 10% more than average.<\/p>\n As you can see, FSBO is a mixed bag. So, before we share our selling tips, let\u2019s lay out some pros and cons to help you decide if this is the route for you.<\/p>\n In spite of the cons, we\u2019ll help you navigate the challenges of FSBO if you\u2019re committed to selling your Kansas 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.<\/p>\n Next, let\u2019s review the FSBO process step by step.<\/p>\n Whether you\u2019re selling with an agent<\/a> or FSBO, at a minimum, you\u2019ll want to get your Kansas 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.<\/p>\n Chandler notes that a seller will get the highest return by renovating kitchens<\/a> and bathrooms<\/a>, but something as simple as a paint job can also make a huge difference. \u201cPainting is one of the most inexpensive, easiest ways to improve your house,\u201d he says.<\/p>\n He adds that investing in professional cleaners is also a good way to entice buyers. \u201cGet the house professionally cleaned rather than doing it yourself,\u201d he says. \u201cThose cleaners are going to clean areas you\u2019re likely to miss, and it\u2019s worth it to make your house look clean and inviting.\u201d<\/p>\n DeMoro says that when a buyer arrives to look at a home, they often will be sitting outside of the house for a bit while they wait for their agent to arrive. \u201cThey are scanning the outside of the house, and judging it at that point,\u201d she says. She suggests making sure that the home exterior looks good no matter what time of year it is, from putting flowers out in spring to shoveling the driveway in winter.<\/p>\n You\u2019ve arrived at a critical moment in your FSBO process: setting a listing price. You don\u2019t want to leave money on the table, yet you want to encourage activity on your listing.<\/p>\n Before listing a home, an agent usually conducts a comparative market analysis<\/a> (CMA). This is a highly detailed study of \u201ccomps<\/a>\u201d \u2014 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.<\/p>\n \u201cSetting the correct price is one of the biggest problems with FSBO,\u201d says DeMoro. \u201cI know of sellers who ended up selling their home for way under the value of what it should have listed for.\u201d<\/p>\n On the other side of the coin, Friesen says some sellers may be overly optimistic about pricing their homes. \u201cWhen sellers over-price, the home sits 30-45-60 days. People think there\u2019s something wrong and move on to other properties \u2013 even if there\u2019s a price reduction.\u201d<\/p>\n Without an agent, you\u2019ll 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.<\/p>\n It\u2019s time to roll up your sleeves and research.<\/p>\n As a starting point, look at several online estimators<\/a> for your home\u2019s value. HomeLight\u2019s Home Value Estimator<\/a> aggregates publicly available data such as tax records and assessments, your home\u2019s last sale price, and recent sales records for other properties in the same neighborhood.<\/p>\n We also add a new layer of information to our estimates using a short questionnaire<\/a>. Tell us a few details about your Kansas home, such as:<\/p>\n Using these insights, we\u2019ll provide you with a preliminary estimate of home value in under two minutes.<\/p>\n 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) \u2014 and recognize that the data used may be limited.<\/p>\n When you\u2019re ready to find comps, you can choose from sites like Zillow, Trulia, Redfin, or Realtor.<\/p>\n You\u2019ll want to filter your searches to the area very near your house (within blocks if possible) and with similar characteristics. If you\u2019re not finding any comps, expand your search map.<\/p>\n You\u2019ll also want to filter results by details like:<\/p>\n Beyond the above criteria, the more houses you find with floor plans and an age similar to yours, the better.<\/p>\n As an example, let\u2019s take a look at how to filter your search for comps on Zillow.<\/p>\n If you want to further reduce guesswork, top agents recommend paying an appraiser<\/a> 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 $350 to $500<\/a> \u2014 well worth it to avoid possibly over- or underpricing your house by thousands.<\/p>\n DeMoro and Rousselo both say that getting an appraisal in advance isn\u2019t necessarily the best way to determine the value of the home. \u201cI don\u2019t think getting an appraisal in advance is a huge asset,\u201d says DeMoro. \u201cIf you have a contract in place, the appraiser can look at that sales price and adjust the comps accordingly.\u201d<\/p>\n \u201cThis is where having a professional is important,\u201d adds Rousselo. \u201cWe\u2019ve probably walked through those comp homes and know which ones are going to be most similar.\u201d<\/p>\n Friesen agrees and cautions, \u201cAn appraisal is an opinion. It\u2019s very subjective.\u201d<\/p>\n Compare your home\u2019s features against the nearby comps<\/a> 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<\/a>, curb appeal<\/a>, an extra bedroom<\/a>) versus those that detract from it (a busy street, deferred maintenance, less square footage).<\/p>\n Consider the differences and similarities of comps with the appraised value<\/a> 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.<\/p>\n Because Kansas lies in \u201ctornado alley,\u201d Friesen says a basement is an important feature. \u201cEighty to 90% of buyers won\u2019t look at a home without a basement.\u201d In addition, she says acreage \u2013 or at least a yard \u2013 is in \u201chigh, high demand\u201d in Kansas. \u201cPeople look for land for years \u2013 even if they have to bulldoze the house. You can\u2019t create more land.\u201d<\/p>\n \u201cIn our area, it depends on what part of the city you\u2019re in,\u201d says DeMoro. \u201cSome neighborhoods don\u2019t have attached garages on any of the homes, so it\u2019s not expected, but in others, all the houses have three-car garages, and if yours doesn\u2019t, that will affect the price and marketability.\u201d<\/p>\n Chandler adds that the style of house and amenities can also affect value. \u201cWhere I live, a multi-level house is likely to be less popular than a ranch style,\u201d he says. \u201cAnd while you might think a pool is always a bonus, people don\u2019t always see it as a good thing.\u201d<\/p>\n Listing photos are powerful, either pulling in buyers for showings or keeping them away.<\/p>\n \u201cIt\u2019s the number one mistake I see FSBO sellers make,\u201d says Chandler. \u201cPoor quality photos, images that are too dark, or the pictures are taken when the house isn\u2019t clean.\u201d<\/p>\n To give your listing an edge, consider hiring an experienced real estate photographer. While they may charge as much as $123 to $272 an hour,<\/a> this could be one of the most important things you do to sell your home.<\/p>\n Professional photos and videos make \u201ca massive amount of difference,\u201d Friesen believes \u2013 as opposed to the \u201csideways cell phone pictures with an open toilet or the side of a wall, that are too dark or make the home look small.\u201d<\/p>\n But if you do go the DIY route, make sure to:<\/p>\n Review our guide on how to take quality real estate photos<\/a> for further guidance.<\/p>\n Along with stellar photos, you\u2019ll want to craft an informative and compelling listing. Leverage both the listing description (a paragraph or two highlighting key features) and the property details to show potential buyers all about your home and what makes it desirable.<\/p>\n Draw in potential buyers with a powerful listing description<\/a> that tells a story about your Kansas house, including details like:<\/p>\n When Friesen writes a listing description, she blocks out several hours so the end result \u201cpops.\u201d She advises FSBO sellers to \u201ckeep it concise\u201d and not make it sound \u201cflowery\u201d or \u201cfluffed.\u201d Be careful with language. \u201cSome words convey the wrong message.\u201d Finally, pay attention to grammar and spelling.<\/p>\n Chandler notes that when he is creating a new listing, he always asks his clients to provide a top-10 list of what they love about their house, and why. \u201cYou should say what you think are the best things about your property,\u201d he says. \u201cYou live there \u2014 what do you love most about it?\u201d<\/p>\n Rousselo cautions that sellers need to also be aware of Fair Housing Act restrictions. \u201cYou cannot word your listing in a way that restricts it to certain groups,\u201d she says. \u201cYou also can\u2019t say whether or not something is in walking distance, or indicate that it\u2019s a \u2018safe\u2019 neighborhood.\u201d<\/p>\n Aside from writing the description, you may be prompted to enter information like:<\/p>\n Many real estate agents and potential buyers really do read this \u201cfine print\u201d on your listing \u2014 so include accurate details, and plenty of them.<\/p>\n \u201cThere can be issues down the road if a seller puts down incorrect or false info,\u201d says Rousselo. \u201cMake sure you\u2019re exact on things like square footage and acreage.<\/p>\n Friesen adds that buyers want basements, so don\u2019t forget to mention yours.<\/p>\n It\u2019s finally time to post your Kansas home online. While you can create FSBO listings for free on popular search sites, you\u2019d have to painstakingly post site by site, and your listing wouldn\u2019t reach the majority of buyers and agents.<\/p>\n To give your home the most exposure, pay to have your home put on your local MLS (multiple listing service<\/a>) \u2014 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\u2019 agent databases and to common sites buyers use.<\/p>\n Only licensed real estate agents and brokers who are MLS members can post to the MLS. However, you have two options to gain access: paying an agent to post for you or using a FSBO platform online.<\/p>\n A local agent may be willing to list your house on the MLS<\/a> for a flat fee, without any other involvement in your real estate transaction. If you decide to go this route, ask whether the fee includes updating your listing if necessary.<\/p>\n You can use various paid websites to list your Kansas house online as \u201cfor sale by owner.\u201d 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.<\/p>\n Some of these companies display their rates on their websites, but others won\u2019t quote a fee until you input your address or select an area of the country. A few examples include:<\/p>\n It\u2019s important to note that some of the Kansas companies don\u2019t serve the entire state, and that some of the companies serve FSBO sellers nationwide, which can cause challenges if the assisting representatives don\u2019t understand the local market trends in your Kansas neighborhood.<\/p>\n Whatever you choose, read the fine print carefully: some sites may have hidden fees or even take a percentage off your sale \u2014 a detour you\u2019d rather avoid on the FSBO route.<\/p>\n If you\u2019re determined to save money by forgoing the MLS, creating a free FSBO listing on Zillow<\/a> 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.<\/p>\n Experienced agents like Friesen, Chandler, DeMoro, and Rousselo 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<\/a> to reach the right buyers and attract the best offers.<\/p>\n \u201cNot marketing effectively is another big mistake I see,\u201d says Chandler, \u201cIt\u2019s one of the most important parts of bringing buyers to your home.\u201d<\/p>\n Here are some of the steps you can take to market your home:<\/p>\n 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<\/a> 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.<\/p>\n Share your home across social media \u2014 and ask your friends to share, too.<\/p>\n \u201cSocial media is a huge part of the marketing process,\u201d says DeMoro. She adds that there is a difference, however, between just posting something on Facebook and doing specific, targeted marketing, and this is where professional experience can come into play. \u201cThere are different ways to make the most of social media, and sellers don\u2019t always understand that,\u201d she says.<\/p>\n Try these strategies for a successful open house<\/a> event:<\/p>\n Find more expert tips for how to hold an open house at this link<\/a>.<\/p>\n 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. A major reason some FSBO sellers switch to an agent is that they underestimated the time, energy, and expertise needed to manage this crucial step.<\/p>\n \u201cYou should ask whether or not you can dedicate the time needed to do this,\u201d she says. \u201cYou have to schedule and manage the showings yourself, you\u2019re letting strangers into your home, it can be challenging.\u201d<\/p>\n DeMoro adds that if it\u2019s difficult for a buyer or buyer\u2019s agent to schedule a showing, they sometimes will decide to skip viewing the house altogether and move on to other options. \u201cIf we have to wait for a seller to respond, or they are limited on showing times, sometimes buyers don\u2019t want to bother,\u201d she says.<\/p>\n To manage the logistics of showings:<\/p>\n If you\u2019d rather not be present for every showing, consider using a lockbox<\/a> with a code to let buyers\u2019 agents enter the house. This is standard industry practice among agents. To ensure you\u2019re working with someone legitimate, use Google<\/a> or sites like arello.com<\/a> to check their real estate license number.<\/p>\n With unrepresented buyers, plan to be on the property for the showing. During a showing, we recommend you:<\/p>\n DeMoro suggests that if a seller must be present, they shouldn\u2019t brag about the house or try to oversell. Rousselo takes that one step further, saying, \u201cIf your buyer has an agent showing them the house, try to figure out a way to get a lockbox on the house so they can show the home without you being there.\u201d<\/p>\n Our agents agree that having a seller present during showings can be awkward for the buyers, and that you should try to allow them to look at the house in a way that they can honestly assess it. \u201cStep out and let the buyer walk through,\u201d says DeMoro.<\/p>\n Before signing anything, Chandler says you really need to go over your contract thoroughly.<\/p>\n \u201cMake sure you understand things like closing costs,\u201d he says. \u201cYour contract might read a 50-50 split of closing costs, but those don\u2019t include any additional loan costs, which must be covered by the buyer.\u201d He also advises sellers to be cautious of anyone who requests an \u201cowner carry\u201d arrangement, where the seller actually holds the mortgage.<\/p>\n Here are key considerations when considering an offer on your Kansas home:<\/p>\n In Kansas, a residential property seller is generally required to disclose<\/a> the condition of the home to the buyer, typically within three to five days after accepting an offer. Kansas is not a caveat emptor<\/a> state. Sellers must disclose material defects using the state\u2019s disclosure form<\/a>.<\/p>\n 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.<\/p>\n 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.<\/p>\n What will you be asked? In Kansas, you can expect to disclose any significant defects or issues you\u2019re aware of concerning:<\/p>\n If in doubt about a problem with the home\u2019s 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.<\/p>\n Time to button up that deal.<\/p>\n While some states<\/a> require that FSBO sellers hire a real estate lawyer to help close their sale, Kansas does not.<\/p>\n However, it\u2019s 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\u2019ll minimize your legal and financial risk, plus simplify the process for yourself.<\/p>\n \u201cA lot of lawsuits happen in real estate,\u201d Chandler says, \u201cand a lot of those are FSBO situations.\u201d<\/p>\n Real estate attorney fees<\/a> can vary depending on location and how much help you want or need. In Kansas, the average hourly rate is $321<\/a> \u2014 well worth it for professional guidance in closing one of life\u2019s largest legal transactions.<\/p>\n On your FSBO journey, watch out for these major pitfalls:<\/p>\n Chandler says that a lot of people who want to go the FSBO route don\u2019t understand the complexities of it. \u201cA lot of people think it\u2019s simple, but they don\u2019t understand that pricing effectively, marketing effectively \u2014 it can be quite difficult,\u201d he says. \u201cAnd then you have the contract, the paperwork, knowing how to talk to an appraiser, inspections, repair requests. These are all things most sellers really don\u2019t know how to do.\u201d<\/p>\n Friesen adds, \u201cThere can be confusion over whose job it is to do what \u2013 like letting the inspector in.\u201d<\/p>\n If you decide you don\u2019t want the hassle or pressure of FSBO, you\u2019ve got other solid options.<\/p>\n 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.<\/p>\n \u201cI had a client who initially tried to sell on their own,\u201d says Chandler. \u201cThe house sat on the market for about four weeks, listed at $158,000. We took over, listed it at $200,000, and sold it for $217,000.\u201d<\/p>\n After one FSBO seller\u2019s home sat on the market for four months last year, they called Friesen to represent them. Almost immediately, she received two offers on the house, which she listed at a higher price.<\/p>\n Rousselo says she\u2019s also had former FSBO clients ask her to step in, and they ended up making more money than they would have selling on their own. \u201cI\u2019m out there doing this every single day,\u201d she says. \u201cI know what to look for, I have the relationships and connections, an agent network, all things that help bring sellers to closing in the smoothest way possible.\u201d<\/p>\n Interested in such expertise? HomeLight<\/a> can connect you to top-performing agents in your Kansas 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.<\/p>\n If you\u2019d like to skip the sale prep altogether \u2014 plus avoid paying agent commissions \u2014 you can opt to sell your home as-is to an all-cash buyer instead.<\/p>\n For a low-stress experience, consider requesting a cash offer from HomeLight\u2019s Simple Sale<\/a> platform. Tell us a few details about your home<\/a>, and in as few as 24 hours, we\u2019ll 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 7 days.<\/p>\n\n\n\n\n\n Skip the repairs and agent commissions. Get an all-cash, no-obligation offer through HomeLight’s Simple Sale platform whenever you’re ready. Receive your offer within a week and close in as little as 10 days. No showings, no repairs, no open houses.<\/p>\n \n ![\"homelight](\"https:\/\/www.homelight.com\/blog\/wp-content\/themes\/ccprototypev5\/images\/logo-small-cta.png\"){kind=logo}
\n <\/div>\n \n Overwhelmed by the FSBO Process in Kansas?<\/h3>\n
How does selling by owner (FSBO) work in Kansas?<\/h2>\n
Why sell a house by owner in Kansas?<\/h2>\n
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Pros of selling a house by owner<\/h2>\n
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Cons of selling a house by owner<\/h2>\n
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Steps to sell a house by owner in Kansas<\/h2>\n
1. Prepare your house for sale<\/h3>\n
Indoors<\/h4>\n
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Outdoors<\/h4>\n
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2. Do the homework necessary to set a competitive price<\/h3>\n
Conduct your own \u201cCMA Lite\u201d<\/h4>\n
Start with an online home value estimate<\/h5>\n
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Narrowly filter your search for comps<\/h5>\n
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Use a site like Zillow to collect your data<\/h5>\n
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Invest in a professional home appraisal<\/h5>\n
Make sense of the research<\/h5>\n
3. Photograph your home<\/h3>\n
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4. Create a detailed, compelling listing<\/h3>\n
Tell a story with your description<\/h4>\n
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Don\u2019t skimp on the property details<\/h4>\n
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5. List your home online<\/h3>\n
Pay an agent to list your home on the MLS<\/h4>\n
Use a FSBO platform with an MLS option<\/h4>\n
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Not willing to pay for the MLS?<\/h4>\n
6. Market your home<\/h3>\n
Place a nice FSBO sign by the road<\/h4>\n
Share on social media<\/h4>\n
Hold an open house<\/h4>\n
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7. Manage showings<\/h3>\n
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Should you be present for showings?<\/h4>\n
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8. Evaluate offers, negotiate a deal, and make disclosures<\/h3>\n
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Property condition disclosure<\/h4>\n
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9. Close the sale \u2014 with professional help<\/h3>\n
FSBO mistakes to avoid in Kansas<\/h2>\n
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Alternatives to selling a house by owner in Kansas<\/h2>\n
Enlist the help of a top-rated real estate agent<\/h3>\n
Request a cash offer to buy your Kansas home<\/h3>\n
\n <\/div>\n \n Request a Cash Offer On Your Kansas Home<\/h3>\n