How to Sell Your House Without a Realtor in New York

Six percent. That is the standard real estate commission in New York. On a $500,000 home, that is $30,000 walking out the door before you see a penny.

So naturally, you are wondering: can I just do this myself?

The short answer is yes. New York does not require you to use a realtor. But the process is more complex here than in most states. New York requires an attorney for real estate transactions (most states do not). And the paperwork alone can bury you if you are not prepared.

Here is what selling FSBO in New York actually looks like.

Step 1: Price Your Home Accurately

This is where most FSBO sellers go wrong. Price too high and your home sits on the market for months, eventually selling for less than it would have at the right price from day one. Price too low and you leave money on the table.

How to price it right:

• Look at comparable sales (not listings) in your neighborhood from the last 3 to 6 months
• Pay for a professional appraisal ($300 to $500). This gives you an objective number to work from
• Factor in your home's condition honestly. Buyers will, and their inspectors definitely will

Step 2: Prepare the Property

First impressions matter. You do not need to renovate, but you do need to present well:

• Deep clean everything, especially kitchens and bathrooms
• Declutter aggressively. Less stuff makes rooms look bigger
• Fix obvious issues: leaky faucets, cracked tiles, peeling paint
• Get professional photos. This is not optional. Listings with professional photos sell 32% faster according to Redfin data

Step 3: Market Your Home

Without an agent, you need to handle your own marketing:

• Flat-fee MLS listing: Pay $200 to $500 to get listed on the MLS (where most buyers search). Services like Houzeo or Beycome offer this in New York
• Online listings: Zillow, Realtor.com, Facebook Marketplace, Craigslist
• Yard sign: Still works, especially for local buyers
• Open houses: Schedule them on weekends. Be prepared to answer every question about the property, neighborhood, and taxes

Step 4: Handle Showings and Offers

You are the agent now. That means answering calls, scheduling showings, and being available when buyers want to see the home. Expect this to take significant time, especially in the first few weeks.

When offers come in, know your bottom line ahead of time. Do not negotiate emotionally. Every buyer will try to negotiate down, and that is normal.

Step 5: Legal Requirements (This Is the Big One)

New York is one of the few states that requires an attorney for real estate closings. You will need one regardless of whether you use an agent. Attorney fees typically run $1,500 to $3,000.

Required disclosures in New York:

• Property Condition Disclosure Statement (or pay the $500 credit to the buyer in lieu of disclosure, which most sellers choose)
• Lead paint disclosure (for homes built before 1978)
• Smoke and carbon monoxide detector compliance

The Real Cost of FSBO vs. Agent vs. Cash Buyer

*FSBO sellers may still offer 2-3% commission to buyer's agents to attract more buyers.

When FSBO Makes Sense (and When It Does Not)

FSBO works well when:

• You have time and patience to manage the process
• Your home is in great condition in a high-demand neighborhood
• You have sold a home before and understand the process
• You are comfortable negotiating directly with buyers

FSBO is risky when:

• You need to sell fast
• Your home needs significant repairs
• You are unfamiliar with New York real estate law
• You do not have time for showings, calls, and negotiations