5 Tips for Selling FSBO or Flat Fee

Jul 26

Trying to save money by selling your home yourself? You're not the only one. Whether you're going the traditional For Sale By Owner (FSBO) route or listing with a flat-fee MLS service, skipping the full-service agent commission can sound appealing.

But before you jump in, there are a few things every seller should know.

Here are 5 must-read tips for anyone considering FSBO or a flat-fee listing in Lynchburg or Central Virginia:

1. Price it right the first time.

Overpricing is one of the fastest ways to lose momentum. Research comparable homes in your area and be realistic—not emotional—about your home’s market value.

✨ Bonus tip: Get a free valuation of your home here or email me for a custom CMA.

2. Make your home irresistible

A deep clean, fresh mulch, and decluttered spaces go a long way. You only get one chance to make a first impression—make it count.

3. Don’t skimp on visuals

For FSBO or Flat Fee Listings, the photos are on you. Even if you have a good phone camera, iPhone photos often won’t cut it. High-quality listing photos can make or break buyer interest online. Professional photography can help your listing stand out and sell faster.

Want professional photos with a free property website? I can help with that. Start an order here.

(Hint: the guide below includes a free checklist for prepping your home for photos!)

4. Understand what a flat-fee service actually does

Flat-fee MLS services place your home on the Multiple Listing Service, but you’re still the one doing the work—answering calls, scheduling showings, reviewing offers, and negotiating terms. It’s a great hybrid option for those who want visibility, but still feel confident handling everything else.

5. Paperwork matters

From the sales contract to required disclosures, selling a home comes with a lot of legal documents. Knowing which ones are required in Virginia is crucial—and skipping something could unintentionally risk delays—or worse, liability.

So, should you go FSBO?

The answer depends on your comfort level, availability, and confidence in managing the sale. If you're detail-oriented and ready to take the reins, it might be a great fit. But if you’re on the fence—or just want someone to walk alongside you—I’m here for that too.

📋 Get my FSBO Guide below for an in-depth look at: