How to Sell a House By Owner in Ohio (2022 Update)

Ohio real estate commissions | How to list FSBO in Ohio | FSBO costs vs. profits | Ohio FSBO paperwork | FSBO pros and cons | FSBO alternatives

In Ohio, selling your house without a real estate agent is possible, and it could save you a lot of money in agent commission fees. The average realtor commission rate in Ohio is 4.41% to 7.20%. If you sell a house worth $216,700 — the median home value in Ohio — you'd pay at least $9,600 to real estate agents. That's a huge chunk out of your potential profits.

Without a listing agent, you can cut commission expenses in half, and you'll have more control over the sale. But because of added responsibilities, such as setting a listing price and negotiating with buyer's agents, selling without an agent, is often only a viable option for experienced home sellers willing to put in the time and effort.

Plus, selling for sale by owner (FSBO) has risks. Research shows that FSBO homes typically sell for about 6% less than those listed with agents. You'll also still have to offer a competitive buyer's agent commission — usually 2.62% of the sale price in Ohio. You'll be responsible for all the work of a trained real estate agent, so if you have other obligations, such as a job or a family, selling FSBO might not be for you.

You may save time and walk away with more money by working with a low-commission realtor who can sell your home for top dollar. Clever Real Estate pre-negotiates 1% listing fees or a flat fee of $3,000 for homes under $350,000 with top-rated local agents. You'll get the support of a full-service agent for a fraction of the typical price, so you can walk away from your sale with the most cash possible.

» SAVE: Sell with a top local agent for just $3,000 or 1% listing fees

Keep reading to learn how to sell a house by owner in Ohio. We'll explain the ins and outs of costs, pricing strategies, paperwork, and more.

How realtor commissions work in Ohio

When you sell your own home, there are four common commission scenarios.

1. List with an agent and sell to a represented buyer. Pay for both agents' commission fees.

This is the traditional model. When sellers work with a realtor, they negotiate commission as part of the listing agreement.

Based on the average commission rates in Ohio, this typically ranges from 2.49% to 3.89% of the home's sale price.

The seller also agrees to a commission rate for the realtor who brings the buyer to the table, which runs between 1.92% to 3.31%.

2. List FSBO and sell to a represented buyer. Pay the commission to the buyer's agent. As a FSBO seller, you automatically avoid paying a listing commission. However, there is a solid argument for offering a buyer's agent commission. It's an incentive for realtors to show your house to their clients. If you don't offer a competitive commission, agents may prioritize taking buyers to homes with a commission.

3. List FSBO and sell to a buyer without an agent. Pay no commission.

The best way to avoid paying any commission fees is to sell to an unrepresented buyer. However, nearly 87% of buyers work with a realtor. If you decide not to offer a buyer's agent commission, you may severely restrict your pool of buyers.

4. List with a discount agent and sell to a represented buyer. Pay the buyer's agent commission but save on the listing commission.

You'll typically find the best overall value with a traditional, full-service agent who offers discounted listing fees. For example, Clever Partner Agents work for trusted brands like RE/MAX and Keller Williams and offer a range of full-service benefits for a fraction of the cost. Use Clever's free, no-obligation service to connect with a top-performing agent near you.

The table below shows how this could break down in Ohio:

How Ohio realtor commissions work

» LEARN: What is Realtor Commission?

How to sell a house by owner in Ohio

Prepare your home for sale | Set a price | List your home | Show your home | Negotiate the best price | Close

As a FSBO seller, you need to know and understand all your responsibilities, which include preparing your home for sale, pricing your own home accurately, finding buyers, negotiating, and filing the necessary paperwork required by state law.

Real estate laws vary across the country. For example, some states, like Ohio, don't allow sellers to put a FSBO sign in their yard if they list on the multiple listing service (MLS) using a flat fee company.

Here's an overview of what laws you need to know in Ohio.

Although selling your home without an agent may seem like a great way to save on realtor fees, it’s trickier than many people expect. If it becomes overwhelming, you can hire an agent at any time.

Working with a low-commission real estate company may be a better option for those who don’t have time to sell FSBO. You'll avoid the hassle of a FSBO sale and walk away with the most money possible. Clever saves sellers thousands, and they get offers 2.8x faster than the national average.

Step 1: Prepare your home for sale

Small upgrades, repairs, and curb appeal can do a lot to sway potential buyers. The key is knowing how to spend your money to get higher offers. Simple DIY projects like a fresh coat of paint or new cabinet pulls have a high return on investment, whereas pricier improvements like adding a new bedroom may not.

The most important factor is knowing what's necessary and what's over the top. If your kitchen is outdated, spending money on a remodel to get it in solid condition will pay off in the end. But spending money on high-end features to take it from good to extravagant could be a waste.

Consider how valuable specific repairs are to buyers in your area. We asked top agents in Ohio what additional repairs they think help a home sell for more.

• Updated kitchen — Most buyers want a move-in ready home, including a modern kitchen with quartz or granite countertops.
• Foundation repairs — Between rain and snow, Ohio gets a lot of moisture. If you have cracks in your foundation, water could leak into the basement and flood your home. If you notice cracks in your walls, uneven floors, or jammed doors and windows, it could indicate foundation problems. Most foundation repair companies offer free estimates, but problems can be expensive to fix.
• New flooring — If you want to get the most bang for your buck, install new wood flooring. Realtors ranked it as one of the top four interior renovation projects buyers most want to see, and they estimated homeowners could recoup more than 100% of the expense.
• Basement conversion — If your basement is unfinished, consider renovating it into extra living space to ride out Ohio's cold and snowy winters. However, since a full basement conversion can be upwards of $45,000, if you have a limited budget and your main floor has seen better days, you may want to focus on remodeling that instead to get the most value back.

» LEARN: How Much Value Does Finishing a Basement Add to a Home?

Photograph and stage your home

You'll need professional photos for your listing, and you'll want to showcase a clean and furnished home with great curb appeal for potential buyers.

If you've already moved to a new home, your old home may be vacant. Instead of leaving it empty, you could hire a company to stage it and a professional photographer to take pictures.

A well-staged home can help you sell faster and for more money. However, this could cost you several hundred dollars a month per room to fill it with the right furnishings.

In Ohio, a potential buyer will want to see:

• Flex spaces, such as a basement, staged as a home office, gym, or fan cave for watching all of Ohio's sports teams
• Front-porch furniture that creates a welcoming atmosphere
• Lots of space, so consider moving extra furniture to storage
• Lots of light, so open or remove curtains that might darken a room

Step 2: Set a price

How much you can sell your home for will depend on a number of factors, including your home's physical characteristics and local market conditions, as well as personal conditions: do you want top dollar or do you want to sell fast?

State of the Ohio real estate market

In 2021, Ohio had a seller's market driven by fierce demand for a limited supply of homes. The lack of homes sent prices soaring. The overall median home price in Ohio for 2021 was $186,583, a 14% increase from the year before.

However, home values vary from city to city within the same state, and determining the right price for your home will depend on your location. Here are the median home values for some of Ohio's biggest cities:

Market forecasts indicate the housing market is starting to stabilize as inventory increases and interest rates tick back up. But the seller's market in Ohio is expected to continue in 2022.

How do I price my home?

Pricing strategy can make or break a FSBO sale. List your home for too little, and you leave money on the table. Price it too high, and the listing can go stale — even in a seller's market. If it lingers on the market too long, you may be forced to lower the price, which could make buyers wary of the home.

To get an accurate idea of what your house is worth, look at comparable listings online in your area. For example, if you think your house is worth about $300,000, search Zillow, Redfin, or other listing sites for properties that are about $50,000 more or less than that target. Analyze details about the homes and how they compare to yours. Ask yourself:

• Is the school district better or worse?
• Does it have the same number of bedrooms and bathrooms?
• Has the house been renovated more recently?
• How do the neighborhoods and nearby amenities compare?

Answering these questions honestly will help you see if your price is in the right ballpark.

Remember, it's best to evaluate homes that are in the same area. If you're selling your Columbus home, don't base the price off a similar home in Dayton.

A pre-sale appraisal can also give you a more accurate starting point for pricing your home. In Ohio, appraisals average $290 to $340 but help you walk away with thousands more once your home is sold.

» LEARN: What is a Comparative Market Analysis?

Selling your home by owner in a hot seller's market might not take much legwork. Paying full price for an agent may feel like a waste of money if you can easily find an interested buyer on your own.

Still, there are many reasons not to forego an agent. It's possible you may get multiple offers on your home. A realtor can advise you which ones are worth accepting so you can make even more when selling your home.

Step 3: List your Ohio home

Once you've decided on a price, it's time to write a listing description that speaks to local buyers. Understanding their priorities will help you identify what features of your property to highlight in your listing. Here are some of the top buyer priorities in Ohio, according to real estate professionals.

Where to list your home

The best place to market your home is on the MLS. MLS listings populate onto real estate websites like Zillow, increasing your home's online presence. That's important because 51% of buyers found the homes they purchased via the internet.

However, agents are the only ones who can list on the MLS. You can work with an agent and still maintain control of your sale by using a flat fee MLS company that charges a one-time payment to list your home on the MLS.

A flat fee MLS service usually costs a few hundred dollars and includes a property description, up to 25 photos, and a listing lasting no more than 12 months. Additional services, such as a virtual tour, downloadable contracts, and free changes to your listing, are often bundled into more expensive packages — but they're still typically cheaper than paying a listing agent's 3% commission fee. Find the best flat fee MLS companies in Ohio.

When you sell FSBO, you also have several free or low-cost options.

• For sale by owner websites: There are several well-established and recognized for sale by owner sites that cater specifically to people wanting to buy or sell FSBO homes.
• Social media: Post your home listing to Facebook, Twitter, Instagram, and Nextdoor. Sharing is free, and you can reach a lot of people where they’re already spending time.
• For sale by owner yard sign: You can buy a FSBO sign from most hardware stores or online for $20–50. Choose one that allows you to add your phone number so interested buyers can contact you for property information and showings. However, if you list your home on the MLS via a flat-fee company, you cannot legally put a FSBO sign in your yard.
• Craigslist: Posting your home on Craigslist is free and simple. Just go to the Ohio page, find your city, and create a "real estate — by owner" listing.

» MORE INFO: Learn How to Sell a House on Craigslist

Step 4: Show your home

Organization is key when showing your home to potential buyers. You'll need a good scheduling system and a spreadsheet to save buyers' and agents’ contact information. You'll want to be flexible and try to show your house at buyers’ convenience. For a realtor selling a property, it's their entire job; when you sell FSBO, it can become a full-time job.

Keep the home clean and decluttered at all times. The last thing you want is to scramble with a vacuum after a buyer calls for a last-minute showing. Look at other open houses by Ohio agents selling properties similar to yours; compare them to yours in terms of cleanliness and atmosphere.

Focus on creating a homey atmosphere for buyers. You want to make a great first impression, so add little touches that speak to most people. Bake cookies or light scented candles before a showing. Smell plays a huge part in how buyers perceive and remember your house. Use comforting scents to your advantage so they feel at home the moment they walk through the door.

Step 5: Negotiate for the best possible price

Negotiations are about more than the final sale price. You and the buyer (or their agent) will also have to agree upon contract contingencies, how closing costs are divided, the timeline, and more.

And don't forget about factors such as whether you're dealing with pre approved buyers (if they aren't pre-approved, the deal could fall through) or cash buyers without a mortgage lender (always preferable). Sometimes it's not about the best price, but the best buyer; an experienced agent checks for these factors.

To gain the upper hand, get creative with the seller concessions you offer a buyer. While they might cost you a little more at closing, concessions sweeten the deal for buyers and could lead to a higher final sale price.

Knowing what's important to buyers in your area will help you strengthen your offer. A Clever survey of local real estate professionals found that in Ohio, sellers often cover 2.70% to 3.70% of buyers' closing costs. On a home of median value, that will cost an additional $5,852 to $8,020.

Most common seller concessions in Ohio:

Step 6: Close

Closing is the final step in a real estate transaction. The title of the property is officially transferred from the seller to the buyer, and both parties pay their closing costs.

Use a title company to facilitate a smooth closing. Title companies collect and distribute closing costs, collect signatures, ensure sellers have the right documents, and file them with relevant agencies.

In central Ohio, the seller usually picks the title company, while in southwest and eastern Ohio, the buyer chooses.

» READ: How Much are Closing Costs for Sellers in Ohio?

What are the costs to sell a house by owner in Ohio?

Although selling FSBO eliminates the listing agent’s fee, you’ll need to budget for other expenses an agent would usually absorb. These add up to about $8,818 on a typical Ohio home sale.

» LEARN: How Much Does it Cost to Sell a House in Ohio?

How much will I make selling my house in Ohio?

How much money you keep in your pocket after selling your house will depend on several factors, including:

• Which repairs and improvements you do to prep your home for sale
• Whether you make any concessions or offer incentives to buyers
• State and local taxes
• Closing costs
• Your remaining mortgage balance

Wondering how much you'll make on your home sale? Use our calculator below.

Of course, this number could be higher or lower depending on expenses unique to your home.

If you want to save money on your home sale, Clever can help. Clever connects you with local full-service agents who work for a reduced rate. You'll get the same service you would from a traditional agent for thousands less. Call Clever and get connected with an agent today.

Paperwork to sell a house by owner in Ohio

In a typical real estate transaction, your agent will make sure you fill out all the necessary documents and forms. As a FSBO seller, you'll need to have documents ready for each stage of the home-selling process. Here’s a quick breakdown of the for sale by owner closing paperwork you'll need in Ohio.

Keeping track of all the paperwork for selling a house without a realtor can be time consuming. Want to save this list for later? Download our FSBO paperwork checklist to help you prepare for your sale.

Required for all Ohio real estate sales

Additional documents

Ohio disclosure forms

» LEARN: Disclosure Requirements for Selling Ohio Real Estate

Where to find documents

Ohio Realtors, the state chapter of the National Association of Realtors, provides most of the documents used in a typical real estate transaction exclusively to its members and their clients — although consumers can download some disclosure forms from the Ohio Division of Real Estate & Professional Licensing.

However, you may be able to find downloadable forms online through:

• LawDepot — Offers free forms
• eForms — Offers free forms
• US Legal — Charges a small monthly subscription

Other property information, such as tax records, property surveys, and deeds, can be found through local government offices. Check the county department of revenue, tax assessor's office, or recorder's office for more information.

Remember, many closing documents are legally binding agreements. Errors can result in an unenforceable contract that could derail your sale and cost you thousands in fees. To avoid an expensive mistake, consider working with a low-commission realtor.

Pros and cons of selling FSBO

Before deciding to sell your home by owner, weigh all the pros and cons to make the right choice for your situation.

FSBO alternatives

If saving money is your main reason for selling FSBO, there are alternatives.

Clever Real Estate

Clever is a nationwide real estate service that connects sellers with top, local agents. You pay Clever nothing. You'll only pay your full-service agent $3,000 or 1% on homes over $350,000 if your home sells.

Clever Real Estate

Get Started

💲 Listing Fee

$3,000 or 1%

💰 Buyer Savings

Up to 0.5% cash back

⭐ Avg. Customer Rating

4.9/5 (1,995 reviews)

✍️ Editor's Take

Pros

Cons

Reviews

Locations

Clever is a quick, easy, and free way to find a top-rated local agent. And, unlike many similar companies, Clever pre-negotiates big discounts on your behalf, so you can save thousands without sacrificing on service.

Try Clever for free — save thousands on commission

• Free, nationwide agent-matching service that partners with full-service local agents from conventional brokerages like Keller Williams, Century 21, and RE/MAX
• Provides multiple agent matches so you can interview, compare marketing plans, and choose the best fit
• Pre-negotiates low rates on your behalf — you get full service for a flat $3,000 listing fee, or just 1% if the home sells for more than $350,000
• If you buy with Clever, you could get a check worth up to 0.5% of the home price

• You may not get matched with an agent from your preferred real estate brokerage.
• Agents may not provide premium services like drone photography and professional home staging.

As of 10/21/2022, Clever has a 4.9 out of 5 rating on Trustpilot, based on 1,844 reviews.

Read reviews from real Clever customers here.

Clever has pre-negotiated low commission rates with top agents in all 50 states and Washington, DC.

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Discount real estate services in Ohio

Discount real estate companies can help you sell your house for less than a traditional realtor, although pricing and services vary. In most cases, you'll still need to offer a competitive buyer's agent commission, but you'll save on listing fees.

Redfin

Full Review

💲 Listing Fee

1.5% (min. fees vary)

💰 Avg. Savings

$5,550

⭐ Avg. Customer Rating

3.7/5 (301 reviews)

✍️ Editor's Take

Pros

Cons

Reviews

Locations

Redfin offers real savings and is a proven brand. But sellers could compromise on service — especially agent experience and availability.

Read the full Redfin review.

• If you buy and sell with Redfin, you'll get a 0.5% listing fee discount.
• Redfin gives its listings premium placement in its popular home search app.

• If finding the right agent is a top priority, you'll have limited options — Redfin only has a few agents in each of its markets.
• Redfin agents handle more customers at once than the average realtor, so they may not be able to provide as much personalized service.

Redfin has a 3.7 out of 5 rating (301 reviews) across popular review sites like Google and Yelp.

Read reviews from real Redfin customers here.

Redfin is available in 80+ U.S. markets (see all locations).

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» COMPARE: Discount Real Estate Brokers: Who's the BEST in 2021?

Flat fee MLS companies in Ohio

A flat fee MLS service will post your listing on the local MLS, usually for a low, upfront fee. In Ohio, this will typically cost you a couple hundred dollars.

Houzeo

Houzeo

Best For

Sellers looking for a lot of a-la-carte options

Price Range

$199-999+

Overview

Pros & Cons

Contact

Houzeo is a nationwide service that offers four plans, all with MLS access. While Houzeo’s cheaper plans look affordable, they come with a lot less than what other flat-fee MLS companies offer.

And watch out for surprise fees. Simple things that are free with other companies — like changing your listing — will incur charges that can quickly add up on Houzeo. Those charges tend to make Houzeo poor value for money.

Pros:

• You can fill out, sign, and submit all your seller's paperwork on the Houzeo app.
• When you enter your address, Houzeo auto-fills publicly available data about your property.
• Houzeo lets you buy additional services like contract reviews, agent showings, and professional showings a la carte.
• Your Houzeo listing gets syndicated to Zillow, Trulia, Realtor.com, and Redfin.

Cons:

• You have to pay extra for pricing assistance — several local competitors offer this for free.
• You're limited to 10 free changes for price, status, and description in their two most popular packages. Most competitors offer unlimited free changes.

(844) 448-0110

houzeo.com

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Flat Fee Group

Read Our Full Review

Best For

Sellers who want to work with a local broker with a national reputation

Price Range

$499

Overview

Pros & Cons

Contact

Flat Fee Group is a nationwide network of brokers offering flat-fee MLS listings. Each state is covered by a different broker, which means that your experience will vary depending on where you live.

Prices and services change a lot from state to state. Flat Fee Group can be a good deal in some states, but a bad deal in others. Before using them, you should compare other flat-fee MLS companies near you.

Pros:

• You can set up a free FSBO web page along with your MLS listing
• In most states it's easy to switch to a full-service agent if you decide FSBO isn't for you

Cons:

• Your package options and quality of service will vary based on the listing broker in your state
• As of January 6, 2021, Flat Fee Group does not have brokers in Montana, West Virginia, and Wyoming

flatfeegroup.com

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FSBO.com

Read Our Full Review

Best For

Sellers who also want to list on a large FSBO marketplace

Price Range

$400

Overview

Pros & Cons

Contact

FSBO.com is a well-known FSBO website and one of the few that will also get you listed on Redfin.

But watch out: only its most expensive plan will actually get you an MLS listing. Chances are you can find a cheaper option with MLS access elsewhere.

Pros:

• Your home will appear in your local MLS and on FSBO.com. A lot of people shop directly for FSBO properties on their site.

Cons:

• FSBO.com refers you to a broker in your area instead of listing your property itself. Your experience could vary greatly dependin on the broker you're matched with.
• You have to pay for seller disclosures, for sale signs, and lock boxes separately.

1 (800) 690-5802

fsbo.com

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» FIND: 4 Best Ohio Flat Fee MLS Companies in 2021

Conclusion: Is FSBO right for you?

FSBO isn't a right for everyone. But if you're feeling confident about the steps and knowledgeable about the challenges, you might be ready to sell without a realtor in Ohio. To succeed, you'll need to:

• Make a plan: From taking photos of your property to filling out the correct paperwork, there will be a lot on your FSBO to-do list. Set completion goals and work out a schedule so you can find a buyer and close in a timeframe that works for you.
• Get ready to hustle: Attracting qualified buyers is hard work. You'll need a great listing description and a killer marketing strategy to generate interest. Also, prepare to spend a considerable amount of time fielding calls from prospective buyers, scheduling showings, hosting open houses, and more.
• Make smart investments: Even though saving money is your main goal as a FSBO seller, spending money on small upgrades or repairs can lead to higher offers and a faster sale. Also, consider paying a flat fee company to list your home on the local MLS to reach more buyers.
• Seek some professional advice: You don't have to sign a listing contract to talk to a realtor. Professional agents understand that smart sellers weigh their options. They'll be willing to meet for a free consultation. After seeing your home and looking at comps, they might notice problems or advantages you overlooked. Once you've heard their advice, if you still want to sell by owner, you can do so confidently because you thoroughly explored your choices.

If you'd like some professional guidance with no strings attached, Clever can help. Fill out your info below to connect with a top, local realtor for a no-obligation consultation.

FAQs: How to sell your house without a realtor in Ohio

Additional resources for Ohio home sellers