Steps to sell a house by owner in Kansas

Next, let’s review the FSBO process step by step.

1. Prepare your house for sale

Whether you’re selling with an agent or FSBO, at a minimum, you’ll 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.

Indoors

These efforts will go a long way toward impressing buyers looking for a home in Kansas:

• Declutter floors, shelves, and surfaces throughout the home.
• Make small fixes and repairs, like a leaky faucet or broken door handle.
• Lightly update with new light fixtures, faucets, or cabinet hardware.
• Refinish hardwood floors.
• Repaint bold walls (or those that look dingy) in a neutral color.
• Reduce furniture in crowded rooms — consider a temporary storage unit.
• Stage the home with final touches like fresh-cut flowers or a basket of fresh produce.
• Use rugs to define spaces and place them strategically.
• Deep clean until the house is sparkling.
• Open blinds or drapes to show off a great view and add natural lighting. Replace any dim, blown, or missing bulbs with bright bulbs.
• Do the small repairs, Friesen recommends.

Chandler notes that a seller will get the highest return by renovating kitchens and bathrooms, but something as simple as a paint job can also make a huge difference. “Painting is one of the most inexpensive, easiest ways to improve your house,” he says.

He adds that investing in professional cleaners is also a good way to entice buyers. “Get the house professionally cleaned rather than doing it yourself,” he says. “Those cleaners are going to clean areas you’re likely to miss, and it’s worth it to make your house look clean and inviting.”

Outdoors

Data from HomeLight’s 2022 Top Agents Insight Report shows that, on average, “Buyers will pay 7% more for a house with great curb appeal versus a home with a neglected exterior.”

Some important curb appeal upgrades can include:

• Mow the lawn and pull weeds.
• Apply fresh mulch liberally.
• Upgrade your landscaping. Consider a new walkway, flowerbed, or shrubs.
• Add a fresh coat of exterior paint.
• Install a new garage door if yours is looking old or not working properly.
• Power wash the exterior of the home.
• In winter months, clear snow and ice from walkways.
• Plant flowers, Friesen advises.

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. “They are scanning the outside of the house, and judging it at that point,” 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.

2. Do the homework necessary to set a competitive price

You’ve arrived at a critical moment in your FSBO process: setting a listing price. You don’t want to leave money on the table, yet you want to encourage activity on your listing.

Before listing a home, an agent usually conducts a comparative market analysis (CMA). This is a highly-detailed study of “comps” — 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.

“Setting the correct price is one of the biggest problems with FSBO,” says DeMoro. “I know of sellers who ended up selling their home for way under the value of what it should have listed for.”

On the other side of the coin, because the Kansas market appreciated at a record pace in recent years, Friesen says some sellers may be overly optimistic about pricing their homes now that interest rates have gone up. “When sellers over-price, the home sits 30-45-60 days. People think there’s something wrong and move on to other properties – even if there’s a price reduction.”

Without an agent, you’ll 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.

Conduct your own “CMA Lite”

It’s time to roll up your sleeves and research.

Start with an online home value estimate

As a starting point, look at several online estimators for your home’s value. HomeLight’s Home Value Estimator aggregates publicly available data such as tax records and assessments, your home’s last sale price, and recent sales records for other properties in the same neighborhood.

We also add a new layer of information to our estimates using a short questionnaire. Tell us a few details about your Kansas home, such as:

• How much work does it need?
• What type of home is it (single-family, condo, townhouse, or other)?
• Roughly when was your house built?
• Are you planning to sell soon?

Using these insights, we’ll provide you with a preliminary estimate of home value in under two minutes.

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) — and recognize that the data used may be limited.

Narrowly filter your search for comps

When you’re ready to find comps, you can choose from sites like Zillow, Trulia, Redfin, or Realtor.

You’ll want to filter your searches to the area very near your house (within blocks if possible) and with similar characteristics. If you’re not finding any comps, expand your search map.

You’ll also want to filter results by details like:

• Listing status (look at recently sold, pending, and active)
• Number of bedrooms
• Number of bathrooms
• Square footage
• Home type (single-family, condo, etc.)

Beyond the above criteria, the more houses you find with floor plans and an age similar to yours, the better.

Use a site like Zillow to collect your data

As an example, let’s take a look at how to filter your search for comps on Zillow.

• Navigate to Zillow.
• Type in your address. If a pop-up with your home’s specs appears, close it.
• Filter by “sold.” Yellow dots should appear on the map surrounding your house.

If you want to further reduce guesswork, top agents recommend paying an appraiser 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 $500 to $600 — well worth it to avoid possibly over- or underpricing your house by thousands.

DeMoro and Rousselo both say that getting an appraisal in advance isn’t necessarily the best way to determine the value of the home. “I don’t think getting an appraisal in advance is a huge asset,” says DeMoro. “If you have a contract in place, the appraiser can look at that sales price and adjust the comps accordingly.”

“This is where having a professional is important,” adds Rousselo. “We’ve probably walked through those comp homes and know which ones are going to be most similar.”

Friesen agrees and cautions, “An appraisal is an opinion. It’s very subjective.”

Make sense of the research

Compare your home’s features against the nearby comps 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, curb appeal, an extra bedroom) versus detracting from it (a busy street, deferred maintenance, less square footage).

Consider the differences and similarities of comps with the appraised value 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.

Because Kansas lies in “tornado alley,” Friesen says a basement is an important feature. “Eighty to 90% of buyers won’t look at a home without a basement.” In addition, she says acreage – or at least a yard – is in “high, high demand” in Kansas, “People look for land for years – even if they have to bulldoze the house. You can’t create more land.”

“In our area, it depends on what part of the city you’re in,” says DeMoro. “Some neighborhoods don’t have attached garages on any of the homes, so it’s not expected, but in others, all the houses have three-car garages, and if yours doesn’t, that will affect the price and marketability.”

Chandler adds that the style of house and amenities can also affect value. “Where I live, a multi-level house is likely to be less popular than a ranch style,” he says. “And while you might think a pool is always a bonus, people don’t always see it as a good thing.”

3. Photograph your home

Listing photos are powerful, either pulling in buyers for showings or keeping them away.

“It’s the number one mistake I see FSBO sellers make,” says Chandler. “Poor quality photos, images that are too dark, or the pictures are taken when the house isn’t clean.”

To give your listing an edge, consider hiring an experienced real estate photographer. While they may charge as much as $140 to $180 an hour, professional photographs can make or break a deal.

Professional photos and videos make “a massive amount of difference,” Friesen believes – as opposed to the “sideways cell phone pictures with an open toilet or the side of a wall, that are too dark or make the home look small.”

But if you do go the DIY route, make sure to:

• Use a good camera with a wide-angle lens.
• Pay attention to lighting.
• Include a photo of every room.
• Take multiple pictures of living areas, kitchens, and bathrooms.
• Try shooting different angles.

Review our guide on how to take quality real estate photos for further guidance.

4. Create a detailed, compelling listing

Along with stellar photos, you’ll 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.

Tell a story with your description

Draw in potential buyers with a powerful listing description that tells a story about your Kansas house, including details like:

• Your home’s most unique and desirable features, like a breakfast nook or sunroom
• Recent upgrades like a kitchen or bathroom remodel or new roof or HVAC system
• High-end appliances, materials, or finishes
• Outdoor features like a pool or patio
• Neighborhood features and amenities
• Nearby parks, walking trails, restaurants, and attractions

When Friesen writes a listing description, she blocks out several hours so the end result “pops.” She advises FSBO sellers to “keep it concise” and not make it sound “flowery” or “fluffed.” Be careful with language. “Some words convey the wrong message.” Finally, pay attention to grammar and spelling.

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. “You should say what you think are the best things about your property,” he says. “You live there — what do you love most about it?”

Rousselo cautions that sellers need to also be aware of fair housing act restrictions. “You cannot word your listing in a way that restricts it to certain groups,” she says. “You also can’t say whether or not something is in walking distance, or indicate that it’s a “safe” neighborhood.”

Lastly, and this is crucial: specify in your description the commission a buyer’s agent will receive from the proceeds. Most agents don’t want to show their clients properties from which they’d receive a paltry commission. When you list in the MLS, you must include a buyer’s commission. It can be as little as $1 but recognize that may limit your buyer pool as buyers’ agents typically expect to be compensated for their efforts.

If you choose not to list in the MLS so you can forego the buyer commission, you’ll seriously limit the exposure your home will get.

Don’t skimp on the property details

Aside from writing the description, you may be prompted to enter information like:

• Age of the home
• Square footage
• Architectural style (i.e., split-level, rancher, craftsman)
• Appliances included
• Exterior building materials
• Flooring types
• HOA fees
• School zone information
• Lot size

Many real estate agents and potential buyers really do read this “fine print” on your listing — so include accurate details, and plenty of them.

“There can be issues down the road if a seller puts down incorrect or false info,” says Rousselo. “Make sure you’re exact on things like square footage and acreage.

Friesen adds that buyers want basements, so don’t forget to mention yours.

5. List your home online

It’s finally time to post your Kansas home online. While you can create FSBO listings for free on popular search sites, you’d have to painstakingly post site by site, and your listing wouldn’t reach the majority of buyers and agents.

To give your home the most exposure, pay to have your home put on your local MLS (multiple listing service) — 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’ agent databases and to common sites buyers use.

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.

Pay an agent to list your home on the MLS

A local agent may be willing to list your house on the MLS 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.

Use a FSBO platform with an MLS option

You can use various paid websites to list your Kansas house online as “for sale by owner.” 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.

Some of these companies display their rates on their websites, but others won’t quote a fee until you input your address or select an area of the country. A few examples include:

• MLSMyHome.com
• FlatFeeGroup.com
• FlatFeeRealty.com
• ISoldMyHouse.com
• FSBO.com
• Houwzer
• Clever Real Estate
• Homie Real Estate
• Assist-2-Sell
• Help-U-Sell

It’s important to note that some of the Kansas companies don’t serve the entire state, and that some of the companies serve FSBO sellers nationwide, which can cause challenges if the assisting representatives don’t understand the local market trends in your Kansas neighborhood.

Whatever you choose, read the fine print carefully: some sites may have hidden fees or even take a percentage off your sale — a detour you’d rather avoid on the FSBO route.

Not willing to pay for the MLS?

If you’re determined to save money by foregoing the MLS, creating a free FSBO listing on Zillow 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.

6. Market your home

Now it’s time to spread the word about your Kansas home.

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 to reach the right buyers and attract the best offers.

“Not marketing effectively is another big mistake I see,” says Chandler, “It’s one of the most important parts of bringing buyers to your home.”

Here are some of the steps you can take to market your home:

Place a nice FSBO sign by the road

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 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.

Share on social media

Share your home across social media — and ask your friends to share, too.

“Social media is a huge part of the marketing process,” 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. “There are different ways to make the most of social media, and sellers don’t always understand that,” she says.

Hold an open house

Try these strategies for a successful open house event:

• Share details on Facebook and Nextdoor.
• Update your MLS listing with the open house details (if you’re able to as part of paying the flat fee), or update your DIY FSBO listing.
• Place open house signs at nearby intersections.
• Tidy up the house before potential buyers come through.
• Pass out info sheets with the address, bullet points about the house, your contact info, and perhaps one photo.
• If you can, collect visitors’ info — then follow up later to ask if they have any questions.

Find more expert tips for how to hold an open house at this link.

7. Manage showings

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.

“You should ask whether or not you can dedicate the time needed to do this,” she says. “You have to schedule and manage the showings yourself, you’re letting strangers into your home, it can be challenging.”

DeMoro adds that if it’s difficult for a buyer or buyer’s agent to schedule a showing, they sometimes will decide to skip viewing the house altogether and move on to other options. “If we have to wait for a seller to respond, or they are limited on showing times, sometimes buyers don’t want to bother,” she says.

To manage the logistics of showings:

• Respond to inquiries ASAP.
• Set end times if you need to fit many showings in one day. This will also create a sense of demand and urgency for buyers to place offers.
• Remove or secure valuables.
• Make sure the home is clean and tidy for showings.
• Follow up with buyers’ agents after showings to get their feedback.

Should you be present for showings?

If you’d rather not be present for every showing, consider using a lockbox with a code to let buyers’ agents enter the house. This is standard industry practice among agents. To ensure you’re working with someone legitimate, use Google or sites like arello.com to check their real estate license number.

With unrepresented buyers, plan to be on the property for the showing. During a showing, we recommend you:

• Point out a few highlights of the house.
• Let buyers look without hovering.
• Be prepared to answer questions.
• Avoid the temptation to tell all — let the house and listing do the talking.

DeMoro suggests that if a seller must be present, they shouldn’t brag about the house or try to oversell. Rousselo takes that one step further, saying, “If 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.”

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. “Step out and let the buyer walk through,” says DeMoro.

8. Evaluate offers, negotiate a deal, and make disclosures

You’ve got your first offer — congratulations! Before signing anything, Chandler says you really need to go over your contract thoroughly.

“Make sure you understand things like closing costs,” he says. “Your contract might read a 50-50 split of closing costs, but those don’t include any additional loan costs, which must be covered by the buyer.” He also says sellers should beware of anyone who wants an “owner carry” where the seller actually holds the mortgage.

Here are key considerations when considering an offer on your Kansas home:

• Vet potential buyers by requiring a mortgage pre-approval letter or proof of funds.
• Require everything in writing.
• Remember, you can counter-offer and negotiate.
• Look for a good real estate attorney. (See the next step!)

Property condition disclosure

In Kansas, a residential property seller is generally required to disclose the condition of the home to the buyer, typically within three to five days after accepting an offer. Kansas is not a caveat emptor state. Sellers must disclose material defects, using the state’s disclosure form.

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.

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.

What will you be asked? In Kansas, you can expect to disclose any significant defects or issues you’re aware of concerning:

• Age of property
• Soil, drainage, fencing, staked surveys, and encroachments
• Infestations
• Structural issues
• Plumbing
• Appliances (washer, dryer, refrigerator, range, disposal)
• Electrical systems (light fixtures, garage door openers, smoke, and burglar alarms)
• Water and sewer systems (plumbing, water heater, irrigation, well, septic)
• Heating and cooling system (central air, furnace, fireplace, propane tank)
• Roof (age, leaks, number of shingle layers)
• Hazardous conditions (methane or radon gas, lead paint, mold, asbestos)
• Other disclosures (foundation problems, land use, encroachments, zoning or code violations, moisture or water problems, damage from wind, termites, or rodents)

If in doubt about a problem with the home’s 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.

9. Close the sale — with professional help

Time to button up that deal.

While some states require that FSBO sellers hire a real estate lawyer to help close their sale, Kansas does not.

However, it’s 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’ll minimize your legal and financial risk, plus simplify the process for yourself.

“A lot of lawsuits happen in real estate,” Chandler says, “and a lot of those are FSBO situations.”

Real estate attorney fees can vary depending on location and how much help you want or need. In Kansas, the average hourly rate is $248 — well worth it for professional guidance in closing one of life’s largest legal transactions.