The FSBO vs realtor comparison calculates your estimated net proceeds from selling your home yourself versus using a real estate agent. Enter your home value and commission rates to find the break-even point.
Your Home Sale Details
Typical: 5-6% total. Post-2024 NAR settlement — negotiate separately.
Photos, signs, flat-fee MLS listing, attorney fees (~$500-2,000)
Transfer taxes, title insurance, prorations (typical: 1-2%)
NAR data shows FSBO homes sell for 5-6% less on average. Adjust for your market.
Agent Sale
Net proceeds
FSBO Sale
Net proceeds
How to Compare FSBO vs Using a Realtor
The FSBO vs realtor decision is not just about saving the commission — it's about whether the agent's services generate enough additional price to offset their fee. On a $400,000 home, a 5.5% commission is $22,000. If a good agent gets you even 3% more than you would FSBO ($12,000), the math still favors using an agent.
When FSBO makes sense
FSBO works best in hot seller's markets where demand is so high that even unlisted properties attract multiple offers. It also works better if you have real estate experience, are selling to a known buyer (neighbor, family member), or your home is distinctive enough that it markets itself.
When using an agent pays off
Agents add the most value in complex negotiations, slow markets, unique or high-value properties, and when the seller is busy or out of the area. Their MLS access, buyer network, and negotiation experience can often justify the commission in these situations.
The flat-fee MLS middle ground
Flat-fee MLS services (typically $300-500) give you MLS access without a listing agent. You handle showings, negotiations, and paperwork yourself while still reaching most buyers. This is often the best of both worlds for sellers who want exposure but are willing to do the work.
FAQ
Is this FSBO vs realtor calculator free?
Yes, completely free with no signup required.
How much does FSBO typically save?
The seller's agent commission is typically 2.5-3% of the sale price. On a $400,000 home, that's $10,000-12,000 saved. However, FSBO homes typically sell for 5-6% less than agent-listed homes according to NAR data, which can offset the commission savings. The break-even calculation depends on your specific market and situation.
Do FSBO sellers still pay the buyer's agent?
Traditionally, sellers paid both agents (total 5-6%). Following the 2024 NAR settlement, buyer's agent compensation is now negotiated separately and directly between buyers and their agents. However, many FSBO sellers still offer buyer's agent compensation (typically 2.5-3%) to attract buyers whose agents won't show uncompensated listings.
What are the main challenges of selling FSBO?
FSBO sellers typically have less access to the MLS (Multiple Listing Service), less negotiation experience, more legal exposure on disclosure requirements, more time investment for showings and paperwork, and may price incorrectly without comparable sales data. A good real estate attorney is essential for FSBO transactions.
Can I list on the MLS without a realtor?
Yes — 'flat fee MLS' services allow you to list on the MLS for $200-500. You pay a flat fee for the listing and handle everything else yourself. This gives your home maximum exposure while avoiding the listing agent commission. You may still offer buyer's agent compensation.