Four ways to sell without an agent
Selling without a realtor isn’t one thing. It’s a choice among a few different routes, each trading money for effort in its own way.
| Route | What you do | What it costs you |
|---|---|---|
| For sale by owner | Price it, photograph it, advertise it, show it, negotiate, manage the buyer’s inspection and loan | Your time; often a buyer’s agent commission if one brings the buyer |
| Flat-fee MLS listing | Pay a set fee to appear on the MLS, then handle everything else yourself | The fee, plus the same work as by-owner |
| Direct sale to a local buyer | Get a written offer, pick a date, sign at the title company | A price that reflects a buyer taking on repairs and resale risk |
| Instant-offer company | Request an online offer from a national company | Service fees, plus repair deductions after its inspection |
By-owner sellers most often stumble after the contract is signed, not before. The buyer’s inspection produces a repair list, the appraisal comes in under the price, or the loan approval stalls, and the seller has to negotiate each one without an agent in the middle. Ask any by-owner buyer for a lender’s pre-approval letter, and write clear inspection and financing deadlines into the contract.
The by-owner route is covered step by step in how to sell a house by owner in Ohio, and selling by owner vs selling to a cash buyer compares those two directly.
What Ohio law still requires without a realtor
Going without an agent doesn’t remove the legal steps. Three apply to most sales:
- The Residential Property Disclosure Form. R.C. 5302.30 requires most sellers of one- to four-unit homes to give the buyer the state form, which covers the water supply, sewer, roof, water intrusion, structure, mechanical systems, hazardous materials and code violations you know about. Finney Law Firm notes that a buyer who never received the form may rescind the contract before the earlier of closing or 30 days after signing. Our disclosure form guide walks through it.
- Lead paint disclosure. For homes built before 1978, HUD’s rule requires a lead disclosure, the EPA pamphlet, and a 10-day chance for the buyer to test, unless the buyer waives it.
- A clean deed. The deed has to be prepared correctly and recorded, and liens paid off. A title company handles this; see what a title company does.
Ohio doesn’t require an attorney for a home sale, but having one review a by-owner contract is cheap insurance. Read do I need a lawyer to sell my house in Ohio.
Costs you still pay with no commission
Skipping a listing agent removes that commission, but other seller costs remain:
- Conveyance fee. Paid by the seller to the county auditor. According to the County Commissioners Association of Ohio, it totals $4 per $1,000 of price in Summit, Stark and Portage counties and $3 per $1,000 in Medina. A $180,000 sale in Summit County means a $720 fee. See the Ohio conveyance fee guide.
- Title and closing charges customary for sellers, plus a deed preparation fee.
- Prorated property taxes, because Ohio taxes are paid behind.
- A buyer’s agent fee if you agree to pay one to bring a buyer.
The full list is in seller closing costs in Ohio. When you sell to us, we pay the normal closing costs and charge no fees.
When an agent is worth the commission
A good listing agent earns the fee when your house is updated, priced in the range most local buyers shop, and you can tolerate showings for a few weeks. Competition among financed buyers can push the price up in a way no direct offer will match. For that house, list it, and we’ll tell you so if we see it.
The no-agent routes make more sense when privacy matters, the house needs work buyers’ lenders won’t accept, or the date matters more than the last few thousand dollars. Cash buyer vs realtor lays out the full comparison.
What a direct sale looks like day to day
You call or fill out a short form. Bob walks the house with you, usually in 15 to 20 minutes, with nothing staged or cleaned. You get a written offer and an explanation of how we got the number, and you can take as long as you need to compare it with listing. If you accept, you choose a closing date, and a local title company handles the deed, payoffs and proceeds.
There are no photos online, no open houses and no buyer financing to fall through. See how it works for the full sequence.
