FSBO Guide

FSBO Frequently Asked Questions: What Baltimore Sellers Need to Know

Q: Can I really sell my house without a realtor in Maryland?

Yes. Legally, you can list and sell your own home. But there's a catch: even if you avoid paying a seller's agent, you almost always still pay the buyer's agent commission (typically 2.5-3%). That agent worked to bring the buyer. Their broker takes 5-6% off the top as compensation. So you're not avoiding commission — you're shifting it. You save maybe 2.5-3% at best. Most FSBO sellers break even after spending money on marketing, photography, legal review, and title work.

Q: Do I need an attorney to sell FSBO in Maryland?

Strongly recommended. Maryland's real estate law is specific: Seller's Disclosure and Disclaimer Statement, lead paint disclosures (pre-1978 homes), HOA disclosures, transfer tax calculations. Miss one disclosure and you're liable post-closing. An attorney costs $500-$1,500 but protects you from lawsuits that could cost $30,000+.

Q: What disclosures do I legally have to give in Baltimore?

Maryland requires: Seller's Disclosure and Disclaimer Statement (structural condition, roof, plumbing, electrical, HVAC, water intrusion, pest activity, liens, code violations). Pre-1978 homes must disclose lead paint. If your house has known defects, you must disclose them or face post-closing liability. 'I didn't know' is not a defense. If you've lived there and experienced a basement flood, you must disclose it.

Q: How do I price my FSBO home competitively?

Pull comparable sales from the past 90 days in your neighborhood — homes that sold (not listed). Use Zillow, Realtor.com, or your county assessor's office for sales data. Compare square footage, condition, lot size, year built. Common FSBO mistake: overpricing because you're emotionally attached or because you want to offset lost commission. Overpriced homes sit. Overpriced homes eventually sell for less than they would have if priced right from day one.

Q: Do I still owe the buyer's agent commission if I sell FSBO?

Legally, no. Your sales contract is between you and the buyer. But in practice, yes — almost always. Here's why: If a buyer's agent brings a serious buyer, their broker expects compensation. If you refuse to pay buyer's agent commission, most agents won't show your property to their clients. Your home stays hidden from 90% of the buyer pool. So you can avoid it legally, but it costs you in lost exposure. Most FSBO sellers end up offering 2.5-3% buyer's agent commission just to get showings.

Q: What about closing costs in a FSBO sale?

Closing costs are the same whether you use a realtor or not: title insurance (~$1,200), attorney ($500-$1,500), escrow (~$500), transfer taxes, recording fees. These are paid at closing and come out of your proceeds. FSBO sellers sometimes underestimate closing costs and are shocked at the settlement table.

Q: How long does FSBO typically take in Baltimore?

Industry average: 60-90 days from listing to closing. Many FSBO sales take longer because they're less visible to buyers. Homes listed through MLS (Multiple Listing Service) get syndicated to major portals instantly. FSBO listings? You're posting on Zillow, Facebook, maybe a local FSBO site. Limited reach.

Q: What if a buyer wants an inspection or appraisal?

They can request both. Inspections are the buyer's expense (typically $300-$500). Appraisals are the lender's requirement if the buyer's financing. You can't stop either. You can negotiate repair credits post-inspection, or you can refuse repairs and let the deal die if the buyer walks.

Q: Can I handle the paperwork myself?

Legally, yes. Practically, don't. Maryland's sales contracts, deed preparation, and disclosure documents are specific. One mistake — a misspelled name on the deed, a missed disclosure, an unsigned document — and the deal can fall apart at closing or create post-closing liability. Hire a real estate attorney. Cost: $800-$1,500. Peace of mind: priceless.

Q: What's the real difference between FSBO and selling to a cash buyer?

FSBO: you handle marketing, showings, negotiations, inspections, appraisals, buyer financing, disclosures, title work. You're doing everything a realtor does, just without their network or expertise. Cash buyer (like Parlevu): You get one call. One appraisal (ours). One offer (in writing). One closing date (your choice). No inspections, no financing contingencies, no appraisal games. No commission. FSBO takes time and expertise. Cash buyers take certainty.