FSBO vs. Agent Decision

Should you sell yourself or hire a realtor? The numbers + the risks.

Your sale scenario

Start with the basics. Toggle readiness factors to see your score change.

Estimated sale price$800,000

Mortgage balance$450,000

Typical commission5.0%

Province

Market speed

FSBO readiness checklist

Agent route recommended

$18,700

FSBO could cost you more

Estimated sale price$800,000

Mortgage payoff$450,000

Closing costs$6,300

Agent commission$40,000

------

Agent net proceeds$303,700

FSBO net proceeds$322,400

Potential FSBO savings$-18,700

Assumes buyer agent commission still paid. Estimates only - not legal or financial advice.

20/100

Agent route recommended

The savings may not outweigh the risks and effort.

Top 3 reasons

1No comparable sales data = pricing blind
2No real estate lawyer lined up = contract risk
3Limited time = showings, negotiations, and paperwork will suffer

FSBO checklist: 8 steps

Research comparables

Pull 10+ recent sales within 500m, same bed/bath range. Price at or just below market.

Professional photography

MLS listings with pro photos sell 32% faster. Budget $300–500.

Stage or declutter

Remove personal items, deep clean, neutral paint touch-ups.

List on MLS via flat-fee broker

Costs ~$300–800 in Canada. Gets you on Realtor.ca + agent exposure.

Set buyer agent commission

Offer 2–2.5% to buyer agents. Unrepresented buyers are rare and risky.

Retain real estate lawyer

Required for closing. Review offers, title, adjustments. ~$1,200–1,600.

Schedule showings + open houses

Be available evenings and weekends. Safety: never show alone.

Review offers with lawyer

Watch for low deposits, long closings, unfavorable conditions.

FSBO risks to know

Pricing too high or lowhigh

Without MLS comparables and market pulse, mispricing by 3–5% is common.

Liability gapshigh

Missing disclosure obligations (SPIS in Ontario) can lead to post-sale lawsuits.

Security concernsmedium

Strangers in your home. Use ID verification and buddy system for showings.

Negotiation disadvantagemedium

Buyers know you are saving commission and will factor that into their offer.

Limited exposuremedium

Without MLS, you miss 90%+ of buyers who search via agents and Realtor.ca.

Time costlow

20–40 hours for showings, inquiries, paperwork, and coordination.

Next best action

Keep going

Your next 3 moves

Home Value Check

Know your number before listing.

Open

Market Report

Price to the current market.

Open

Sell vs. Keep

Not sure about selling? Compare keeping it.

Open

FSBO vs. Agent Decision

Should you sell yourself or hire a realtor? The numbers + the risks.

Your sale scenario

Start with the basics. Toggle readiness factors to see your score change.

Estimated sale price$800,000

Mortgage balance$450,000

Typical commission5.0%

Province

Market speed

FSBO readiness checklist

Agent route recommended

$18,700

FSBO could cost you more

Estimated sale price$800,000

Mortgage payoff$450,000

Closing costs$6,300

Agent commission$40,000

------

Agent net proceeds$303,700

FSBO net proceeds$322,400

Potential FSBO savings$-18,700

Assumes buyer agent commission still paid. Estimates only - not legal or financial advice.

20/100

Agent route recommended

The savings may not outweigh the risks and effort.

Top 3 reasons

1No comparable sales data = pricing blind
2No real estate lawyer lined up = contract risk
3Limited time = showings, negotiations, and paperwork will suffer

FSBO checklist: 8 steps

Research comparables

Pull 10+ recent sales within 500m, same bed/bath range. Price at or just below market.

Professional photography

MLS listings with pro photos sell 32% faster. Budget $300–500.

Stage or declutter

Remove personal items, deep clean, neutral paint touch-ups.

List on MLS via flat-fee broker

Costs ~$300–800 in Canada. Gets you on Realtor.ca + agent exposure.

Set buyer agent commission

Offer 2–2.5% to buyer agents. Unrepresented buyers are rare and risky.

Retain real estate lawyer

Required for closing. Review offers, title, adjustments. ~$1,200–1,600.

Schedule showings + open houses

Be available evenings and weekends. Safety: never show alone.

Review offers with lawyer

Watch for low deposits, long closings, unfavorable conditions.

FSBO risks to know

Pricing too high or lowhigh

Without MLS comparables and market pulse, mispricing by 3–5% is common.

Liability gapshigh

Missing disclosure obligations (SPIS in Ontario) can lead to post-sale lawsuits.

Security concernsmedium

Strangers in your home. Use ID verification and buddy system for showings.

Negotiation disadvantagemedium

Buyers know you are saving commission and will factor that into their offer.

Limited exposuremedium

Without MLS, you miss 90%+ of buyers who search via agents and Realtor.ca.

Time costlow

20–40 hours for showings, inquiries, paperwork, and coordination.

Next best action

Keep going

Your next 3 moves

Home Value Check

Know your number before listing.

Open

Market Report

Price to the current market.

Open

Sell vs. Keep

Not sure about selling? Compare keeping it.

Open