Do you know how to sell your Utah house by owner?  Look no further.  Here's your how-to guide to selling real estate without a Realtor.

Selling A Utah Home By Owner

Are you considering selling your Utah home and want to avoid the hefty real estate agent commissions? You're not alone. More homeowners are choosing to take the "For Sale By Owner" route, giving them more control over the process and the potential to save thousands of dollars.

In this definitive 2023 guide, you'll learn everything you need to know about selling by owner, from understanding the FSBO process and preparing your home for sale to setting the right price, marketing your home effectively, navigating showings and open houses, and evaluating offers and negotiating. Let's dive in!

discount agents dividerBy Owner Summary

  • Understanding the FSBO process and seeking professional guidance is essential for selling a home by owner.
  • Preparing, staging, repairing, upgrading, inspections, closing costs, mortgage financing, title companies, and meeting Utah seller disclosure requirements are all necessary steps in the FSBO journey.
  • Weighing the pros & cons of selling a house by owner, traditional Utah brokers vs. Utah discount MLS agents can help make an informed decision tailored to your individual goals.

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Understanding the FSBO Process

Selling A Utah Home By Owner Process

Selling real estate by owner can seem daunting, but it's achievable with careful planning and preparation. Homeowners choose to sell their homes without a real estate professional to save on the listing agent commission and realize a higher return on investment (ROI).

PRO TIP:  Most buyers work with an experienced agent. Paying the 3% buyer's agent's commission will give you access to more qualified buyers.

Approximately 10% of home sales in the United States were sold "For Sale By Owner." But, going the FSBO route requires a solid understanding of your roles and responsibilities, including preparing your home for sale, determining the right price, marketing to buyers, coordinating showings and open houses with buyer's agents, negotiating and evaluating offers, and completing the Utah Real Estate Purchase Contract (REPC).

The whole FSBO sales process begins with the seller researching to establish a reasonable asking price. Obtaining legal and professional oversight for a smooth FSBO sale is crucial, as this can reduce potential legal risks.

Let's explore the FSBO process in greater detail.

The FSBO Concept

FSBO, or "For Sale By Owner," is a method of selling a property without the involvement of a real estate agent, saving the seller from paying the typical 3% listing agent commission.

While this may sound appealing, it's important to recognize that some potential buyers may be reluctant to work with an owner selling their home due to concerns about the seller's lack of experience with real estate law.

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Preparing Your Home for Sale

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Selling A Utah Home By Owner cleaning tips

Before listing your home for sale, you need to decide if you want to do the work required (cleaning, yard work, and repairs) to get top dollar or leave your house in "as-is" condition and sell it at a discount.

This involves being honest with yourself, which is tough for all of us. If you were a Utah home buyer, would you be eager to offer full price for your home?

By preparing your home to sell, you'll increase the likelihood of attracting more interested buyers and achieving a higher FSBO sale price. Let's dive deeper into the essential steps of home preparation.

Home Repairs and Upgrades

Home repairs and upgrades involve modifying your property to boost its value to prospective buyers. Consider the value of certain repairs to potential buyers in your neighborhood and prioritize those with the highest return on investment.

Some examples of beneficial repairs and upgrades include painting, replacing flooring, updating fixtures, and addressing any obvious deferred maintenance. Investing in thoughtful home repairs and upgrades enhances your property's appeal and market value.

PRO TIP:  Paint and carpet are the easiest, fastest, least expensive updates with the highest return on investment (ROI) a Utah homeowner can make when selling their house.

Staging and Presentation

Staging and decluttering are essential to preparing a home for sale. Nobody wants to wade through decades of your stuff while trying to visualize their family living in the home.

PRO TIP:  Put anything you don't use weekly in storage. This creates a clean, inviting atmosphere for the home buyer.


Professional stagers typically focus on key rooms such as the living room, kitchen, dining room, master bedroom, and bathrooms.

The average monthly staging cost for a home in Utah is $650. If your home is on the market for six months, you can expect to pay nearly $4,000.

However, even simple DIY staging efforts, such as removing family photos, decluttering, neutral decor, and adding tasteful accents, can significantly attract buyers and lead to a quicker sale at a higher price.

But let's face it; you're probably not an interior designer, so hiring a professional to stage your home is in your best interest.

Virtual staging is my favorite staging option.  As a full-time Utah discount real estate agent, I recommend virtually staging your home. Virtual staging accomplishes the same thing as traditional staging at a fraction of the price.

Virtual staging only costs a few hundred dollars instead of thousands of dollars.

Disclosure Requirements

When selling a home, meeting the necessary disclosure requirements is important. Utah is not a buyer-beware state, so hiding known defects is a great way to get sued. It's much easier and less costly, to be honest, on your seller property condition disclosures.

The homeowner must disclose any past or present material defects to a home buyer that could influence the value or desirability of the property.

As a Utah real estate broker, the most common seller disclosures are roofs, electrical, cracked windows, plumbing leaks(especially toilets), and appliance issues.

If you sell a house by owner or with a listing agent, you must provide the buyer with a lead-based paint disclosure if the home was built before 1978.

By fulfilling your responsibility to disclose all known issues during the Due Diligence Deadline (home inspection deadline), you'll ensure that potential buyers are well-informed and reduce the risk of future legal disputes.

utah home buyer commission rebates

Home Buyer Commission Rebate

Discount agents save you money!

Use our Utah discount real estate agents to buy a house, and we'll rebate up to half of our commission back to you.


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Setting the Right Listing Price

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 Selling A Utah Home By Owner Pricing

Establishing the right listing price is crucial to prevent your property from sitting on the market too long. FSBO sellers are already at a massive disadvantage since they are not harnessing the Utah multiple listing service (MLS) power. Don't create additional challenges by making the common selling mistake of over-pricing your home.

 Selling A Utah Home By Owner Warnings

WARNING:  Homeowners are not going to like my pro tip below.


PRO TIP:  Price your home at or slightly below market value. The market (willing and able buyer) determines the value of your home, not you.


Here's another potential hurdle to selling your house by owner. Zillow and other national websites are not accurate ways to determine the value of your home.

Utah is a non-disclosure state, meaning home sale prices are not displayed on real estate websites. Utah's largest home sale database is the Wasatch Front Regional MLS (WFRMLS). Unfortunately, the only way to access these home sales is to request a comparative market analysis (CMA) from licensed real estate agents or hire a licensed appraiser.

An appraisal will cost you $400-$600.

I'll provide you a CMA for free.

Don't worry I'm not going to try and convince you to list your home with me. After nearly two decades of being a full-time Utah discount Realtor, I understand you've already decided to sell your house without an agent. I also realize that if I am helpful, you're more likely to call me back if you decide selling your house by owner is more work than it is worth.

Plus you'll still be saving a huge chunk of the commission.

Setting the right price increases the likelihood of attracting interested buyers and helps you maximize your sales profits. Let's explore the importance of market research, appraisals, and comparative market analysis (CMA) in setting the right price for your home.

Market Research

Market research is a crucial step in determining the right price for your home, as it helps you understand the current real estate market and the prices of comparable homes in your area.

You can use online tools such as HomeLight's Home Value Estimator, public records, and the Zestimate feature on Zillow to compare prices of similar homes. As I explained above, these tools will not provide accurate home value information in Utah, but it's a good first step.

Additionally, a comparative market analysis (CMA) can be valuable for arriving at your home's fair market value by evaluating comparable properties recently sold in your area.

Three things to consider when comparing your home (subject property) to comparable homes sold homes.

  1. Recency - Appraisers won't use homes as comparable sales if they sold more than six months ago (180 days).
  2. Similarity - The home's style, year built, and square footage should be as similar to the subject property as possible.
  3. Proximity - The closer the comparable home is to the subject property, the better.

Appraisals and Valuations

Paying for a professional appraisal is another way to price your house accurately. Appraisals provide an unbiased professional opinion of your home's value, usually required when a mortgage involves purchasing, refinancing, or selling a property.

PRO TIP:  The appraisal you pay for to determine your listing price can NOT be used by the buyer obtaining a mortgage.

Adjusting the Price

When adjusting the price of your home for sale, it's important to consider various factors, such as market conditions (hot or cold), property conditions, and your motivation to sell.

By analyzing comparable sales, or "comps," of similar homes in your area, as well as considering your home's location, condition, age, size, and any updates or renovations, you can adjust the price accordingly to attract potential buyers and sell your home at a fair market value.

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Marketing Your FSBO Home

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Selling A Utah Home By Owner Marketing

Effective marketing is essential to the success of any FSBO home sale, as it helps generate interest and attract potential buyers to your property.

As an FSBO seller, you lack access to real estate professionals (agents) and the marketing power of the MLS.

You'll need to market your home online aggressively. KSL offers free FSBO listings but provides very low exposure compared to hiring a real estate professional or listing agent to get your home on the Utah MLS.

Use social media, create flyers and brochures, host weekly open houses,  and talk to anyone that will listen to you about the home you're trying to sell.

Other than pricing your home right, paying for professional photos is the second most important thing you can do to sell your home for the most money. You're already saving money by not paying a listing agent commission, so don't use your iPhone for listing photos to attempt to save dollars.

Photography and Visuals

High-quality photography and visuals can greatly enhance the appeal of your FSBO listing, as they help create an emotional connection with potential buyers, showcase your home's best features, and make it stand out from the competition. To ensure optimal results, take well-lit photos using a wide-angle lens and capture shots from various angles.

If possible, consider hiring a professional real estate photographer, as their expertise can guarantee superior quality images that highlight the most desirable features of your home.

Listing Descriptions

A good listing description is necessary to inform buyers what your property offers. Don't worry. You don't need to Mark Twain to write an informative listing description of your Utah house. All you need to do is create a list of your home's features.

Be sure to include key details about your property, such as the number of bedrooms and bathrooms, square footage, garage capacity, lot size, and any notable features or improvements you've made to the house.

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Navigating Showings and Open Houses

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 Selling A Utah Home By Owner Open Houses

Once your home is on the market, you must coordinate all home buyer showings and host a weekly open house.

Make sure your home is clean and show-ready on short notice. It's also a good idea to collect the buyer's contact information so you can follow up for feedback or notify the buyer of future price reductions.

Scheduling and Flexibility

You must be flexible with your schedule to accommodate all qualified Utah home buyers to tour your property in person. I can not emphasize enough how important it is for your home to always be clean and clutter-free.

As a for sale by owner, people will call you while standing in your yard or knock on your door expecting you to be ready to show your house. We live in Utah. Door knocking is kind of our thing.

Additionally, being open to negotiating on the price and terms (earnest money amount, home warranty, deadlines) of the sale can help facilitate a mutually beneficial outcome and expedite the selling process.

Creating a Welcoming Atmosphere

Creating a welcoming atmosphere during showings and open houses is important in making a positive first impression on buyers. Keep your lawn mowed to increase curb appeal, declutter and depersonalize the space, and use neutral colors and decor to appeal to more buyers.

Additionally, consider adding tasteful accents such as fresh flowers, plants, and candles to create an inviting and memorable experience for those viewing your home.

PRO TIP:  Go easy on the air fresheners. Air fresheners can be overwhelming, which makes home buyers suspicious you are trying to hide something.

Gathering Feedback

Requesting feedback from the buyer or the buyer's agent is very important. If you keep hearing the same negative feedback, you know where to focus your energy to sell your house.

Request honest feedback from the buyer's real estate agent or the unrepresented home buyer.

Selling a Utah house by owner requires thick skin. Some feedback will seem rude, but you must detach your feelings for your home and realize you're selling a product. Qualified buyers and their agents go through homes every day, and their feedback lets you know how your house compares to other homes for sale in Utah.

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Evaluating Offers and Negotiating

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Selling A Utah Home By Owner Purchase Contracts

Assessing Buyer Qualifications

Before accepting an offer, reviewing the buyer's mortgage pre-approval letter is important. Contact their mortgage loan officer (if financing) to discuss the type of loan they're qualified for, their debt-to-income (DTI) ratio, credit score, and available savings for their down payment.

Make sure you request proof of funds for anyone claiming to be an all-cash buyer.

Understanding the buyer's qualifications, you'll ensure that you're working with a serious, qualified buyer and reduce the risk of complications during the real estate transaction.

Negotiation Strategies

Effective negotiation strategies can be crucial in securing a favorable outcome for you and the buyer. Don't be shy about countering the buyer's earnest money amount, purchase price, inspection deadlines (Due Diligence), financing and home appraisal amount deadlines, and settlement deadlines (closing) to create a win-win situation for the seller and home buyer.

Being open to negotiation and considering the needs and goals of both parties is more likely to lead to a successful sale. The easiest sales happen when you take a win-win approach to negotiating with a home buyer.

Legal Assistance

It's rare to work with real estate attorneys in Utah—closings are held at title companiesusually selected by the buyer and seller's agent or broker.

Title companies handle all the paperwork for a fraction of a Utah real estate attorney.

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FSBO Alternatives and Considerations

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 Selling A Utah Home By Owner Agents

Selling a home by owner in Utah might seem like a way to save money by not paying a listing agent's commission, but it's not always the case.

Some homeowners don't have the time or patience to manage a successful real estate transaction. Selling a house requires a lot of work. That's why Realtors are such a popular way to sell a house.

You don't need to pay high brokerage commissions to hire an experienced broker. As a top-producing Utah discount real estate agent, I offer full-service listing support at half the typical commissions.

Let's examine these alternatives and discuss the advantages and disadvantages of selling a home by owner.

Discount Real Estate Services

Real estate services like offer a lower commission rate when selling a home. My discounted listing services provide potential cost savings compared to traditional real estate agents without sacrificing experience and support.

Flat Fee MLS Listings

Flat fee MLS listings allow homeowners to list their property on the local Multiple Listing Service for a one-time fee, typically ranging from $500 -$3,500, instead of paying a commission based on the home's final sale price. This cost-effective option provides many FSBO home sellers greater exposure to potential buyers and access to the similar resources as traditional agents.

However, flat-fee MLS listing brokerages offer very limited services, which is fine if you're an experienced real estate investor. This may not be a good fit for you if you are unfamiliar with real estate legal documents or don't have the time to take on a second job (you do all the work).

Weighing the Pros and Cons

When deciding whether to sell your Utah home by owner or explore discount MLS alternatives, it's important to weigh the pros and cons of each option carefully. FSBO offers the potential for significant cost savings and greater control over the sales process, but it also requires a substantial time commitment and knowledge of the real estate market.

On the other hand, discount real estate services and flat fee MLS listings offer you the support of a traditional agent without spending more money than necessary to sell your own house.

Ultimately, the best choice will depend on your unique circumstances, goals, and experience level in the real estate market.

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Can I sell my house without a realtor in Utah?

Yes, you can sell your house without a realtor in Utah. You do not need a real estate license to sell your house.

How to sell a Utah house "as-is" by the owner?

All homes are sold "as-is" in Utah. Even the real estate purchase contract (REPC) used by agents to sell your home on Utah's local MLS states that the home is being sold "as-is."

Are Utah Real Estate Agent Commissions Negotiable?

Yes.  Real estate commissions are 100% negotiable.  However, the agent must receive their broker's permission to reduce the agent commission below the brokerage policy. 

My commissions are 50% less than the traditional* real estate brokerage commissions of 3%.  Save money while working with one of Utah's top agents.

How Can I Prevent Agents From Calling To List My House?

The only way agents will stop calling you is once your house is listed on the MLS.

Agents pay companies to collect and email Utah for sale by owner information to them daily.  Agents wake up every morning, check their new list of FSBO contacts and start calling.  

You will receive hundreds of agent solicitations. This is probably the most difficult part of selling your home without a real estate agent.  

Or you can call me.  I'll eliminate the hassle of being an FSBO for half the commission most agents charge.  

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For sale by owner is a great (not easy) way to keep more money in your pocket than working with a traditional Utah brokerage. I'm a full-service agent that provides seller solutions to maximize their sales price while offering discounted listing commissions.

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Discount Agents Save You Money

List your house with our discount agents for ONLY 1.5% commissions. Half the fees other agents commonly charge. Buy a home , and we'll rebate you 50% of our commission at closing.

Utah Homes For Sale

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