How to sell your home yourself in Washington, Arizona, and New York — pricing, state disclosure rules, fair-housing-safe listing language, marketing, showings, and closing. Read the guide, then list free.
Free guide & free listing
1. Is FSBO right for you?
FSBO — "for sale by owner" — means you sell without hiring a listing agent. The main draw is cost: a traditional sale typically involves commission paid out of the seller's proceeds, split between the listing side and the buyer's side. Figures vary widely by market and are always negotiable, but as a rough estimate many sellers historically paid around 5–6% in total commission. Selling yourself can reduce or eliminate the listing-side portion.
That savings comes with real work. Before you commit, weigh the trade-offs honestly:
You might love FSBO if: you know your local market well, you're comfortable negotiating, you have time for showings and paperwork, and your home is in a straightforward, in-demand area.
Think twice if: your property has title complications, unpermitted work, tenant or estate issues, or you're on a tight deadline. Those situations benefit from professional help.
Middle ground exists. Many FSBO sellers still offer compensation to a buyer's agent to keep buyer traffic flowing — you can save on the listing side while staying competitive. And if you start FSBO and decide you'd rather have a pro, VDI Realty can take over the listing for you.
2. Pricing it right
Pricing is where FSBO sales are won or lost. Overprice and buyers scroll past; underprice and you leave money on the table. Here's a practical approach:
Study comparable sales ("comps"). Look at similar homes — same neighborhood, similar size, age, and condition — that sold in roughly the last 3–6 months. Sold prices matter far more than asking prices.
Adjust for differences. A remodeled kitchen, an extra bedroom, or a busy-road location all move the number. Be honest about how your home compares.
Price slightly strategically. Pricing just under a round search threshold (e.g., $499,000 instead of $500,000) can put you in front of more buyers whose search filters top out at $500,000.
Reassess after 2–3 weeks. Lots of views but no showings usually signals a pricing problem, not a marketing problem.
Estimates, not appraisals. Online estimates and your own comp analysis are starting points — they are not appraisals. If you need a definitive number for a loan or legal matter, hire a licensed appraiser.
3. State disclosure rules: WA, AZ, NY
Most states require sellers to disclose known material problems with the property — and going FSBO generally does not exempt you. When in doubt, disclose: failing to disclose a known defect is one of the most common reasons sellers face claims after closing. The forms below are the ones commonly used in each state; answer them from your actual knowledge, and mark "don't know" only when you genuinely don't know. Deadlines, exemptions, and edge cases vary, so confirm the details with a real estate attorney or your title/escrow professional before you list (see where to get help below).
Washington
Form 17 — Seller Disclosure Statement
Washington law (RCW 64.06) generally requires most sellers to complete Form 17, a detailed disclosure covering title, water/sewer, structure, environmental hazards, and more. There is generally no FSBO exception — the requirement follows the sale, not the method, though limited exemptions exist in the statute.
The completed form must be delivered to the buyer — commonly within a few business days of an accepted offer. If it's delivered late, the buyer generally gets a short window to rescind the deal.
Answer from your actual knowledge. The form is a disclosure of what you know, not a warranty — but intentional omissions can create liability.
Note: Washington generally does not require disclosure of deaths on the property or "haunted house" claims — but if you're unsure how this applies to your situation, confirm with an attorney.
Arizona
SPDS — Seller's Property Disclosure Statement
Arizona law generally requires sellers to disclose material facts — anything that could affect the property's value or a buyer's decision. The common vehicle is the SPDS, which walks you through appliances, electrical, roof, plumbing, water source and water damage, structural issues, termites and wood-destroying pests, unpermitted improvements, flood history, HOA matters, and more.
Even without the form, sellers typically still have a duty to disclose known material defects — an "as is" sale does not automatically erase it. When in doubt, ask a real estate attorney or your title company.
Depending on the property, additional disclosures can apply: lead-based paint for homes built before 1978, HOA/condo resale documents, and disclosures for properties near military airports or in unincorporated areas.
New York
PCDS — Property Condition Disclosure Statement
New York (Real Property Law §462) requires sellers of residential property to complete the Property Condition Disclosure Statement — a detailed, multi-question form covering structure, mechanicals, environment, and flood risk (flood questions were added in recent amendments).
Important change: the old option of giving the buyer a $500 credit instead of completing the form was repealed effective March 20, 2024. Sellers now generally must complete the PCDS itself (limited exemptions exist, e.g., certain transfers listed in RPL §463 — confirm whether any apply to you).
The completed, signed PCDS is delivered before the buyer signs a binding contract, and a copy is attached to the contract of sale.
Co-ops and condos follow related but distinct disclosure regimes — if you're selling one, confirm which forms apply.
Where to get help. Disclosure law has deadlines, exemptions, and edge cases that a guide can't cover. Before you list, consider:
A real estate attorney in your state — your state bar's lawyer-referral service can point you to one for a flat-fee document review.
Your title or escrow company (or closing attorney in New York) — they handle disclosures on every transaction and know what local buyers expect.
Your state's real estate regulator — Washington's Department of Licensing (Real Estate program), the Arizona Department of Real Estate, and New York's Department of State Division of Licensing Services each publish seller guidance and answers to common questions.
This guide is not legal advice. Disclosure law has deadlines, exemptions, and edge cases. If anything about your property is complicated, talk to a real estate attorney in your state before you list.
4. Marketing & photos
Most buyers decide in seconds whether to click. Your photos and headline do the heavy lifting:
Declutter and deep-clean first. Clear counters, hide cords, remove family photos. Every surface a buyer sees should look spacious.
Shoot in daylight, landscape orientation. Open all blinds, turn on every light, and shoot from chest height from the doorway corner — it makes rooms look largest. Include the exterior, kitchen, main living areas, bedrooms, and bathrooms.
Lead with your best shot. The first photo (usually a bright exterior or the kitchen) determines whether anyone looks at the rest.
Write a headline with facts. "3-bed, 2-bath craftsman near Green Lake — updated kitchen" beats "Charming must-see!" every time.
Spread the word. Beyond listing sites, share in local community groups and neighborhood forums where buyers actually browse. Ask friends to share — a personal share reaches people no ad can.
Post it free on VDI Realty. Our free FSBO board gives your listing a clean page with photos, your description, and private buyer messaging — free for 14 days, relist free anytime. Post your home here →
5. Fair-housing-safe listing language
The Federal Fair Housing Act's advertising rules apply to nearly all sellers, including FSBO sellers (only very narrow exceptions exist). Your listing must not indicate a preference for or against buyers based on race, color, religion, sex, handicap, familial status, or national origin (many states and cities protect additional classes — check your local rules). The golden rule: describe the property, never the buyer.
Say this
"3 bedrooms, 2 baths, 1,850 sq ft"
"First-floor primary suite"
"Fenced backyard, cul-de-sac lot"
"Step-free entry, wide doorways"
"Near parks, schools, and transit"
Not this
"Perfect for a young family" / "great family neighborhood"
"Walk to shops" (excludes buyers with disabilities)
"Quiet, safe neighborhood" (subjective — and a steering flag)
"Bachelor pad," "his-and-hers closets"
Any reference to race, religion, age, or who "should" live there
Photos count as advertising too — avoid imagery that suggests who the home is "for." When you're unsure about a phrase, default to plain facts about the home itself.
6. Showings & safety
Pre-screen before you open the door. Ask for a pre-approval letter or proof of funds before scheduling a private showing. Serious buyers have one.
Never show alone if you can avoid it. Have someone else home, tell a friend your showing schedule, and keep your phone on you.
Secure valuables and documents. Lock away jewelry, medications, mail, and anything with account numbers before strangers walk through.
Daylight and open houses. Group showings into open-house windows during the day — safer for you and more efficient than a dozen one-offs.
Keep records. Note who toured and when. If a buyer's agent brings a client, confirm in writing how (and whether) you'll handle their compensation before the visit.
7. Offers & negotiation
An offer is more than a price — it's a package. Compare offers on the full picture:
Price and proof of funds. A high offer with no pre-approval is worth less than a solid offer with financing verified.
Earnest money. This deposit shows the buyer is serious. It is typically held by a neutral third party — an escrow or title company — rather than paid directly to you.
Contingencies. Common ones: inspection, financing/appraisal, and sale of the buyer's current home. Fewer contingencies usually mean a smoother path to closing — but waived inspections shift risk to the buyer, so expect the price to reflect that.
Timeline. Closing date, possession date, and rent-back requests all matter. Pick the combination that fits your move.
Get it in writing. Verbal agreements mean nothing in real estate. Use your state's standard purchase-and-sale agreement form and make sure every change is initialed by both sides.
Negotiate like a pro: respond to every offer promptly, counter in writing, and never disclose one buyer's terms to another to start a bidding war — it backfires more often than it works.
8. Closing basics
Closing customs vary by state and even by county — confirm the specifics with your escrow officer, title company, or attorney. The usual shape of it:
Open escrow / engage a title company. In Washington and Arizona, a neutral escrow or title company typically handles the money and paperwork. In New York, attorneys usually drive the process for both sides — budget for your own attorney.
Title search and insurance. The title company verifies you can legally sell and insures the buyer against ownership claims. Clear any liens before closing day.
Inspections and appraisal. Expect a buyer inspection (and an appraisal if they're financing). Decide in advance which repairs you'd consider versus offering a credit.
Final walkthrough. The buyer confirms the property's condition right before closing. Leave it clean and as agreed.
Closing costs. As a rough estimate, sellers commonly pay items like title/escrow fees, transfer taxes (which vary a lot by state and county — Washington's excise tax, for example, is notably higher than many states'), and any agreed repairs or credits. Get a written estimate from your escrow officer or attorney early so there are no surprises.
9. FAQ
Do I need a lawyer to sell FSBO?
It depends on your state. New York closings are attorney-driven, so you'll want one. In Washington and Arizona, escrow/title companies handle much of the process, but an attorney review of your contract is still wise for anything unusual — unpermitted work, estate sales, or boundary questions.
What if the buyer has an agent?
This is normal — most FSBO sellers deal with buyer's agents. Decide in advance whether you'll offer compensation to the buyer's side and put it in writing before showings. Everything about compensation is negotiable.
How long does it take to sell FSBO?
There's no fixed timeline; it depends on pricing, condition, and local demand. Well-priced homes in active markets can go under contract in weeks; overpriced listings can sit for months. If you're getting views but no showings after 2–3 weeks, revisit your price.
What does it cost to list on VDI Realty's FSBO board?
Nothing. Listings are free for 14 days, and you can relist free as often as you like. Every listing is reviewed by our team before going live — we check for missing details and policy issues so your listing looks its best from day one.
Can I hide my address and contact info?
Yes. When you post, you can hide your exact street address (only city, state, and ZIP show) and keep your name private. Buyer messages route through VDI Realty, so your email and phone are never displayed publicly.
What if I start FSBO and change my mind?
That's fine — many sellers do. If you'd rather have a professional handle pricing, marketing, and negotiation, VDI Realty can list and sell your home for you. Ask us about it here.
Ready to list? It's free.
You've done the homework — now put it to work. Post your home on VDI Realty's FSBO board: free for 14 days, reviewed before going live, with privacy controls built in.
Disclaimer: This guide is for general informational purposes only and is not legal, tax, or financial advice. Real estate laws, forms, and deadlines change — verify current requirements for your state and consult a licensed attorney or real estate professional for your specific situation. Price and market figures mentioned are rough estimates, not appraisals.