Expert Guidance for Homeowners Selling Without a Listing Agent

Thinking of selling your home For Sale By Owner (FSBO) but not sure where to start—or how to protect yourself? I help independent sellers position their homes for success, avoid costly mistakes, and navigate the process with confidence.

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ListSmart FSBO Services

It all started with my mother…

Doesn’t it always?

When it came time for my mom to sell her home, I couldn’t act as her agent because the property was outside my DC, MD, and VA jurisdictions. Instead, we agreed that I would guide her through my proven listing process while she handled the sale without agent representation.

Each year, roughly 7–8% of homeowners choose the For Sale By Owner route—but most don’t do so successfully. MLS data consistently shows that FSBO properties net more than 14% less on average than agent-represented homes, so selling without an agent is, for most, a losing proposition. But I’ll pause the statistics here.

Mom’s home sold very quickly, netting her a price above asking and terms she could hardly believe. << That’s her house, bottom right.

In Mom’s words:

“Erin saved me tens of thousands of dollars by helping me sell my house without a listing agent. She ran comps and helped me price the property appropriately (key), wrote an enticing marketing description of the house and property and found me a photographer who took great photos (also key), helped me fill out all the required forms, and got it all into the MLS and on Zillow, Realtor.com, etc. She made the whole process easy and delivered a great result: I had a contract in less than two weeks for a little above the asking price with a buyer who accommodated my need to rent back for several months.”


Enter ListSmart

Expert Guidance for Homeowners Selling Without a Listing Agent

Thinking of selling your home For Sale By Owner (FSBO) but not sure where to start—or how to protect yourself? I help independent sellers position their homes for success, avoid costly mistakes, and navigate the process with confidence.

As an experienced Realtor with deep knowledge of the Washington, D.C. area market, I offer consultative services that give you the tools you need to do the work yourself —without requiring the big payout to listing agent commission.

Hit the button below to download my free FSBO Starter Kit and, on the right, check out my FSBO Services Packages and concierge options including MLS placement, contract coaching and marketing coaching that will set you up for success.

  • $500

    A professional roadmap for DIY-minded sellers who want to make sure they’ve covered their bases.

    Includes:

    • 60 minute Coaching Session, virtual or in-person (within 20 miles of the beltway/495)

    • Comparative Market Analysis & personalized pricing guidance

    • Selling activity timeline & marketing checklist

    • FSBO risks to avoid (including legal pitfalls)

    • Offer prep: What to look for in buyer contracts

    • Email summary + Action Plan tailored to your home

  • $799
    A comprehensive toolkit to set your FSBO up for maximum visibility and success.

    Includes everything in Strategy Session, plus:

    • 2 x 60 min meetings + ongoing email support (instead of 1×60 Min meeting)

    • Guidance on photography, staging & curb appeal including vendor referrals, customized for your home

    • Custom MLS listing write-up

    • Social media guidance for Instagram & Facebook plus ListSmart posting templates

    • Open house and showing guidance & best practices

      (Does not include MLS placement or contract review/strategy coaching)

  • $125/hour | 3-hour Block: $350
     For sellers who want on-call support while their home is on the market. The initial offer negotiation is just the beginning. Once you’re under contract, buyer contingencies and deadlines create new negotiations and pitfalls along the way that can cost you money and even derail your contract.

    Examples:

    • Buyer offer review

    • Negotiation guidance for contract contingencies and deadlines

    • Post-inspection strategy

    • Closing coordination tips

    • 60 min Home Staging walkthrough (virtual or in-person) plus customized followup checklist: $199

    • Comparative Market Analysis for your home with pricing guidance: $199

    • Contract Support: offer review and counteroffer guidance, ministerial contract handling, and contract negotiation guidance through contingencies & closing: $1150

    • MLS Placement & Listing Forms (with syndication to major sites via our broker partner - we’ll connect you)

Learn more

Get the FSBO Starter Kit

Get the free starter kit with 5 must-have tools for listing smarter!

Disclaimers

ListSmart is not affiliated with Real Broker LLC.

Services do not include legal, appraisal, or agent / broker representation.