Selling a house without a realtor in California can help you save on commission fees, but it also means handling the entire process yourself. This approach, known as For Sale by Owner (FSBO), is a route some homeowners take to maximize profits or because they already have a buyer lined up. However, while selling independently can be appealing, it comes with challenges—especially when it comes to the paperwork for selling a house without a realtor in California.
It’s important to note that FSBO homes typically sell for less than agent-assisted sales. In 2024, the median FSBO home sold for $380,000, while agent-assisted homes had a median sale price of $435,000. FSBO transactions also accounted for only 6% of home sales that year [1], showing that most sellers still prefer working with real estate professionals.
If you’re considering selling a house without a realtor, it’s crucial to understand the legal and financial responsibilities involved. Osborne Homes has worked with many FSBO sellers and knows the challenges firsthand. To help, here’s a breakdown of the paperwork you’ll need to have in place.
Table of Contents:
- Paperwork For Selling a House Without a Realtor in California
- Why Some Homeowners Sell Without a Realtor
- The Importance of Paperwork in an FSBO Sale
- The Reality of FSBO: What Buyers Expect
- Why Sell to Osborne Homes Instead?
Paperwork For Selling a House Without a Realtor in California
Selling a home on your own means handling all the necessary paperwork yourself. Each document serves an important role in protecting both you and the buyer, ensuring a legally binding and hassle-free sale. Here’s a checklist of what you’ll need to have in place.
☐ Residential Property Disclosure Form
California law requires you to disclose any known defects in your home before selling. This includes structural issues, plumbing or electrical problems and even past repairs. Transparency is key—failing to disclose problems can lead to legal issues down the road. Buyers expect honesty and providing a full report on your home’s condition helps build trust. If you’re unsure about something, it’s best to disclose it rather than risk future disputes.
☐ Preliminary Title Report
A title report verifies that you legally own the home and identifies any claims, liens or unpaid debts attached to the property. This document ensures buyers they’re purchasing a home free from legal complications. If there are outstanding liens or ownership disputes, they must be resolved before closing. Ordering a title report early in the process can prevent last-minute delays, giving you time to clear up any issues before finalizing the sale.
☐ Original Sales Contract
Your original purchase contract provides a history of your home’s previous sale, including any warranties, easements or conditions that may still apply. It’s useful to have on hand, as it can clarify important details for the buyer. If any agreements were made with the previous owner—such as land use restrictions or shared access—this contract will outline them. Having a record of what was disclosed to you when you bought the home can also help in preparing your own disclosures.
☐ Mortgage Statement
If you still have a mortgage, you’ll need a payoff statement from your lender showing the remaining balance and any fees associated with paying it off early. This is crucial for determining how much you’ll actually walk away with after selling. Your mortgage must be fully paid before ownership can be transferred to the buyer. When you obtain this document early, you have a clear picture of what to expect financially once the sale is complete.
☐ Property Tax Records
Buyers will want to see recent property tax records to understand what their future tax obligations will be. These records also confirm that you don’t have any unpaid taxes that could delay the sale. If you owe back taxes, they will need to be settled before closing. Providing a record of past payments helps reassure buyers that there won’t be any hidden financial burdens when they take ownership of the home.
☐ Homeowners Association (HOA) Documents
If your home is part of a homeowners association (HOA), the buyer will need to review the community’s rules, financial statements and fee structures. Some HOAs require approval before a home can be sold, so checking their policies in advance is essential. Buyers will want to know if there are any restrictions on home modifications, rental policies or additional fees they’ll be responsible for. Planning ahead for the paperwork for selling a house without a realtor in California can help streamline the selling process.
☐ Property Survey
A property survey outlines the exact boundaries of your land, clarifying what’s included in the sale. It helps prevent future disputes over fences, driveways or easements that might overlap with neighboring properties. Some buyers or mortgage lenders require a survey before approving the transaction. If you don’t have an updated one, you may need to order a new survey to provide the buyer with accurate property details.
☐ Deed
The deed is the legal document that transfers ownership of your home to the buyer. It must be prepared correctly and notarized before the sale can be finalized. This document proves that you have the legal right to sell the property and ensures that ownership is properly recorded. Once the transaction is complete, the buyer’s name will be officially registered with the county, making them the new legal owner.
☐ Receipts and Warranties
Providing receipts for major repairs and warranties for appliances or home systems reassures buyers that the property has been well-maintained. If you’ve recently replaced a roof, water heater or HVAC system, having documentation of the work done can add value to your home. Buyers may also appreciate knowing which items are still under warranty, as this can save them money on future repairs. Keeping an organized record of home improvements helps make the sale more transparent.
☐ Comparative Market Analysis (CMA)
A comparative market analysis (CMA) helps you determine a competitive listing price by comparing recent sales of similar homes in your area. Overpricing your home could drive buyers away, while underpricing it could leave money on the table. By reviewing market trends and nearby home sales, you can set a price that attracts serious buyers while maximizing your profit. Many real estate professionals provide CMAs, but you can also research comparable sales online.
☐ Seller’s Net Sheet
A seller’s net sheet estimates how much money you’ll actually take home after all expenses. It factors in your remaining mortgage balance, taxes and closing costs so you know what to expect financially. This document helps sellers plan their next move by providing a clear picture of their expected earnings. If you’re selling a house without a realtor, you can create your own estimate using online tools or ask a title company for assistance.
☐ Purchase Agreement
A purchase agreement is the legal house sale contract between you and the buyer, outlining the terms of the sale. This document includes the purchase price, contingencies and closing timeline. If a buyer is financing the purchase, their lender will require this agreement before approving the loan. Without a properly executed purchase agreement, the sale cannot move forward. It’s essential to ensure that all conditions are clearly defined to protect both parties.
Why Some Homeowners Sell Without a Realtor
For some sellers, FSBO makes sense, but it’s not for everyone. Whether you’re trying to save money or have a buyer lined up, there are valid reasons to skip the realtor—but also major risks. Here’s why some homeowners take this route.
Saving on Realtor Commissions
Selling FSBO means avoiding the typical 5-6% commission paid to realtors. On a $400,000 home, this could save you $20,000 or more. However, FSBO homes often sell for less than agent-listed homes, so you need to price wisely.
Selling to a Friend or Family Member
If you already have a buyer, you may not need a realtor to market your home. In these cases, FSBO can work well since negotiations are minimal and both parties trust each other.
Desire for Full Control
Some sellers prefer to handle negotiations themselves, set their own showing schedules and maintain control over every aspect of the sale. But this also means navigating legal documents and managing buyer demands alone.
The Risk of Undervaluing the Home
FSBO sellers often price their homes too low, thinking it will help them sell quickly. But underpricing could mean losing out on tens of thousands of dollars. A well-researched Comparative Market Analysis (CMA) is crucial.
The Importance of Paperwork in an FSBO Sale
Selling a home isn’t just about finding a buyer and handing over the keys—it’s a legal process that requires proper documentation. Every piece of paperwork in a real estate transaction serves a purpose, ensuring the sale is valid, transparent and legally binding. Missing or incomplete paperwork can lead to major issues, including delays, financial losses or even legal disputes.
Legal Protection for Both Parties
A home sale is a legally binding agreement and properly signed documents create a clear paper trail proving that both parties willingly entered into the transaction. This paperwork prevents misunderstandings, protects against fraudulent claims and ensures that the agreed-upon terms are enforceable.
Proof of Ownership Transfer
The deed, title report and purchase agreement are essential for proving that ownership is legally transferred from seller to buyer. Without these documents, there is no official record that the home has changed hands. This can create complications for the buyer when securing a mortgage, obtaining homeowners insurance or even reselling the property in the future.
Required by Mortgage Lenders
If your buyer is financing their purchase, their mortgage lender will require specific paperwork before approving the loan. Documents such as property tax records, title reports, HOA agreements (if applicable) and a legally binding purchase contract must be provided. Lenders use these documents to verify the property’s legitimacy, ensure there are no legal claims or unpaid debts on it and to confirm that the home’s value aligns with the loan amount.
The Reality of FSBO: What Buyers Expect
Selling a house without a realtor doesn’t mean buyers will be inexperienced. Many will still expect a professional and well-organized process. FSBO sellers often assume that skipping a realtor makes things simpler, but the reality is that most buyers will approach the purchase just as they would any other real estate transaction.
Buyers Will Likely Use an Agent
Even if you’re selling FSBO, many buyers will still have a real estate agent representing them. Their agent will push for professional negotiations, contingencies and formal contracts. You’ll be expected to follow standard home-selling procedures and without a realtor to handle these interactions, you may find yourself at a disadvantage when dealing with seasoned professionals.
Buyers Will Request Inspections and Appraisals
Most buyers will still require an appraisal, especially if they’re using a mortgage. The appraisal ensures the home’s value matches the loan amount. Likewise, a home inspection is standard practice and can reveal hidden issues. If problems arise, the buyer may negotiate repairs or a lower price. FSBO sellers must be prepared to navigate these negotiations without the guidance of a real estate agent.
Buyers Expect a Smooth Closing Process
Without a realtor or attorney handling the paperwork, the closing process can take longer. Many FSBO sellers struggle with escrow timelines, legal requirements and title transfers. If you’re not familiar with these steps, mistakes could lead to delays, house sale contract cancellations or additional costs. Buyers want reassurance that the process will go smoothly and if they sense uncertainty, they may back out altogether.
Why Sell to Osborne Homes Instead?
If managing all the paperwork, negotiations, and legal details of selling FSBO sounds overwhelming, there’s an easier way. Osborne Homes provides the perfect alternative: buying houses directly from homeowners in any condition. Instead of dealing with complicated contracts, we offer a straightforward cash sale that simplifies the process.
No Paperwork Hassles
Selling FSBO means handling every document yourself, from disclosures to contracts. Any mistakes can lead to penalties, delays, or even legal trouble. When you sell to Osborne Homes, we handle everything for you. Title reports, purchase agreements—we take care of it all. With us, you won’t have to manage any of the paperwork for selling a house without a realtor in California.
Sell Your Home As-Is
Traditional buyers demand costly repairs, delaying your sale and eating into your profits. We buy houses as-is, no matter the condition. Whether your home needs a new roof, has plumbing issues, or hasn’t been updated in years, you won’t have to fix a thing—just sell and move on.
No Waiting on Buyer Financing
FSBO sales can fall apart if a buyer’s mortgage is denied, causing delays. Even approved loans take weeks to process. With Osborne Homes, there’s no waiting—we pay in cash and close fast. No appraisals, no lender approvals, just a smooth and guaranteed sale on your timeline.
Skip the Negotiation Headaches
FSBO sellers often struggle with buyers and their agents pushing for lower prices, repairs, or contingencies. Negotiating without experience can be stressful and complicated. At Osborne Homes, we make it easy with a straightforward cash sale—no haggling, no back-and-forth, and no last-minute surprises. Just a simple and quick closing.
Sell Your Home the Easy Way with Osborne Homes
Handling all this paperwork when selling a house without a realtor can be exhausting, but you don’t have to do it alone. At Osborne Homes, we buy houses as-is, meaning we take care of the paperwork, repairs and legal details so you don’t have to. No waiting, no showings, no endless negotiations—just a straightforward, stress-free home sale. If you’re ready to sell your home quickly and move on without the hassle, contact Osborne Homes today and get started!
Sell My House Fast in California!
References
- National Association of Realtors: Quick Real Estate Statistics