Many homeowners find the paperwork the hardest part of selling without an agent. In fact, around 10% of sellers say it’s the most challenging step, according to the National Association of Realtors.
Fortunately, free paperwork for selling a house by owner makes it easier to stay organized throughout the process. You’ll still be responsible for disclosures, contracts, closing forms, and tax documents. But having the right paperwork and understanding how to use it ensures your sale stays compliant, and lets you keep more of your profit when the deal closes.
How to Sell a House Without a Realtor
Selling a house without a realtor saves money but adds more work. This type of sale is called for sale by owner (FSBO), which means you take charge of pricing, marketing, negotiations, and paperwork yourself. It’s doable if you stay organized.
- Price it right. A high price turns buyers away. A low one cuts into your profit.
- Check your home’s value. Use online estimates or hire an appraiser for a fair number.
- Market it well. Use clear photos, good lighting, and honest descriptions to draw interest.
- Get offers in writing. Each should include contingencies, timelines, and closing details.
- Close the deal. The sale becomes official when both sides sign the deed and closing statement.
With some effort and research, you can sell your home yourself and keep more of what you earn. It takes time and patience, but the savings often make it worth it. You can also simplify the process by using free for-sale-by-owner paperwork and templates from Legal Templates.
Get Legal Help Without Paying Full Commission
Selling without an agent doesn’t mean you can’t get help. You can keep a real estate attorney on retainer for specific legal tasks. They can review contracts or handle the important documents needed to sell a house. Use our real estate retainer agreement to set it up.
What Paperwork Do I Need to Sell My House Myself?
Handling a home sale yourself means managing all the paperwork that comes with it. With the right documents in place, your sale stays legal, transparent, and on schedule. Here’s what to prepare at each stage.
Before You List
Pull together key records that prove you own the home, describe its features, and show its condition. Buyers and inspectors will look for this information early, and having it ready builds trust and saves time later. It also helps you set an accurate price once offers start coming in.
- Title Report or Title Search isn’t always required, but buyers usually expect it. It confirms legal ownership and flags any liens or unpaid debts linked to the property. Having it early helps avoid closing delays.
- Lead-Based Paint Disclosure is mandatory for homes built before 1978. It alerts buyers to possible lead hazards from old paint or plumbing and keeps your sale compliant with EPA rules.
- Residential Property Disclosure Form is required in most states. It lists known problems like leaks, cracks, or pest issues. Clear disclosure keeps you compliant and protects you from legal claims later. Many states publish it through their Real Estate Commission.
- Property Survey may be required by local laws or lenders. It confirms boundaries, easements, and shared access points. Buyers often request it to verify property lines before finalizing an offer.
- Permits and Building Plans are essential if you’ve renovated or added structures. They show that all work was approved and meets code. Missing permits can raise red flags for inspectors and buyers.
- Receipts and Warranties aren’t required but strengthen your listing. Proof of repairs, new systems, or appliances shows good maintenance and helps justify your asking price.
Do You Know Your State's Disclosure Rules?
Disclosure laws aren’t the same everywhere. Some states require extra forms for hazards, nuisances, or even deaths on the property.
Selling “as is” doesn’t erase your duty to disclose any known defects with the property. It’s smarter to over-disclose than risk a legal issue later. Check your state’s real estate department or talk to an attorney before listing.
When You Get Offers
Once offers start coming in, it’s important to document every agreement carefully. Each one captures a different stage of the negotiation, from the price you accept to the items you include in the sale.
- Real Estate Purchase Agreement is the core contract in any sale. It sets the price, contingencies, deposit amount, and closing timeline. Both sides must sign it for the deal to move forward. Using a legally valid real estate contract for sale by owner makes sure the terms hold up.
- Homeowners Association (HOA) Documents are required if your property belongs to an HOA. Buyers want to know the rules, monthly fees, and any upcoming assessments. Providing bylaws, fee schedules, and meeting summaries upfront helps prevent delays and surprises later.
- A Bill of Sale isn’t mandatory, but it’s smart to include it when selling personal property with the home. It lists what stays, like appliances, light fixtures, or furniture, and what goes. Putting it in writing avoids confusion on move-out day.
- Purchase Agreement Addendum is used when either party changes the deal after signing. It can adjust the closing date, repair terms, or price. Each addendum must be signed by both parties so the updated terms are legally binding.
At Closing
Once you reach closing, it’s time to finalize the sale and transfer ownership. Every document here confirms payment, clears debts, and proves the property is ready for the new owner.
- Affidavit of Title is usually required at this stage. It confirms you’re the legal owner and that there are no undisclosed liens, claims, or outstanding judgments against the property. The buyer’s lender will also likely conduct a title search to confirm ownership.
- Deed (Warranty or Quitclaim) is required to transfer ownership to the buyer. It must be signed, notarized, and recorded with the county to make the transfer official.
- Closing Statement lists all the key details, including the price, credits, fees, and payments. Since October 3, 2015, the Closing Disclosure has taken the place of the HUD-1 for most home sales. Borrowers who applied before that date received a HUD-1, while refinances may still use a HUD-1A. Take time to review the Closing Disclosure carefully to confirm costs.
- Loan Payoff Statement or Satisfaction of Mortgage is necessary if you still owe on your mortgage. It shows the remaining balance and confirms that the loan will be paid off once the sale closes.
- Property Tax and Utility Bills help calculate prorated amounts for what’s owed up to the closing date. They also confirm that all accounts are current before transfer.
- Certificate of Occupancy may be required for new construction or major renovations. It certifies that the property meets local building codes and is safe for the buyer to move into.
Once everything is signed and finalized, keep your paperwork safe for future reference. Staying organized protects you if questions come up later and keeps the sale compliant. To make it easier, use free FSBO paperwork from Legal Templates to manage every detail.
Let Someone Handle Closing Tasks for You
If you can’t attend closing, you can authorize someone to sign and complete documents for you using a free real estate power of attorney form. It’s an easy way to finish the deal without slowing anything down.
State Rules and Tax Documents for FSBO Sellers
When learning how to sell a house by owner paperwork, it’s important to know that requirements don’t stop at signing the contract. Each state has its own closing rules, and you’ll also need specific tax documents once the sale is complete.
State Requirements for FSBO Paperwork
Rules for selling your home without a realtor depend on where you live. Some states require attorneys at closing, others limit notary fees, and some require licensed professionals to handle documents. Here’s a quick guide to what applies in each state group.
| State(s) | Main Rule | Who Handles Closing | What to Know |
|---|---|---|---|
| CT, DE, GA, MA, SC, VT, WV | Attorney required | Attorney | An attorney must attend or supervise the closing to ensure compliance with state law. |
| IL, NJ (North), NY, NC, OH | Attorney often involved | Attorney or Title Company | Attorneys typically review or oversee closings to prevent legal issues. |
| IN, MD, MN, VA | License required | Licensed Title or Closing Agent | - IN & MD: Title Insurance Producer License. - MN: Closing Agent License. - VA: Title Insurance License if handling funds. |
| NE, NV | Notary fee limits | Notary Signing Agent | Both states cap notary fees per document. Verify limits before closing. |
| TX | Restricted location | Lender, Attorney, or Title Office | Closings must take place at one of these approved sites under state law. |
| All other states | Standard FSBO process | Notary Signing Agent | Notaries can notarize documents but can’t explain legal terms. Always check local regulations before signing. |
Rules change often, so it’s best to double-check before closing. Confirm your state’s latest requirements with a title company or attorney to make sure your paperwork meets current regulations.
Tax Documents You’ll Need After Selling Your Home
After closing, keep a few documents organized for tax season. They help you report the sale correctly and may reduce what you owe.
- IRS Form 1099-S reports your home sale proceeds to the IRS. The closing agent or title company usually provides it. Check that the sale price and your information are correct before filing.
- Receipts for Home Improvements adjust your home’s cost basis, which can lower taxable gains. Keep records for upgrades that add value or extend the home’s life, such as renovations, new roofs, or additions.
- Property Tax Records show how much tax you paid and support any deductions you claim. They also help confirm prorated amounts from the sale.
Keeping these documents in order makes it easier to handle taxes and avoid missing key deductions.
How Long to Keep Paperwork After Selling a House?
How long you keep home sale documents depends on your property and tax situation. In most cases, it’s best to hold on to everything for at least seven years after you file taxes for the year of the sale.
The IRS can review returns for three years in normal cases and up to six years if income was underreported. If your sale involved taxable gains, a rental property, or any legal disputes, keep the records longer.
Hold on to your closing statement, deed, purchase agreement, title documents, receipts for improvements, and loan payoff confirmation. Save both paper and digital copies in a secure place so you can find them easily if questions come up later.
However, according to Redfin, how long you keep these documents depends on your situation. The table below breaks down their general recommendations for different types of home sales.
| Situation | Minimum Time to Keep | Key Documents to Keep |
|---|---|---|
| Primary Residence (No Tax Owed) | 3 years | Closing statement, improvement receipts |
| Primary Residence (Taxable Sale) | 6 years | Closing statement, improvement receipts |
| Investment or Rental Property | 6 years | Closing statement, depreciation, and rental records |
| Inherited Property | 6 years | Appraisal at date of death, estate documents, closing statement |
| Second or Vacation Home | 6 years | Closing statement, improvement receipts |
| Short Sale or Foreclosure | 6 years | Form 1099-C, lender correspondence, closing statement |
| 1031 Exchange | Indefinitely | Exchange agreements, intermediary records, and closing statements |
| Sale with Legal Disputes | Indefinitely or per state law | Contracts, legal filings, correspondence |
Create digital backups for long-term storage. It’s an easy way to stay organized and access your records quickly if you ever need them again.
Simplify Your Home Sale
Selling your home without an agent takes effort, but it’s well within reach. With the right forms and a bit of preparation, you can handle everything from listing to closing on your own. That extra work pays off. Real estate commissions often run 5% to 6% of the sale price—around $20,000 to $24,000 on a $400,000 home.
Even if you still cover the buyer’s agent fee, you could save $10,000 to $12,000 by selling it yourself. Staying organized and using the right documents keeps the process smooth, compliant, and worth your time. If you’re ready to get started, use FSBO paperwork from Legal Templates to simplify every step.
