From the Library · New release
How to Sell Your Own Home
An operator’s guide to a disciplined FSBO transaction, written by the seller of a real $715K listing in a live transaction. 20 pages. Premium positioning. Conservative posture by design.
Why this guide exists
Most FSBO advice on the internet is either a sales pitch from a discount listing service or a casual blog post from someone who sold one house. This guide is different on both counts. It is written from the seat of an active seller on a real $715,000 listing right now, and the operating sequence inside has been priced in by 33 years of Robinson-family real-estate experience.
The math is clean. On a $700,000 home, the disciplined-FSBO seller keeps roughly $28,000 more at closing than the traditional 6%-commission seller, while still paying the buyer-agent a fair 2% and retaining a real-estate attorney for contract review. This guide is the operating system that produces that outcome.
What’s inside
Why a Disciplined FSBO Works
The commission, broken apart by function.
What This Guide Is Not
Honest scope. Three things this guide doesn’t try to be.
The 7-Phase Operating System
Pricing → Stage → List → Show → Negotiate → Diligence → Close.
Phase 1 — Pricing Like a Lender
Defensible comparables, pre-listing appraisal, the math.
Phase 2 — Stage and Photograph
Developer-grade preparation. The full sequence.
Phase 3 — The Listing You Control
Landing page + flat-fee MLS + QR-coded yard sign.
Phase 4 — Showings Without Losing Control
Pre-qualification, calendar discipline, showing logs.
Phase 5 — Negotiate the Offer
Six negotiation surfaces, not one. The DD-period tactic.
Phase 6 — Survive Due Diligence
Three-bucket inspection sort. Appraisal rebuttal. Lender conditions.
Phase 7 — Close Without Surprise
Document checklist, walk-through, wire-fraud avoidance.
The Buyer-Agent Decision
Why 2% (not 0% and not 3%) is the disciplined answer.
Worked Example — A Real $715K Sale
Actual terms from the author’s live transaction.
Risk Register for the FSBO Seller
Big-4 enterprise-risk-management discipline applied to FSBO.
Closing Word
For the operator who chose to do the work themselves.
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How to Sell Your Own Home
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