What to Know About Going FSBO (For Sale By Owner)
Timing, ingredients, and skill... they all matter when you’re trying to get something just right. Whether it’s baking a perfect loaf of bread or buying and selling your home in Massachusetts, the right combination determines the outcome.
No, you don’t have to hire a real estate broker in Massachusetts. But having one on your side can change the recipe entirely. You can represent yourself as a buyer or as a seller — it’s completely legal to do so. But before you decide to go it alone, it’s worth understanding what that really means and what you might be giving up in the process.
When you choose to sell “For Sale By Owner” (FSBO) or buy without an agent, you’re stepping into the transaction without an advisor on your side. That means you’re handling pricing, marketing, negotiations, and legal paperwork yourself. And if the person on the other side has an agent, that agent’s fiduciary duty is only to their client, not to you.
So if you’re a seller and a buyer’s agent brings a client to your home, their job is to protect the buyer’s best interests, not to help you navigate the sale. And if you’re a buyer working directly with the listing agent, remember: that agent represents the seller. Their role is to getthe best possible deal for them, not you.
What You Take On Without an Agent
What Do You Have to Handle When You Sell FSBO in Massachusetts?
• Pricing your home based on recent comparable sales
• Coordinating photography, staging, and marketing
• Managing showings and fielding buyer inquiries
• Reviewing and negotiating offers
• Preparing and managing contracts and disclosures
• Coordinating with attorneys, inspectors, and closing logistics
What Do You Have to Handle When You Are an Unrepresented Buyer in Massachusetts?
• Researching and touring properties
• Evaluating market value and offer strategy
• Drafting offers and managing contingencies
• Scheduling inspections and reviewing reports
• Understanding legal paperwork and timelines
• Communicating directly with listing agents and attorneys
A Note on Recent Industry Changes
As of August 2024, there have been significant industry-wide changes following the NAR settlement that affect how agents are compensated and how commissions are structured. Buyers now sign written agreements with their agents that outline how compensation will be handled. Sometimes that fee can be requested from the seller, but it’s not automatic or guaranteed. (For a full breakdown of what’s changed and what it means for you, you can read this explainer from our brokerage.) With the new Massachusetts home inspection law effective October 2025, understanding what’s required before selling FSBO is more important than ever. At it's core, a seller or agent can no longer condition the acceptance of an offer on the buyer waiving the right to a home inspection. Stay tuned for a forthcoming deep dive on how that is shifting the business...
Why Local Expertise Still Matters
In Greater Boston, even small oversights can have major consequences. We recently heard from a buyer who had to walk away from a condo purchase because their agent hadn’t asked about upcoming special assessments before they made their offer. The additional costs surfaced during the purchase and sale phase and were too significant to move forward — an avoidable issue with the right due diligence.
Between Boston’s unique mix of older housing stock, condo associations with varying reserves, and tight timelines, having an experienced advocate can make a real difference in both protection and peace of mind.
A Real FSBO Story
One of our recent sellers started out by listing their home on their own. They handled photography, open houses, and fielded a few calls — but after several weeks of limited traction, they reached out to us. We stepped in with professional marketing, pricing strategy, and exposure to our network. Within two weeks, the property was under contract, and it sold for more than they thought possible.
That’s the power of strategy, presentation, and reach.
Myth vs. Reality
Myth: Skipping an agent saves you money.
Reality: Most FSBOs sell for less — and often involve added stress or risk that outweighs the savings.
And here’s what it looks like when the relationship works right:
“We recently worked with BJ to purchase what turned out to be our dream home in Jamaica Plain, and we could not have had a better experience. When we first met BJ, we told him upfront that after a few failed offer attempts in this crazy real estate market, we were becoming the super anxious homebuyer types. BJ was incredibly patient with us, calmly steering us through every step of the process. He is the consummate professional — knowledgeable, responsive, insightful — while also being very friendly and easy to talk to. It was also very clear that BJ was well-regarded and respected in the local real estate community, which never hurts when needing to arrange a showing outside an open house or seeing a listing a little early before it hits the market. Having worked with a few other real estate agents in our home-buying processes over the last few years, we can sincerely say no one else compares. We absolutely, unequivocally, highly recommend BJ.”
The Takeaway
Selling or buying on your own can look straightforward — until you’re in the thick of pricing decisions, negotiations, and legal details. The right agent doesn’t just handle paperwork; they protect your time, reduce your risk, and often uncover value you might have missed on your own.
Thinking about a FSBO or wondering what working with a local expert might change for you? Let’s talk it through. A short conversation could clarify your best next step and show how the right strategy can translate into a smoother, more profitable sale.
