How To Sell Your House Without A Realtor DC

Selling your own home (often called FSBO—For Sale By Owner) can feel empowering and intimidating. In Washington, DC—a market with unique laws like TOPA, high transfer/recordation taxes, and tight inventory—going FSBO is absolutely doable when you follow a clear plan.

This step‑by‑step guide walks you through everything you need to know to sell your DC home without an agent: pricing, prep, marketing, forms, disclosures, negotiations, inspections, closing, taxes, and smart alternatives if you decide a direct sale is better. Use it as your roadmap from “thinking about selling” to “closed.”

Heads up: This guide is educational, not legal or tax advice. Always confirm requirements with your title company/attorney and your tax professional.

1) Decide How You’ll Sell: FSBO vs. Agent vs. Direct Buyer

Before you race ahead, zoom out and choose a strategy that matches your goals:

FSBO (this guide): You’ll price, prep, market, show, negotiate, and coordinate closing yourself. You save the listing side commission, but you’ll invest time and handle the details. Many FSBO sellers still offer a buyer‑agent commission (often 2–3%) to expand the buyer pool.
List with an agent: You’ll likely get wider exposure via MLS, professional marketing, and a guided process, but you’ll pay full commissions and timing is less predictable. Wondering when listing shines? See the right time to sell your DC house for timing nuance.
Direct, as‑is sale to a professional local buyer (Simple Homebuyers): Fast (often days), certain, no showings, no repairs, no fees. You trade a bit of price for speed and certainty. If you’re prioritizing a stress‑free exit (job transfer, inherited house, heavy repairs), a direct offer can be the winning play.

Tip: If you’re still on the fence, you can prep once and request an offer from Simple Homebuyers while you quietly test the market FSBO. Pick the path that reaches your goals with the least friction.

2) Price It Like a Pro (Without Guessing)

Accurate pricing is 80% of the battle. Here’s a clean way to nail it without an agent:

Define a tight comp set. Look for sold homes (last 3–6 months) within ~0.5–1 mile, same school boundary when possible, similar style (rowhome/condo/detached), size (±15% GLA), bedroom/bath count, condition, parking, outdoor space, and basement finish. Don’t mix 1920s Wardman rowhomes with new‑build townhomes.
Adjust for differences. Finished basements, off‑street parking, and a renovated kitchen/bath routinely swing value. Keep adjustments reasonable and consistent.
Don’t anchor on computer estimates. Use algorithmic values for rough orientation only. For a deeper dive, read Should you trust Zillow to determine value in DC?
Study list‑to‑sale ratios. If comparable listings needed multiple cuts, your micro‑market may be soft. Price ahead of the curve.
Know your walk‑away number. Factor closing costs, buyer‑agent commission (if offered), repair credits, and your timeline.

Pro move: Price at a clean threshold to capture search brackets (e.g., $699,900 vs. $704,900). Then hold your number the first 10–14 days while demand consolidates.

3) Understand Your DC‑Specific Legal & Policy Landscape

Washington, DC has a handful of rules FSBO sellers must respect. Bookmark these:

TOPA (Tenant Opportunity to Purchase Act). If your property is tenant‑occupied (or recently was), you may have tenant notice/offer rights to handle before a sale. Get clear early with the District’s TOPA resources: DC DHCD – Tenant Opportunity to Purchase Act.
Disclosures. Federal law requires a Lead‑Based Paint Disclosure for housing built prior to 1978. Details here: HUD – Lead‑Based Paint Disclosure. DC also requires a seller disclosure statement covering known material defects. When in doubt, disclose.
Transfer & Recordation Taxes. DC has substantial taxes at closing (amounts change—verify current rates with the District’s site): DC Office of Tax and Revenue.
Zoning & Use. Conversions, accessory apartments, parking, and short‑term rentals all depend on zoning. If buyers ask, you’ll want a credible reference: DC Zoning Handbook.
Title Insurance & Closing Mechanics. Know what’s covered and what isn’t so you can answer buyer questions confidently: ALTA – Homebuyer Guide to Title Insurance.

Pro tip: Choose your title company early. A good closer will give you the exact seller documents, help confirm tax prorations, handle deed prep, and coordinate payoff statements.

4) Prep the Home for a Fast, High‑Confidence Sale

Your goal isn’t perfection; it’s confidence. Buyers pay more (and move faster) when a home feels well‑maintained and move‑in ready.

Triage the high‑ROI fixes

Safety & systems: Functioning smoke/CO detectors, GFCIs, handrails, furnace filter, clear electrical panel labeling.
Water & envelope: Minor roof tune‑ups, gutters clean, downspout extensions, caulk around tubs/sinks/windows, fix active leaks.
Touch‑points: Fresh paint (light, warm neutrals), new LED bulbs, tightened hardware, quiet door latches, tune sticky windows.
First impression: Front door paint, a new doormat, seasonal planters, simple mulch, and a deep porch/entry clean.

For room‑by‑room tactics and photo‑ready hacks, see Staging tips to help you sell fast in DC and Ways to appeal to buyers in DC.

Declutter, depersonalize, and define spaces

Remove ~30–40% of belongings. Rent a small storage unit if needed.
Neutralize: minimize family photos, bold art, and distinctive collections.
Define each area (office, guest room, workout nook) so buyers “get” the layout instantly.

Consider a pre‑listing inspection (optional)

If you expect inspection turbulence (older roof, aging systems), a pre‑listing inspection lets you fix cheap items and price with eyes open. You’re not obligated to share it, but transparency builds trust—especially in FSBO.

5) Nail Your Marketing: Photos, Words, and Where You Post

Photography & media

Hire a pro (worth every penny). Ask for 25–35 images, exterior twilight if possible, and a simple floor plan.
Sequence: Exterior hero → airy main living → kitchen → primary suite → baths → secondary beds → flex spaces → outdoor.
Lighting: All lights on, blinds tweaked for even daylight, warm bulbs throughout.

Write a magnetic description

Lead with big wins in the first 2–3 sentences (location, parking, outdoor space, updates). Then cover:

age of roof/HVAC/water heater, utility type (gas/electric), parking details,
work‑from‑home/commute highlights,
what nearby amenities locals love (parks, Metro, grocery, cafes).

Avoid empty adjectives (“cozy,” “charming”) and replace with specifics: “2022 heat pump, two skylights, private 200‑sq‑ft deck.”

Where to list as a FSBO

Free portals: Zillow, FSBO.com, Facebook Marketplace/Neighborhood groups, Craigslist (be scam‑aware), Nextdoor.
Flat‑fee MLS: Consider a local flat‑fee broker to post on Bright MLS for wide syndication. You’ll still manage showings/offers. (Confirm terms, yard sign rules, and how buyer‑agent commissions are advertised.)

Timing note: If your schedule is flexible, also skim the right time to sell your DC house to align your launch with buyer momentum.

6) Showings, Safety, and Momentum

Access: A lockbox with unique daily codes keeps it simple. Do not post codes publicly.
Safety: Remove medications, secure valuables, and hide sensitive documents.
Feedback loop: Ask every visitor’s agent/buyer for reactions on price, condition, and objections. Adjust quickly if you hear the same note thrice.
Open houses: Consolidate demand your first weekend to create social proof. Keep them short, spotless, and well‑lit.

7) Offers: What Matters Beyond Price

When offers arrive, weigh them on certainty and net—not just gross price.

Proof of funds or strong pre‑approval. Ask for a DU/LP AUS finding for financed buyers.
Earnest Money Deposit (EMD). 1–3% is common; higher = more commitment.
Contingencies. Inspection, financing, appraisal, and home sale contingencies each add risk/time. Shorter periods = better.
Appraisal gap/waiver. If the buyer will bridge a short appraisal, that protects your price.
As‑is language (with or without inspection). Understand the nuance; “as‑is” usually still allows an inspection + right to void.
Closing date & rent‑back. Can the buyer match your move timeline? A short rent‑back lets you close, get funds, and move calmly.

If you plan to entertain multiple offers, set a deadline, specify contract type and terms in your online listing, and provide a basic info sheet (utilities, age of systems, HOA dues, preferred title company) to streamline submissions.

8) Contracts & Required Paperwork (FSBO‑Friendly Version)

Sales contract. In the DC region, many buyers use a standard regional form. Your title company or real estate attorney can supply a FSBO‑friendly contract and addenda.
Disclosures. Complete the DC seller disclosures honestly plus federal lead disclosure for pre‑1978 homes: HUD – Lead Disclosure.
TOPA notices (if applicable). Confirm and serve notices properly: DHCD – TOPA.
Condo/HOA resale package (if applicable). Order it early; buyers typically have a statutory review period.

Save this: At closing you’ll receive a Closing Disclosure laying out every dollar in and out. Preview what that looks like here: CFPB – Closing Disclosure Explainer.

9) Inspections & Renegotiations—Keep Control

Even with a well‑kept home, buyers often request repairs/credits after inspection.

Ask for the whole report with the request; address items with safety/structure priority.
Cap credits (e.g., “seller to credit up to $2,000 toward inspection items”) to avoid endless lists.
Offer a home warranty as a compromise for older—but functioning—systems.

If surprises are large (sewer line, roof leak), you can disclose and re‑launch at a new price or sell as‑is to a direct buyer like Simple Homebuyers and keep your timeline.

10) Title, Payoffs, Taxes & Closing Day

Once you’re under contract, your title company orchestrates the finish:

Lien & title search. Confirms you can convey clear title. If issues pop up (old HELOC, boundary, estate matter), your closer will coach the cure.
HOA/condo payoff letters and mortgage payoffs are ordered.
Tax pro‑ration is calculated to the day using DC’s calendar and the settlement date. Current info and tax questions: DC Office of Tax and Revenue.
Utilities are read and scheduled for transfer.
The closing. You’ll sign the deed and seller docs; funds disburse after recording. Review the CFPB Closing Disclosure example ahead of time so nothing is a surprise: CFPB – Closing Disclosure.

11) Taxes After the Sale (Plan Now, Save Later)

Capital gains exclusion. Many sellers qualify to exclude up to $250,000 (single) or $500,000 (married filing jointly) of gain if you’ve owned/occupied the home 2 out of the last 5 years. See IRS Topic 701 for a plain‑English refresher: IRS – Topic No. 701, Sale of Your Home.
Cost basis matters. Keep receipts for capital improvements (new roof, HVAC, windows). Your basis = purchase price + capital improvements + allowable selling costs.
Property taxes & interest. Depending on itemization, you may deduct some amounts—talk with your tax pro.

A quick consult before you list prevents last‑minute surprises in April.

12) Special Situations (Condos, Tenants, Distress, Estate)

Condos/HOAs. Order resale packages early. Know pet, rental, and move‑in rules. Be transparent about special assessments.
Tenant‑occupied. TOPA may apply; give notices properly. Investors will ask for leases, payment history, and deposit accounting.
Behind on payments or underwater? A short sale or direct as‑is sale may be smarter than a drawn‑out listing. Start with What is a short sale and how does it benefit you in DC?
Inherited property / estate. Confirm authority to sell (letters of administration or court order) and whether probate is required. Your title company/attorney will guide the affidavit chain.

13) FSBO Pricing, Prep, and Launch Checklist (Copy/Paste)

Pricing

Pulled 5–8 sold comps in last 3–6 months; similar style/size/condition.
Adjusted for parking, outdoor space, basement finish, updates.
Validated against online estimates (with skepticism). See Zillow value in DC?
Set ask price at a clean search threshold.

Prep & Staging

Completed quick repairs & safety items; handled minor roof/gutter/caulk.
Deep cleaned; decluttered; depersonalized; spaces defined.
Curb appeal tuned. Review staging tips and ways to appeal.

Marketing

Hired pro photographer (+ floor plan). Wrote benefit‑rich description.
Listed to major portals + flat‑fee MLS (optional). Yard sign & directional arrows.
Created a showing calendar; set up feedback capture.

Legal & Closing

Selected title company; requested seller net sheet.
Prepared DC disclosures + federal lead disclosure (pre‑1978).
Resolved TOPA requirements if tenant‑occupied: DHCD – TOPA.
Ordered condo/HOA resale package (if applicable).

Launch

Thursday listing go‑live; weekend open house scheduled.
Offer instructions & deadline posted.
Review offers by net certainty and terms.

14) Common FSBO Questions (Fast Answers)

Q: Should I offer a buyer‑agent commission as FSBO?
A: You’ll broaden your buyer pool dramatically if you do. Build it into your price and advertise it clearly on MLS if you use a flat‑fee service.

Q: Can I sell “as‑is”?
A: Yes—just disclose known defects. “As‑is” usually still allows inspection and a buyer right to void. Price accordingly.

Q: My place needs work and I’m out of time. Now what?
A: Skip showings and sell directly to Simple Homebuyers. You’ll avoid repairs, fees, and months of carrying costs.

Q: How long will a winter sale take?
A: Winters are slower in DC, which is one reason many sellers choose a direct sale. If you’d like to understand seasonality, also skim The right time to sell in DC.

15) When a Direct Sale Is the Better Strategy

There are moments when maximizing price is not the top priority—speed and certainty are. If you’re relocating on a deadline, juggling an estate, facing costly repairs, navigating TOPA with non‑cooperative tenants, or you’ve simply had enough of the prep‑show‑negotiate cycle, a direct sale to Simple Homebuyers can be your most valuable option:

Close in days, not months.
No repairs, cleaning, or junk‑hauling.
No fees or commissions. What we offer is what you net.
As‑is with straightforward, local people who know DC.

If you want to compare paths, request a no‑obligation offer and line it up against your FSBO net. The better fit will be obvious.

16) Final Thoughts—and Your Next Three Actions

Selling without a realtor in Washington, DC is 100% possible when you: (1) price with precision, (2) prep for confidence, and (3) market like a pro while staying compliant with DC’s unique rules. Keep your eyes on net and certainty, not just face value.

Your next three moves:

Call a title company and ask for a seller net sheet + FSBO contract package.
Block two weekends for prep/photos and go‑live. Use the checklist above.
Request a direct offer from Simple Homebuyers as your baseline. If FSBO beats it, awesome. If not, take the easy win.

If you’d like a local set of eyes on your plan—or you want a fair as‑is offer without fees—reach us anytime at (240) 776-2887. We buy across the District and can close on your schedule.