You have done the math, figured a price for the home on your own.
You are pretty proud of not having a commission and hope this sale by yourself goes smoothly. Plan to run ads, write them, blog, have videos, and try to duplicate the exposure enhanced sites like REALTOR.COM and a local full time season broker can provide? Do you know what you are doing? And is selling your home or land or small mom & pop grocery your full time job? Can't be that hard right...run a few ads, just let any buyer who calls wander thru the place..and financing. Hoping for a cash buyer who does not negotiate? Know the ins and out of banking programs, which banks are on the ball, which ones mess up deals from lack of experience like you? The beauty of a real estate broker that works full time and markets your property 24-7 using every media available..is you are partners. You don't pay for anything until the place sells. No up front marketing fees, just advice, and direction on a strategy that will get the place sold. In a challenging market, do you really want to lose a season or two thinking because there is a for sale sign on the lawn, that it will happen on its own? Disclosure forms, broadcasting your property and a data base of prospective buyers to market to...up to speed on all those area? Lawsuits when you get taken in by a sharp operation, knowledge of what is customary in the market for a seller to pay, or not to pay. What is the norm on closing costs to expect? Cordinating the next purchase with contingencies and flushing out a buyer to know whether they are qualified to buy. Figuring it out now with the right questions from broker experience with buyers rather than suddenly learning what went wrong at the end of the selling seaon after being tied up for months on your own. That commission you think you are saving, if the place does not sell or you take a big dip because it was not marketed correctly, promptly, professionally is a small drop in the bucket. A good broker with a solid reputation and cutting edge marketing tools is worth his/her weight in gold. Ask a REALTOR for a list of FSBO's (For Sale By Owners) who you can talk to who learned the hard way before listing and selling for more than they planned on. Would you like to find out after the sale what you should have gotten for the place? Good luck!