How to Sell a House By Owner in Rhode Island

Why sell a house by owner in Rhode Island?

For some homeowners in Rhode Island, taking the FSBO route offers the appeal of savings and control. By selling without a Realtor, you might reduce the fees involved in selling a home. But the savings might not be as much as you think.

In a traditional, agent-assisted transaction, sellers paid about 6% of the sale price to cover both the listing and buyer agent fees. But a 2024 court settlement by the National Association of Realtors (NAR) has clarified the level of potential savings and who pays. Buyers now handle their own agent commissions.

By no longer covering the buyer’s agent commission, sellers can save about 3%. And if you choose to sell your home yourself, you could skip the remaining 3% typically paid to a listing agent, doubling your potential savings.

But while a FSBO sale can offer a rewarding challenge, it’s important to weigh the pros and cons before deciding.

Consider the proceeds tradeoff

Selling FSBO can be rewarding for some, but it comes with significant hurdles that often outweigh the potential savings. For example, while FSBO sellers might initially save on agent fees, research shows they often leave significant money on the table.

According to the National Association of Realtors (NAR), FSBO homes sold for a median of $380,000 last year compared to the median selling price of all homes, which was $435,000. That’s a potential loss of $55,000 in proceeds in an effort to save about $11,400 (3%) in commissions.

How to sell a house by owner in Rhode Island

Selling a home by owner in Rhode Island requires you to handle every aspect of the process, from pricing and marketing to legal paperwork. You’ll need to comply with Rhode Island’s real estate laws, such as preparing the necessary seller disclosures and coordinating with title companies to transfer ownership.

Although Rhode Island sellers are not required to hire an attorney to close a home sale, FSBO transactions often warrant legal guidance to minimize risks and avoid costly mistakes. Real estate attorneys in the state typically charge between $449 per hour, depending on the complexity of the transaction.

While you might assume pricing your home is the first step in the FSBO process, it’s better to wait until the property is fully prepared. Repairs, upgrades, and cleaning efforts can significantly impact the accuracy of your pricing and the overall success of your sale.

1. Prepare your Rhode Island house for sale

To make your home stand out, you’ll want to prepare it so buyers can see its best features. Start with obvious repairs and then address cosmetic issues, such as chipped paint, scuffed floors, or broken fixtures. Even seemingly minor fixes, like new light switches and drawer knobs, can boost the home’s appeal.

• Clear out stuff and depersonalize: Declutter your home, removing unnecessary items and personal belongings to help buyers see themselves living in the home.
• Deep clean: To make the house shine, give it a thorough cleaning. Focus on high-traffic areas, kitchens, and bathrooms. Consider hiring a professional cleaning service.
• Make needed repairs: Fix leaky faucets, broken window screens, door handles and hinges, and replace or repair broken kitchen appliances.
• Increase curb appeal: When a buyer walks up to (and into) a home, their first impression really counts. So focus on improving curb appeal: spruce up your yard, plant flowers, and give the walls a fresh coat of paint. Consider also painting or replacing the front door to create a more welcoming entry.

»Learn more: 22 Steps to Prep Your House for Sale and Sell for More Money

2. Set a competitive list price

Pricing your home correctly is one of the most crucial steps to attracting buyers. Too high, and your property may sit on the market for months. Too low, and you risk leaving money on the table.

3. Get professional photographs

High-quality photos are essential for showcasing your home online, where most buyers will first encounter your listing. Compelling, professional photos become your first-look curb appeal, making your listing stand out among the competition.

• Hire a professional photographer: There is no substitute for professional real estate photos. Find a photographer who understands lighting, angles, and techniques that make your entire property look its best. In Rhode Island, the cost of professional real estate photos typically ranges from $20 to $100, depending on the package and services offered. Ask about virtual tours, drone footage, and slideshows.
• Stage your home for photos: Even minimal staging can make a huge difference in attracting buyers. Eliminate clutter, open window blinds, and arrange your furniture to highlight each space.
• Focus on curb appeal photos: Include exterior shots that highlight your home’s best features, from the front yard and entryway to the primary bedroom and back patio.

»Learn more: How to Take Real Estate Photos and Sell Faster for More Money

4. Create a compelling, detailed listing

Your property description should go beyond the basics to capture buyers’ attention. Highlight standout features like new appliances, recent renovations, or desirable amenities such as a large yard or nearby schools.

• Focus on the best features: Emphasize details like updated kitchens, spacious layouts, or outdoor spaces. Rhode Island homebuyers appreciate features such as energy efficiency, fireplaces, or access to local amenities.
• Use descriptive language: Avoid generic phrases that bore home shoppers. Instead, paint a picture with specific details like “bright, sun-filled living room” or “calm, tree-lined street.”
• Include essential info: Specify the year the home was built, the number of bedrooms and bathrooms, the square footage, and any recent upgrades or renovations.

»Learn more: 7 Steps to Writing Creative Real Estate Listing Descriptions

5. List your FSBO property on the MLS

The multiple listing service (MLS) is an industry tool for getting your home in front of potential buyers. While only licensed real estate agents can post listings directly to the MLS, FSBO sellers in Rhode Island can access it by working with a flat-fee MLS listing service.

• Find a flat-fee MLS provider: Many services in Rhode Island charge a one-time fee, typically around $100 for a basic listing and up to several thousand dollars if you want to purchase extra services. These flat fee MLS companies also place your home listing on high-traffic real estate sites like Zillow and Realtor.com.
• Understand the package you’re buying: Review what’s included in the service you select. Some flat-fee providers offer additional options, like unlimited listing updates, open house announcements, or even agent support with negotiations for an added cost.
• Provide accurate details: Ensure that all the information about your home is correct and matches the local MLS requirements. Double-check key details like the selling price, total square footage, and amenities to avoid any issues.

»Learn more: How to Sell Your FSBO Home with a Flat Fee MLS Listing Company

Some examples of established FSBO platforms include:

• mlsmyhome.com
• ISoldMyHouse.com
• FSBO.com
• Help-U-Sell

6. Market your FSBO property

To attract buyers, you’ll need to actively market your home. In addition to the MLS, consider these strategies:

• Post on social media: Share your listing on platforms like Facebook, Instagram, and local community groups.
• Create a virtual tour: Many buyers want to explore homes online before scheduling a showing.
• Put up signage: A well-placed “For Sale” sign with your contact information can catch local buyers.
• Use flyers or postcards: Distribute these in your neighborhood or local businesses.

»Learn more: 9 Creative Ways to Market a House for Sale (Get Innovative and Stand Out!)

Skipping the MLS? If you choose not to use a flat-fee MLS service, you can create a free listing on Zillow that can include a video and unlimited photos. This no-cost option will get your listing on Zillow.com and the Zillow-owned Trulia.com.

7. Schedule and manage property showings

Once buyers express interest, you’ll need to schedule showings and prepare your home for each visit. Keep your space clean, decluttered, and free of personal items, like family photos, to help buyers envision themselves living there.

• Use online scheduling tools: Handy tools like Calendly and Microsoft Bookings can help you coordinate showing appointments, select time slots, and avoid double bookings.
• Prepare for each showing: Before home shoppers arrive, clean up, open window blinds to let in natural light, and take steps to make the space feel welcoming and clutter-free. Make sure the house smells fresh and welcoming.
• Prioritize your safety: Have a sign-in sheet for buyers and verify identification. Try to schedule showings when someone else can be present with you in the house.

»Learn more: How Many Showings Does It Take to Sell a House on Average?

8. Evaluate offers, negotiate, and make disclosures

When offers start coming in, review them carefully. Look beyond the purchase price to consider contingencies, such as inspection and appraisal requirements, closing timelines, and financing terms.

• Contingencies: These can include inspections and appraisals, or the buyer’s ability to secure financing or sell their own home.
• Closing costs: Buyers may request seller concessions to help with these expenses.
• Net proceeds: Use an online calculator or consult a professional advisor to understand how much you’ll take home after the sale.
• Respond promptly: If an offer looks promising, respond right away to show the buyer or their agent that you’re serious about the sale. This can keep negotiations moving along at a favorable pace.
• Prepare for back-and-forth negotiations: Buyers often come back with counteroffers. Decide your bottom line price ahead of time and be ready to negotiate on everything from closing costs and inspection repairs to timing.

As a seller, you’re legally required to provide full disclosures about the property’s condition, including any known defects. The Rhode Island Real Estate Sales Disclosure Form will ask about a wide range of property issues, including:

• Water or flood damage: Past or present leaks or flooding that can damage the home’s structure, cause dangerous mold growth, and damage personal items
• Structural issues: Cracks in the home’s foundation, termite damage, fault lines, or any previous structural repairs
• Hazardous health conditions: Asbestos, radon, or lead paint.
• Infestations: Current or recent pest infestations, such as mice or rats
• Home systems: Damaged or malfunctioning plumbing or electrical systems
• Air conditioning or heating: The type of HVAC system, such as central electric or central gas, and which rooms have no air conditioning or heating
• Home appliances: Whether the seller is including major appliances, such as the refrigerator, stove, washer, dryer, dishwasher, microwave, hot tub, or backyard barbecue, in the sale

When should disclosures be provided? Some Rhode Island FSBO sellers choose to provide the completed disclosure form before an offer has been presented, so the prospective buyer is more informed and less likely to withdraw from a sale later in the process.

»Learn more: Real Estate Counter Offers 101: When in Doubt, Consult This Seller’s FAQ Sheet

9. Close the sale of your Rhode Island home

The final step in your FSBO journey is closing, which involves completing the legal and financial documents to transfer ownership. In Rhode Island, a real estate attorney is typically needed to oversee the closing to ensure all requirements are met.

• Hire a real estate attorney: Your attorney will provide peace of mind and handle vital steps, like drafting the deed and managing title transfers.
• Work with a title company: The title company will conduct a title search to confirm there are no liens or claims against your Rhode Island property. In most cases, your sale can’t close unless there is a clean title.
• Complete final steps: You’ll sign the final purchase agreement, transfer the title, and receive the payment. The title company or your attorney will usually guide you through these final steps. This is when you will turn over the keys to the house.

»Learn more: Comprehensive Closing Checklist for Home Sellers

FSBO pitfalls to avoid in Rhode Island

While selling your Rhode Island home by owner can save on Realtor fees, there are common pitfalls FSBO sellers often encounter. Keep these in mind to avoid expensive mistakes:

• Not using the MLS
• Over- or under-pricing your property
• Letting your house sit on the market too long
• Not providing sufficient or consistent marketing
• Becoming overly fixated on one detail of the deal
• Failing to declutter, depersonalize, and deodorize the house
• Overlooking safety measures for showings and tours
• Not involving a qualified attorney at closing

»Learn more: Why Isn’t Your Home Selling? 12 Common Reasons to Consider

Alternatives to selling FSBO in Rhode Island

If the FSBO process feels overwhelming or you’re looking to maximize your sale proceeds, consider alternative selling options in Rhode Island:

• Work with a top real estate agent: Agents bring valuable local market knowledge, pricing expertise, and polished negotiation skills that can help you secure a higher sale price and more proceeds. By using HomeLight’s Agent Match platform, you can connect with top-rated Rhode Island agents in your city.
• Sell for cash with HomeLight’s Simple Sale: If you need a speedy sale, HomeLight’s Simple Sale platform gives you access to the largest network of trusted cash buyers in the U.S. Enter a few details about your Rhode Island home, and you’ll receive a no-obligation all-cash offer in 24 hours. If you accept, you can close in as little as 7 days. This convenient option is ideal if you’re prioritizing speed and simplicity over maximizing your sale price.

»Learn more: How to Sell Your House: Proceeds vs. Speed

Ready to sell your Rhode Island home?

Selling FSBO can be a rewarding challenge if you’re fully prepared for the work that is involved. From marketing your property to negotiating with buyers and handling paperwork, every step will be on you. But if the process starts to feel overwhelming, partnering with a knowledgeable real estate agent can help ease the workload while still keeping your goals on track.

If you’re looking for added support, HomeLight’s Agent Match can connect you with Rhode Island’s top-performing agents who understand your market and can help you get the most from your home sale. Connect with a proven professional today.

Header Image Source: (mandritoiu/DepositPhotos)

Editor’s note: This blog post is intended for educational purposes only. Look into the real estate regulations for your area to properly navigate selling a home without a realtor. If you’ve explored the FSBO process and decide it’s not the right fit, we can connect you with top-rated agents for a stress-free, top-dollar sale.