Selling a house without a realtor saves you 5-6% in commission. It also puts you on the hook for every piece of paperwork an agent would normally handle.
Miss a required document, and the closing can stall, renegotiate, or fall apart entirely.
This is a checklist of the paperwork needed to sell a house without a realtor.
The documents every FSBO seller needs
These are non-negotiable.
Property deed
The deed proves you own the property and have the legal right to sell it. You will need to provide your current deed at closing, and a new deed will be prepared transferring ownership to the buyer.
If you cannot find your deed, request a copy from your county recorder’s office.
Title report
A title search verifies whether the property has a clean title with no outstanding claims, liens, judgments, or ownership disputes. The title company orders this as part of the closing process.
If title issues come up, they will need to be resolved before closing or handled through the final settlement, such as paying off a lien from the seller’s proceeds. If the title cannot be cleared, the sale may be delayed or canceled.
Common title issues that surface during a search:
- Unpaid property taxes
- Contractor liens for unpaid work or materials
- Judgments from lawsuits
- Easements that affect property use
- Ownership disputes
If any of these exist, they need to be cleared before closing or addressed in the purchase agreement.
Property disclosure statement
Most states require sellers to disclose known material defects with the property. The disclosure form may cover the property’s condition, known issues, past repairs, environmental hazards, and other facts the buyer should know.
Failure to disclose known issues can lead to legal problems after closing. When in doubt, disclose. The protection for the seller is usually in transparency, not silence.
Check your state’s specific requirements before signing.
Purchase agreement
The contract between you and the buyer. It defines the purchase price, closing date, contingencies, what stays with the house, and the conditions under which either party can back out.
You can find a standard purchase agreement form by purchasing a fill-in template online. Many cash buyers will provide their own purchase agreement, which you should still have an attorney review.
The purchase agreement is the most important document in the transaction. Do not sign one you do not fully understand.
Lead-based paint disclosure
Federal law requires this disclosure for most homes built before 1978. Sellers must inform buyers of any known lead-based paint or lead-based paint hazards and provide the required acknowledgment before closing.
This applies in all 50 states for qualifying properties. Missing this disclosure may result in penalties.
Mortgage payoff statement
If you have a mortgage on the property, you need a payoff statement from your lender showing the amount due to satisfy the loan.
Payoff statements are typically good for 10-30 days after issue.
Property tax records
Documentation showing property taxes are current through the closing date. Any unpaid taxes will be deducted from your sale proceeds at closing.
State-specific requirements that vary
These show up in some states but not others. Check your state.
Transfer tax forms
Several states charge a transfer tax when property changes hands. The forms and rates vary widely.
Your title company will know the local rates and prepare the right forms.
HOA documentation
If your property is part of a homeowners’ association, the title company, closing attorney, buyer, or contract may require HOA-related documents before closing.
HOA management companies often provide these documents, and fees may apply. If the HOA is self-managed, the information may come from the HOA board.
The exact requirements vary by state, association, and transaction.
Survey or plat map
Whether you need a new survey during a home sale depends on the state, contract, buyer, lender, title company, and property details.
In some cases, an existing survey may be accepted if it is recent enough and still reflects the property accurately.
If the property has changed or the title company will not accept the old survey, a new one may be required.
Your title company or closing attorney can tell you what is required for your transaction.
Well, septic, and water disclosures
Properties with private wells or septic systems may require additional disclosures, inspections, water quality tests, septic reports, or certifications before closing.
Requirements vary by state, county, lender, buyer, and contract.
Radon disclosure
Several states require sellers to disclose known radon information during a home sale.
This does not always mean the seller must test for radon or complete mitigation before closing.
Testing costs vary, but you’ll most likely be looking at anywhere from $150–$700 for professional testing.
Smoke and CO detector certification
Smoke and carbon monoxide detector requirements vary by location, but some states, cities, or towns require sellers to have working alarms or obtain a certificate before closing.
Check with your title company, closing attorney, or local fire department to confirm what is required for your sale.
Documents based on your situation
Inherited property paperwork
The required paperwork depends on how the ownership transferred.
If the property went through probate, you may need a death certificate, probate court documents, Letters Testamentary, or Letters of Administration.
If the property was held in a trust, probate documents may not be required.
Instead, the title company may ask for the death certificate, trust documents, or a certification of trust showing the trustee has authority to sell.
Requirements vary by state and how the property was titled.
Divorce-related documents
Documents may include, but are not limited to:
- Divorce agreement documents
- Property deed
- Refinance paperwork, if one spouse is keeping the home and taking over the mortgage obligation
- Listing agreement and related broker paperwork, if the home will be sold
- Documents showing how equity will be divided between the parties
- Restraining order or court order, if required
- HOA or association documents, if applicable
- Mortgage payoff request
- Title insurance documents, if required
- Copy of survey, if available or required
- Letter of disbursement showing how the sale proceeds should be distributed
Power of attorney
If you are selling on behalf of someone else, you need a recorded power of attorney specifically authorizing real estate transactions.
LLC or trust documentation
If the property is owned by an LLC or trust, you need the LLC operating agreement or trust documents showing who is authorized to sign on behalf of the entity.
The complete FSBO paperwork checklist
Here are the documents needed to sell a home in one place:
Required (some exceptions may apply):
- Property deed
- Title report
- Property disclosure statement
- Purchase agreement
- Lead-based paint disclosure (homes built before 1978)
- Mortgage payoff statement (if applicable)
- Property tax records
- Well/septic/water disclosures (check for caveat emptor in certain states)
- Smoke and CO detector certification (check for caveat emptor in certain states)
Required in some states:
- Transfer tax forms
- HOA documentation (if applicable)
- Survey or plat map
- Radon disclosure
Required based on situation:
- Probate documents (inherited property)
- Divorce decree and supporting documents
- Power of attorney
- LLC or trust documentation
What the title company handles
The title company or closing attorney handles most of the document logistics at closing:
- Title search and title insurance
- Preparing the new deed
- Coordinating with your lender for payoff
- Disbursing funds at closing
- Recording the deed with the county
- Preparing the closing disclosure
You do not need to draft these documents yourself. You just need to provide the source documents (deed, payoff statement, tax records, disclosures) so the title company has what it needs.
What about selling to a cash buyer?
When you sell to a legitimate cash buyer, you still need most of these documents, but the buyer handles a lot more of the process. The cash buyer typically:
- Pays for title insurance and the title search
- Provides the purchase agreement
- Coordinates with the title company
- Covers closing costs
Your job is mostly to provide the source documents (deed, disclosures, payoff statement) and show up at closing. This is one reason cash sales close faster: less paperwork burden on the seller.
FAQs
Can I sell my house without a deed?
You cannot sell without proving ownership. If you cannot find your deed, request a copy from your county recorder’s office before listing the property.
Do I need to provide a home inspection report?
Sellers provide disclosures. They are not typically required to provide a full home inspection report. The buyer usually orders their own inspection. Some sellers provide a pre-listing inspection to surface and address issues before going to market.
What if there are liens on my property?
Liens must be resolved at closing. The title company will identify any liens during the title search and coordinate paying them off from the sale proceeds.
Do I need to disclose that my home was a meth lab?
Depends on your state. Many states require disclosure of significant past contamination, including meth labs, fires, deaths, and other material facts. Check your state’s specific disclosure requirements.
Can I sell without paying off my mortgage first?
Yes. The mortgage gets paid off at closing from the sale proceeds. The title company handles the payoff directly with your lender.
Do I need to fill out the disclosure form even when selling as-is?
Selling as-is does not eliminate your obligation to disclose known material defects. As-is means the buyer accepts the property in its current condition without repair credits, not that you can withhold information about it.
What if I sell to a family member or friend?
You still need all the same paperwork. The transaction is no less legal because you know the buyer. Skipping documentation creates tax and legal problems down the line.
Can I prepare the deed myself?
It depends on the state. Preparing a deed yourself comes with risks. Doing it wrong creates title issues that cost more to fix later. Use a title company or real estate attorney to prepare the deed correctly.
What to do next
To sell your house without a realtor and not get tripped up on paperwork:
- Gather your existing documents
- Check your state’s specific disclosure requirements
- Order a title search through a title company
- Get an attorney to prepare or review the purchase agreement
- Use a title company or closing attorney for the actual closing
- Keep copies of everything you sign for your records
Looking for a cash buyer? Request a no-pressure cash offer at neimanbuyshomes.com or call (702) 900-9550. We coordinate with you and cover closing costs, so you can close in 7-14 days.
