Sellers
How to Price a For-Sale-By-Owner Home (Without an Appraiser)
A simple comps-based pricing method FSBO sellers can use to land within 2% of true market value — no $500 appraisal required.
6 min read · Updated 2026-04-18
Pricing is the single highest-leverage decision you make as an FSBO seller. Price 5% too high and you lose 3 weeks of market time. Price 5% too low and you leave $15,000 on a $300k home. Here is how to get it right.
Pull 5 comps
A "comp" is a home that actually sold — not a home that is listed. Asking prices lie; closing prices tell the truth. Use:
Target 5 sales that are:
Adjust for differences
If your home has a $20k pool and the comp does not, add $20k to the comp. If the comp has a 2-car garage and you have 1-car, subtract $10k from the comp. Rules of thumb most appraisers use:
Calculate the median
After adjusting each of the 5 comps to match your home, take the median (the middle one). That is your estimate of market value. List at the median, not above. "Priced to sell" moves homes in days, not months.
When in doubt, discount
FSBO listings close at a slight discount vs. agent-listed homes — typically 1–3%, because buyers know you are saving commission and expect to share the savings. Price accordingly and you will get offers faster.