Picture This…

You’ve decided to sell your home.

You’ve built memories here. You’ve painted the walls (maybe more than once). And now you’re wondering:

Do I really need to hand over thousands in commission to a realtor—or can I go it alone?

At first glance, FSBO (For Sale By Owner) feels tempting. Who wouldn’t want to save on a 5–6% commission? But before you grab your “For Sale” sign from Home Depot, let’s talk about what really happens when homeowners try to go solo.

The Numbers Don’t Lie

Here’s where the data comes in—and it may surprise you:

• Only 6% of home sales in 2024 were FSBO, the lowest on record. A whopping 90% of sellers used an agent.

• The median FSBO sale price was $380,000, while agent-assisted homes sold for $435,000. That’s a $55,000 difference—far more than commission would have cost.

• 21% of FSBO sellers eventually hired an agent after struggling with pricing, marketing, or paperwork.

• Over half of FSBO sellers described the process as stressful, with many admitting it made them cry. (Yes, actual tears. Home selling isn’t HGTV—it’s contracts, negotiations, and deadlines.)

So the question isn’t just “Can I sell on my own?”—it’s “Will I actually net more if I do?”

The Case for FSBO

Let’s be fair—FSBO isn’t all bad. It makes sense if:

• You already know your buyer (a family member, neighbor, or tenant).

• You’re confident with contracts, disclosures, and negotiations.

• You have the time (and thick skin) to market, show, and defend your price.

In some cases, FSBO homes even sell faster, especially if the buyer is lined up in advance.

But here’s the kicker: speed doesn’t equal profit. FSBO homes are also 9% more likely to sit on the market for 3+ months if that initial “easy buyer” isn’t there.

Why Realtors Still Provide Value

A good realtor isn’t just someone who opens doors and posts on Zillow. Here’s what the best bring to the table:

1. Pricing Power – Realtors study comps daily and know how to position your home so you don’t underprice (or scare buyers off with a dream number).

2. Marketing Muscle – Professional photos, staging, MLS access, agent networks, social media campaigns—this is how you maximize eyes on your property.

3. Negotiation Skills – Buyers will nitpick every detail. Realtors keep emotions out of it and know when to push, when to hold, and when to walk away.

4. Paperwork Protection – One missed disclosure can cost more than any commission you tried to save. Realtors keep you compliant.

5. Peace of Mind – They absorb the stress. You don’t have to spend every weekend showing your home to “curious neighbors” or chasing down pre-approvals.

A Quick Story

A seller in Goshen thought he’d save by going FSBO. He listed at $425,000. After three months, no offers. Finally, he brought in an agent, who staged, marketed, and re-priced strategically. Within two weeks, the home sold for $447,000—$22,000 more than his original ask, even after paying commission.

That’s not rare. It’s the rule more often than not.

A Middle Ground

Not every seller needs—or wants—the traditional 5–6% commission structure. And here’s what many homeowners don’t realize: all commission is negotiable.

That means:

• You can negotiate the listing agent’s fee.

• Paying the buyer’s agent commission is optional. Some sellers choose to offer it as part of their strategy, while others don’t. What matters most is making an informed decision that aligns with your goals and comfort level.

On top of that, alternatives are emerging:

• Flat-fee MLS listings give you exposure without full service.

• Discount brokerages let you choose à la carte support.

• Tech-enabled agents use AI and modern marketing tools to deliver more for less.

The bottom line: you’re not locked into one model. Whether you want maximum exposure, partial support, or full DIY control, there’s a version of selling that fits your needs.

The Honest Takeaway

• FSBO = control, maybe speed, but usually less money and more stress.

• Realtor = expertise, exposure, and (statistically) more in your pocket—even after commission.

• Hybrid = savings, but only if you’re comfortable doing part of the heavy lifting.

The truth? Realtors still provide real value, especially in competitive markets like Warwick, Goshen, Monroe, Middletown, and Newburgh. The commission may feel like a cost—but more often, it’s an investment that pays you back.