Can You Sell a House Without a Realtor?
Last updated: June 2026
Max Cohen
Licensed General Contractor · FL Home Buyers
Quick Answer
Yes, Florida has no legal requirement to use a realtor when selling your house. You can sell FSBO (for sale by owner), sell directly to someone you know, or sell to a cash buyer. On a $350,000 home, skipping the agent saves you $17,500 to $21,000 in commissions.
FSBO Requirements in Florida
Florida doesn't require a real estate agent to sell your house. Under F.S. 475.01, you can sell your own property without a license. But you still need to comply with Florida seller-disclosure duties, provide a title-insurable deed, and pay for a title search.
The NAR settlement (effective August 2024) changed buyer agent commissions. Sellers no longer have to offer buyer's agent compensation on the MLS. But most FSBO sellers still offer 2-3% to attract buyer's agents, because 87% of Florida buyers use an agent. Without that incentive, you're marketing to the 13% who don't.
FSBO vs. Cash Buyer vs. Agent: The Math
On a $300K Florida house, here's what each path usually costs in time and money. These numbers use common Florida closing costs, commission ranges, and cash-sale timelines.
| Cost | FSBO | With Agent | Cash Buyer |
|---|---|---|---|
| Commission | $0-9,000 (buyer agent) | $15,000-18,000 | $0 |
| Closing costs | $6,000-9,000 | $6,000-9,000 | $0 (we pay) |
| Repairs | $5,000-15,000 | $5,000-15,000 | $0 |
| Carrying costs | $4,000-8,000 (3-4 months) | $3,000-6,000 (2-3 months) | Lower when title and payoff are ready quickly |
| Timeline | Often months | Often weeks to months | Depends on title, payoff, liens, and seller documents |
What a Realtor Actually Does (and What It Costs)
A listing agent handles a lot: running a comparative market analysis to set your price, listing your home on the MLS, arranging professional photos, marketing the property, scheduling showings, negotiating offers, reviewing contracts, and coordinating with the title company through closing.
That work isn't free. Florida commissions typically run 5-6% of the sale price, split between the listing agent and buyer's agent. Here's what that looks like in real dollars:
| Sale Price | 5% Commission | 6% Commission |
|---|---|---|
| $250,000 | $12,500 | $15,000 |
| $350,000 | $17,500 | $21,000 |
| $415,000 (FL median) | $20,750 | $24,900 |
| $500,000 | $25,000 | $30,000 |
That's a significant chunk of your equity. For some sellers, the agent's services are worth every dollar. For others, especially those with distressed properties, inherited homes, or tight timelines, the math doesn't work.
What You'd Need to Handle Yourself
Without an agent, every piece of the transaction falls on you. You'll need to price the home accurately using recent comparable sales because overpricing can leave a listing sitting while taxes, insurance, utilities, HOA dues, and repairs keep running.
You'll also need to handle marketing, photography, showings, and fielding buyer calls. When offers come in, you're the one negotiating price, contingencies, and closing timelines.
Florida requires specific disclosures, including the Seller's Property Disclosure Form covering known defects, lead paint (for pre-1978 homes), and any HOA documents. Your contract should be a FAR/BAR (Florida Association of Realtors/Florida Bar) form or one drafted by a real estate attorney. Using a generic contract downloaded online can create problems at closing or leave you exposed to liability.
The deed has to be properly executed and recorded with the county clerk. A Florida title company handles this at closing, but you're responsible for choosing one and coordinating the title search, survey, and payoff of any existing liens.
Three Ways to Sell Without a Realtor in Florida
1. Flat-fee MLS listing (FSBO on MLS). Services like Houzeo or Beycome charge $300-$500 to put your home on the MLS without a full-service listing agreement. You still handle showings, negotiations, and paperwork. If a buyer has their own agent, you'll likely pay that agent's 2.5-3% commission, but you save the listing side.
2. Direct sale to someone you know. If you have a buyer already, you can skip the MLS entirely. You'll still need a proper contract (FAR/BAR or attorney-drafted), a title company, and the required disclosures. Costs are minimal beyond the title and closing fees.
3. Sell to a cash home buyer. Companies like FL Home Buyers make offers directly, buy in as-is condition, and handle the closing logistics. There is no listing-agent commission, public showing process, or required pre-sale repair work. Max Cohen, who runs FL Home Buyers as a licensed General Contractor, walks properties himself and provides offers based on actual repair cost estimates rather than guesswork. Closing timing depends on title, payoff, liens, access, and seller documents.
When Skipping a Realtor Makes Sense
Going without an agent works best in a few specific situations. Inherited property that you don't want to renovate or manage from out of state. A house with deferred maintenance, code violations, or damage that would scare off traditional buyers during showings. An urgent timeline because of foreclosure, divorce, relocation, or financial pressure where waiting 3-4 months for a traditional sale isn't an option. And sellers who've been through the process before and are comfortable handling the paperwork.
When You Probably Want a Realtor
If your home is in great condition, in a competitive neighborhood, and you're not in a rush, a good listing agent will likely get you more money than you'd net on your own. First-time sellers who aren't familiar with contract terms, inspection negotiations, or Florida's disclosure requirements will benefit from having a professional handle those details. In a hot market where multiple offers are common, an experienced agent's negotiation skills can more than justify the commission.
The right choice depends on your property and your situation. For sellers who need speed, privacy, or a clean exit from a difficult property, going direct to a cash buyer is the simplest path.