How To Sell A House By Owner In Kansas

In Kansas, the average realtor commission rate is 5.00% to 7.00%. If you sell a house worth $197,500 — the median home value in Kansas — that’s over $6,900, which is a huge chunk of your potential profits.

Selling without a real estate agent, known as listing For Sale By Owner (FSBO), is a viable option for experienced home sellers who are willing to put in the time and effort.

However, selling FSBO has risks. Research shows that FSBO homes typically sell for about 6% less than those listed with agents AND you’ll still usually be on the hook for offering a competitive buyer’s agent commission. FSBO homes also often take longer to sell and are more likely to fall out of contract after accepting an offer.

Since FSBO homes tend to sell for less money, you may pocket more profit by working with a low commission realtor who can sell your home for top dollar. For example, Clever pre-negotiates 1% listing fees (or $3,000 for homes under $350,000) with top-rated local agents. You’ll get the support of a full-service agent for a fraction of the typical price, so you can walk away from your sale with the most cash possible.

Or, keep reading to learn how to successfully sell your house without an agent. We’ll explain the ins and outs of any costs, Kansas FSBO paperwork, pricing strategies, and more.

 

What FSBO sellers in Kansas need to know

 

🔑 Key benefits of selling FSBO

  • Direct control over how your home is sold, including the pricing strategy, showing schedule, and negotiation process.
  • No listing commission, which could save you 3.00%, based on the Kansas average.
  • FSBO sellers who find a buyer without an agent, save an additional 3.00%, the average buyer’s agent commission rate in Kansas.

 

Real estate laws, processes, and trends vary greatly across the country. Understanding the details of your market and getting accurate information can make a FSBO sale complicated.

We’ll go into more details about what you need to do in Kansas, but here’s an overview of the state’s laws and regulations.

Kansas FSBO overview

 

Real estate attorney required?
Yes
Required state disclosures? (learn more)
  • Seller Property Condition Disclosure Statement
  • Flood Zone Statement
  • Lead-Based Paint Disclosure
FSBO yard sign allowed?
Yes
Competitive Buyer’s Agent Commission (learn more)
2.50% to 3.50%

 

Additionally, you’ll need to know and understand all of your responsibilities as a FSBO seller, which include:

  • Preparing your home by making necessary repairs, cleaning, and staging your home.
  • Accurately and competitively pricing your home.
  • Marketing your home by writing a listing description, taking high-quality photos, posting the listing on different sites (free and/or paid), and promoting your home on social media, in print ads, and via word of mouth.
  • Vetting buyers to ensure they’re qualified, from a financial perspective. Accepting an offer from an unqualified buyer will cause your sale to fall through.
  • Negotiating the final price, contingencies, repair concessions, and other aspects of the purchase agreement.
  • Properly filling out all necessary paperwork for a real estate transaction in Kansas.

Note: Kansas is one of several states that require sellers to hire a real estate attorney. While they will assist you with the paperwork and legal aspects of the transaction, they will not help you find a buyer or negotiate a great deal.

Clever gives you the savings of FSBO without the added stress!

If you’re thinking about listing your home for sale by owner, you probably don’t want to pay high real estate fees. We get it. That’s why we started Clever.

Clever connects you with a top agent that will provide a full-service listing for a flat fee of $3,000, or 1% if your home is more than $350,000.

Listing with Clever gets you the benefits of a top agent and maximizes your sales price while saving you thousands in commission.

It’s free to meet with an agent, and if you decide FSBO’s a better fit, you can still use the professional price analysis the agent provides.

 

How to price your home

Pricing strategy is often make-or-break for FSBO sellers. List your home for too little and you leave money on the table. Price it too high and the listing goes stale, forcing a price drop that could make buyers wary of the home.

To get an accurate idea of what your house is worth, look at comparable listings in your area.

For example, if you live in Wichita and think your house is worth about $183,000, search Zillow for active listings that are about $50,000 more and less than that. Analyze details about the houses and how they compare to yours. Ask yourself:

  • Is the school district better or worse?
  • Does it have the same number of bedrooms and bathrooms?
  • Has the house been renovated more recently than yours?
  • How do the neighborhoods and nearby amenities compare?

Answering these questions honestly will help you see if your price is in the right ballpark.

From there, be realistic about what pricing strategy will lead to higher offers. Here are some key pricing metrics that will help you decide the best listing price for your home and market:

State of the Kansas real estate market

Median Home Value*

$197,505

Median Listing Price⁺

$200,000

Listing Price per sqft⁺

$114

% of Homes with Price Reduction⁺

8.0%

Pricing Advice: Homeowners are over estimating how much their houses will sell for. Even if buyer demand is high in your area, by setting your initial price a little lower, you’ll attract more buyers and hopefully receive multiple offers.
*Based on data from Zillow (February 2022)
⁺Based on data from Realtor.com (February 2022)

How to list your Kansas home for sale by owner

 

Once you’ve decided on a price, it’s time to write a listing description that speaks to local buyers. Understanding their priorities will help you identify what features of your property to highlight in your listing and attract more interest.

Top buyer priorities in Kansas

 

Kansas Buyer Priorities
Advice for FSBO Sellers
1. School Districts
Include appealing information about school districts in your listing description, such as its GreatSchools rating, graduation rates, parental reviews, or state accolades.
2. Recent Renovations
Be specific about large updates you’ve made in the last 5 years, such as rewiring electric, putting in a new roof, or installing a new furnace. List exactly when the renovation was done, roughly how much it cost, and what its current condition is today. This will give buyers peace of mind that they won’t have to worry about big issues any time soon
3. Listing Price
Be honest about your list price. Look at recent sales data in your area on Zillow or other real estate sites to find an accurate price point for homes of comparable size and condition to yours. Many real estate companies will also conduct an analysis for little to no charge.
Based on a 2022 Clever survey

 

When it comes to advertising and posting your listing, you have several options as a FSBO seller. Each choice has its own pros and cons as well as costs:

  • For Sale By Owner yard sign: You can buy a FSBO sign from most hardware stores or online for $20-$50. Be sure to choose one that allows you to add your phone numbers so interested buyers can contact you for property information and showings.
  • Craigslist: Posting your home on Craigslist is free and simple. Just go to the Kansas page, find your city, and create a “real estate — by owner” listing.
  • FSBO websites: There are multiple FSBO listing websites that allow you to post your home for free or a few hundred dollars. But each differs in how many photos you can include, how long the listing is live, and the changes you can make — do your research before choosing a for sale by owner site.
  • Flat-Fee MLS companies: Flat-fee MLS services will list your house on your local Multiple Listing Service (MLS) for significantly less than a realtor. However, they provide few additional services unless you opt for their most expensive packages, which often cost more than using a discount brokerage.

 

 

If you choose to use a flat-fee MLS company, you’ll have to offer a buyer’s agent commission. The MLS is how real estate agents find homes for their clients, and typically a buyer’s agent commission is included to incentivize these realtors to show the house to their clients.

 

How realtor commissions work in Kansas

 

Traditionally, both the buyer’s agent and the listing agent are paid a commission by the homeowner. When sellers work with a realtor, they negotiate a commission as part of the listing agreement.

Based on the average commission rates in Kansas, this typically ranges from 2.50% to 3.50% of the sale price.

In a typical sale, the seller also agrees to a commission rate for the realtor who brings the buyer to the table, which runs between 2.50% to 3.50%.

 

Average Range in Kansas*
Average Amount⁺
Listing Commission
2.50% to 3.50%
$4,938 to $6,913
Buyer Agent’s Commission
2.50% to 3.50%
$4,938 to $6,913
*Based on the average commission rates from a 2022 Clever survey of 915 real estate agents
⁺Based on the median home value in Kansas (Zillow.com, February 2022)

 

As a FSBO seller, you automatically avoid paying a listing commission. However, there is a solid argument for offering a buyer’s agent commission.

A buyer’s agent’s commission is an incentive for realtors to show your house to their clients. If you don’t offer a commission that is competitive compared to similar homes in your area, then your home could be shown less. Agents may prioritize taking buyers to homes with a commission.

The best way to avoid paying any commission fees is to sell to an unrepresented buyer. However, know that nearly 87% of buyers work with a realtor. If you decide not to offer a buyer’s agent commission, you may severely restrict your pool of buyers.

Further, if you list FSBO, you’ll likely receive multiple calls from agents offering to connect you with their buyers…if you pay them a competitive buyer’s agent commission (typically 3.00% in Kansas).

How commission costs break down in Kansas

When you sell your home, there are four common scenarios when it comes to commissions:

  • List FSBO and sell to a buyer without an agent: Pay no commission
  • List FSBO and sell to a represented buyer: Cover the buyer’s agent commission
  • List with a traditional agent and sell to a represented buyer: Cover both agents’ commissions
  • List with a discount agent and sell to a represented buyer: Cover the buyer’s agent commission, but save on the listing commission.

The table below shows how this could break down in Kansas:

 

Represented Buyer
Unrepresented Buyer
Listing Agent
Clever Agent
Sale Price*
$185,655
$185,655
$197,505
$197,505
Listing Commission⁺
$0
$0
$5,925
$3,000
Buyer Commission⁺
$5,570
$0
$5,925
$5,925
Total Profit
$180,085
$185,655
$185,655
$188,580
*Based on the median home vallue in Kansas (Zillow.com, February 2022) and that FSBO homes sell for 6% less (Collateral Analytics, 2017)
+Based on the average commission rates from a 2022 Clever survey of 915 real estate agents

 

Paperwork to sell a house by owner in Kansas

 

Once you find a buyer for your house, it’s time to start the closing process. In a typical real estate transaction, your agent will make sure you fill out all the necessary documents and forms. As a FSBO seller, you’ll have to navigate the paperwork by yourself.

This process varies by state — here’s a quick breakdown of Kansas’s requirements.

Required for all Kansas real estate sales

 

2 Forms of ID
In most cases, a valid passport, driver’s license, or other form of Kansas-issued ID.
Copy of Purchase Agreement and Any Addendums
Copy of the original, signed sales agreement as well as any agreed upon changes.
Closing Statement
A detailed list of all the costs associated with the sale and who pays them. This is often prepared by your escrow agent or title company.
Signed Deed
To legally transfer your property, you’ll need the deed that proves you’re the rightful owner. At closing, you’ll sign the deed over to the buyer.
Bill of Sale
This is basically a receipt that includes both your information and the buyer’s. It will also list the final price of the home and what was included in the sale.
Affidavit of Title
A notarized document that states you own the home, that there are no liens on the property, that you are not simultaneously selling the home to someone else, etc.

 

Possible additional documents

 

Loan Payoff Information
If you have a mortgage on your home, you’ll need documentation of exactly how much you still owe and any payoff fees. If you’ve already paid your mortgage in full, you’ll need documentation proving that.
HOA Forms and Guidelines
If your home is part of an HOA, you’ll need to give the buyer documentation on the HOA’s Covenants, Codes, and Restrictions, financial history, required fees, approval process, etc.
Survey Results or Survey Affidavits
A survey (or an affidavit verifying a previous survey) proves exactly where the property lines are.
Home Inspection Results
If you had a pre-sale inspection, you’ll want the results to compare to the buyer’s inspection. If having a buyer inspection was part of the sales agreement, you should receive a copy of the results before closing.
Proof of Repairs or Renovations
Documentation proving any major repairs or changes to the house help verify its value. These receipts also provide the buyer with information about who to contact if they discover issues with the repairs in the future.
Home Warranty Information
The home warranty service agreement will explain what is covered, for how long, and any costs associated with the policy.
Copies of Relevant Wills, Trusts, or Power of Attorney Letters
If you are selling an inherited property, you’ll need copies of all legal documents that passed ownership to you.
Relevant Affidavits (Name Affidavits, Non-Foreign Affidavit Under IRC 1445, etc.)
You may need additional affidavits like a name affidavit (which lists all of your or the buyer’s previous names) or an affidavit proving you are not a foreign citizen and therefore exempt from certain property sales taxes.
Closing Disclosure
If your buyer is taking out a mortgage and you agreed to certain seller’s concessions, you may need a copy of their closing disclosure to verify the lender approved your concessions.
Correction Statement and Agreement
In the event forms are lost or errors are discovered in the future, a correction statement and agreement requires you, the buyer, or their lender, to replace or fix those documents if need be.

Kansas disclosure forms

 

Seller Property Condition Disclosure Statement
The seller disclosure statement details any known issues with your home and its major appliances and systems.
Flood Zone Statement
With some mortgages (like federally backed ones), your buyer’s lender might require information of the property’s flood risk.
Lead-Based Paint Disclosure
Federal law requires that if your home was built before 1978, you disclose information about the dangers of lead-based paint to your buyer.

Many closing documents are legally binding agreements. Any errors can derail your sale and cost you thousands in fees or in costs to re-list your house.

To avoid an expensive mistake, consider working with a low commission realtor instead.

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