Pricing & Listing Your Home
How to Price Your Home
The most common FSBO mistake is pricing too high. Without an agent nudging you toward market reality, it's tempting to anchor to what you need rather than what the market will pay. Start by looking at recent comparable sales ("comps") in your neighborhood on Zillow, Redfin, or the Utah County Recorder's website. Look for homes similar in size, age, and condition that sold in the last 90 days within a half-mile.
Where to List
You have several options. KSL.com is the dominant free listing site in Utah and generates serious local traffic. Zillow and Facebook Marketplace are also worth posting on at no cost. For maximum exposure, consider a flat-fee MLS listing service — these are companies that will list your home on the Realtor-exclusive MLS (where agents search) for a one-time fee of $200–500, without requiring a full-service agent. If you use the MLS, you'll typically need to offer a buyer's agent commission (usually 2–3%) to attract represented buyers.
Photos Matter More Than You Think
Most buyers start online. Bad photos — dark, cluttered, wide-angle distorted — will kill showings before anyone calls. If budget allows, a real estate photographer costs $150–300 and is almost always worth it. At minimum, clean the home thoroughly, open every blind and curtain, and shoot during the day.
Common Mistakes at This Stage
Pricing above market and planning to negotiate down rarely works — it just reduces showings. Skipping the MLS limits you to buyers not working with an agent, which is a smaller pool. And neglecting online photos is leaving money on the table before you've talked to anyone.
The Real Estate Purchase Contract (REPC)
What the REPC Is
Once you and a buyer are ready to move forward, you'll both sign a binding Real Estate Purchase Contract (REPC). This is the standard form used by real estate agents across Utah, and it's what lenders and title companies expect to see. Buyers and sellers can complete it without an agent, but understanding it matters — this document controls your transaction.
Key Sections to Understand
The REPC covers the purchase price and how it's being financed; the earnest money amount and who holds it; the deadlines for due diligence, financing, and appraisal; what personal property (appliances, fixtures) is included or excluded; the settlement deadline (closing date); and representations about the condition of the property.
Deadlines Are Binding
One of the most important things to understand: the REPC deadline dates are not suggestions. If the buyer misses a financing deadline, they may lose their right to cancel. If you as the seller miss a disclosure deadline, you may be in default. Every date in the contract needs to go on your calendar.
Get Help With This Part
This is where most FSBO sellers benefit most from professional guidance. Filling out the REPC incorrectly — wrong deadlines, missing terms, conflicting addenda — can create problems that are hard to unwind. A licensed attorney can review or prepare your contract at a fraction of what an agent would charge.
Due Diligence, Earnest Money & Disclosures
Earnest Money
After the REPC is signed, the buyer deposits earnest money — typically 1–3% of the purchase price — into escrow with the title company. This money protects you if the buyer backs out after the due diligence period closes. The due diligence period (usually 10–14 days) is when the buyer can cancel for any reason and get their earnest money back. After that window closes, canceling without a valid contractual reason puts the earnest money at risk.
Seller Disclosures
Utah law requires you to disclose everything you know about the condition of your property. This isn't just major defects — it's anything that could affect the buyer's decision or the value of the home. Leaky roof you patched three years ago? Disclose it. Neighbor dispute over the fence line? Disclose it. History of basement flooding? Definitely disclose it. Failure to disclose known defects can expose you to liability after closing.
The Inspection
The buyer will almost certainly hire a home inspector during the due diligence period. Inspectors look at structural, mechanical, electrical, and plumbing systems. After the inspection, the buyer may ask you to repair items or reduce the price. You're not obligated to agree, but they can also cancel the contract if you don't. How you negotiate this is one of the more nuanced parts of the transaction — this is a good topic for a consultation call.
Title Search
Your title company will run a preliminary title report, which searches public records to identify any liens, easements, encumbrances, or ownership issues affecting the property. Issues found here — an old unpaid judgment, a boundary dispute, a forgotten lien — need to be resolved before closing. Most are straightforward to clear, but some take time.
Settlement & Closing
How Closing Works
Once all deadlines have passed and conditions are met, you're ready to close. The title company will prepare all closing documents, including the deed, settlement statement (showing all money coming in and going out), and any lender documents if the buyer is financing. You'll sign your documents — typically at the title company's office — and the buyer will sign theirs, either at the same time or separately.
The Settlement Statement
Before closing, review your settlement statement carefully. It shows your sale price, any buyer's agent commission you agreed to pay, title insurance premiums, county recording fees, prorated property taxes, and your net proceeds. If anything looks off, ask before you sign.
Recording and Funding
After documents are signed, the title company holds them until the buyer's funds are received in escrow. Once the money clears, the title company records the new deed with the county and releases your proceeds — typically by wire transfer or check. "Recording" is the moment ownership officially transfers. You hand over the keys.
Title Insurance
As the seller, you'll typically pay for the owner's title insurance policy that protects the buyer. This is a standard cost in Utah transactions. The premium is a one-time charge based on the purchase price. Your title company will explain this at closing, but it's worth understanding upfront so the cost doesn't surprise you.
Questions about your specific situation?
Every transaction is a little different. A free 15-minute call with a licensed Utah real estate attorney can help you understand exactly where you stand.
Book a Free ConsultationOr call/text Tyler directly: 801-725-3482