What to Expect When Selling FSBO

Understanding the calls, the offers, and how to stay in control.

Selling your house For Sale By Owner (FSBO) can feel empowering — until your phone starts ringing off the hook.

The idea is simple: skip the agent, save the commission, handle it yourself. But what a lot of sellers don’t expect is how fast the noise starts. The calls, the texts, the pitches. Some of it is legit. A lot of it is confusing. And if you’re not prepared, it can get overwhelming fast.

This post is here to help you cut through the chaos. We’ll talk about who’s calling, what they want, and how to protect your time, your money, and your sanity.

What Happens When Your FSBO Listing Goes Public

So, you found a yard sign at Home Depot or Amazon, snapped some photos on your phone, used ChatGPT to craft a snappy listing description, and posted your FSBO on sites like Zillow, ForSaleByOwner.com, and Facebook Marketplace — what happens now?

Once your FSBO property hits the internet, you can expect a flood of calls, texts, and emails — but who’s actually on the other end of the line?

According to the National Association of REALTORS® (NAR) 2024 Profile of Home Buyers and Sellers, 88% of homebuyers purchased their homes through a real estate agent or broker, demonstrating the continued importance of agents in the home-buying process.

That means most real buyers aren’t scrolling FSBO sites — real estate professionals are. They’re looking for deals, listings, or opportunities to profit — not to buy your home as-is, for full price, with no strings attached.

Trust me — the only non–real estate professionals replying to your Facebook Marketplace ad are usually asking if you’ll owner finance... with zero dollars down.

So, if nearly 9 out of 10 buyers are using agents… who’s really browsing FSBO listings and blowing up your phone? Spoiler: it’s mostly not buyers. It’s professionals — wholesalers, investors, and agents — each with their own agenda.

What’s Their Agenda?

Let’s break down why these professionals are calling — and what they’re really after:

• Wholesalers
  Wholesalers are looking to get your home under contract at a discount so they can sell that contract to another buyer (usually a cash investor) at a higher price. Their profit comes from the spread between what they offer you and what their end buyer is willing to pay — not from buying your house themselves. And they will regularly sell houses for 20k-50k over what they agreed to "buy" it from you for. 

• Investors
  Investors are often looking for properties they can flip or rent out. They offer speed and convenience — cash deals, quick closes, “as-is” condition — but their goal is to buy below market value so they can profit later. It’s a trade-off: less hassle for you, more equity for them.

• Real Estate Agents
  Agents see FSBO listings as leads. Some truly have buyers, but many are calling to earn your business — hoping you'll give up the FSBO route and list with them instead. They’ll pitch you on their marketing tools, network, and how they can “get you more.”

Breaking Down the Offers: What to Watch For

Understand this: to a real estate professional, a FSBO listing is like blood in the water. Not all of them have bad intentions — some truly offer helpful solutions. But many will say whatever it takes to get you to sign on the dotted line.

Here are a few of the most common offer terms and clauses FSBO sellers in Texas should watch out for:

Common FSBO Offer Terms to Watch For 

1. Earnest Money
This is a buyer’s deposit that shows they’re serious. In Texas, the buyer typically has 3 days after the effective date of the contract to deliver earnest money to the title company. If they don’t submit it on time, the contract may be voided — but only if you enforce it.
Red flag: Low earnest money (e.g. $10 or $100) shows weak commitment — it’s easy for the buyer to walk away with no consequences. 1% of the sales price is generally considered a respectable Earnest Money deposit.

2. Option Period
A set number of days where the buyer can back out for any reason (in exchange for a small fee). In Texas, this is called the Option Period and usually lasts 5–10 days. Wholesalers use this time to find a buyer to assign the contract to — they’re not doing inspections, they’re shopping your deal.
Red flag: Long option periods with low or no option fee can mean the buyer isn’t truly committed. Be cautious of anything over 10 days.

3. Assignability Clause
This gives the “buyer” the right to assign your contract to someone else before closing.
Language to look for: “Buyer may assign this contract without Seller’s consent.” "And or Assign" by their name on the contract.
Wholesalers depend on this — it’s how they make their profit.
Pro Tip: If you're not okay with someone reselling your home before they’ve even bought it, this clause needs to be removed or restricted.

4. Special Provisions: Marketing Rights
Some contracts will include a clause allowing the buyer to market the property (even on the MLS) before they close.
Language to look for: “Buyer has the right to market the property for sale including on MLS prior to closing.”
Why it matters: You’re essentially giving them permission to resell your house — while you're still the legal owner. THAT'S RIGHT! YOUR HOME COULD BE LISTED ON THE MLS WHILE YOU STILL OWN IT.

Pro Tip: You don’t have to say yes on the spot. Take time to review the offer. Better yet, have a professional take a look if anything feels off.

How to Stay in Control of the FSBO Process

Here’s how to keep your head above water:

• Screen your calls: Use a Google Voice number or a dedicated line. Ask pointed questions like “Are you the end buyer?” or “Is this offer contingent on anything?” You don’t owe anyone a callback or explanation.

• Set boundaries: Limit when and how people can contact you. Don’t give out personal information like your schedule or whether the house is vacant.

• Know your terms: Learn the basics of real estate contracts — especially earnest money, option periods, contingencies, and assignability. These details matter.

• Compare more than just price: A higher number on paper doesn’t always mean a better deal. Look at timeline, contingencies, and proof of funds. The best offer is the one that actually closes.

• Use support when you need it: You don’t need to list your home to get help. Many professionals offer one-time consults, contract reviews, or basic guidance for FSBO sellers. A little support can save you a lot of stress.

Avoid Scams and Lowball Tactics

• Fake Cash Buyers: Claim to be ready to close fast but can’t provide proof of funds or ID. They often disappear when asked to verify anything.

• Earnest Money Tricks: Some buyers send fake or bounced earnest money checks — or just never send it at all. If the deadline passes and you don't enforce it, they stay in the deal for free.

• Long Option Periods with No Option Fee: A wholesaler tactic. They lock you in and spend 10–14 days trying to resell your contract — if they can’t, they walk away, and you’ve wasted valuable time.

• MLS Listing Without Permission: Some contracts allow the buyer to list your property on the MLS before they even own it. This can confuse buyers and misrepresent the sale.

• “And/or Assign” Language: If a buyer signs as “John Smith and/or Assigns,” they’re telling you they plan to flip the contract, not buy the house themselves.

• High-Pressure Lowball Offers: Watch out for language like “this offer expires in 24 hours” or “take it or leave it.” These are meant to push you into making a fast, poor decision.

• Phishing Scams: Spoofed emails pretending to be from your title company can request wire transfers or sensitive info. Always verify wiring instructions by phone using a number you trust — not one from an email.

• Requests for Personal Info: Never give out banking details, your Social Security number, or remote access to your computer. Legit buyers don’t need that info.

Final Thoughts

Selling FSBO takes confidence, hustle, and a willingness to learn as you go. If you’ve made it this far — you’re already ahead of the curve. Just remember: staying informed and setting clear boundaries is the key to protecting your deal and your peace of mind.

And if things ever start to feel a little too overwhelming, I’m here as a resource. Whether you need help reviewing an offer, understanding contract language, or just want a second opinion — I’m happy to chat. No pressure, no obligation — just honest insight when you need it.