1. Assuming you'll automatically save more money by selling FSBO

Let's start with the biggest reason most homeowners consider selling without an agent: saving money.

And to be clear, avoiding a listing agent's fee can reduce your selling expenses.

But that doesn't automatically mean you'll walk away with more money at closing.

There are several factors that influence how much a seller ultimately nets from a transaction, including the sale price, concessions, repairs, closing expenses, and any real estate compensation negotiated as part of the sale.

One of the things an experienced listing agent brings to the table is a strategy for managing all of those pieces.

It's about what you net, not just what you save

Let's say you're considering selling your home for $250,000.

If you sell without a listing agent, you may avoid paying that agent's fee.

But what happens if your home is priced too low? What if poor marketing limits your buyer pool? Or what if you agree to unnecessary concessions during negotiations?

Those decisions can affect your bottom line, too.

A good real estate agent should help you understand the market, position your property competitively, negotiate effectively, and navigate the transaction from start to finish.

That doesn't guarantee a higher sales price or a better net result, but those services are worth considering when comparing your options.

What about the buyer's agent commission?

One misconception I hear is that FSBO sellers are automatically required to pay a buyer's agent a certain percentage.

That's not the case.

Real estate commissions are negotiable, and there is no standard commission rate required by law.

A buyer may have an agreement with their agent regarding compensation, and a seller may choose to negotiate a contribution toward that expense as part of an offer.

But the terms depend on the agreements involved and the negotiations between the parties.

Before deciding to sell FSBO, I encourage homeowners to compare their expected net proceeds under different scenarios rather than focusing only on the commission.

2. Using poor-quality listing photos

One of the biggest mistakes a seller can make is underestimating the importance of photography.

Think about how most people shop for homes today.

They start online.

Buyers scroll through listings, look at photos, compare properties, and decide which homes they want to see in person.

That means your listing photos are often the first impression someone has of your property.

Dark rooms, blurry images, cluttered countertops, or awkward angles can make an otherwise great home less appealing.

And if buyers aren't interested in what they see online, they may never schedule a showing.

How to make your listing photos stand out

• Consider professional photography: A photographer experienced in real estate can help capture the home accurately and attractively.
• Prepare the home beforehand: Clean, declutter, and complete small repairs before taking pictures.
• Use natural light: Open blinds and curtains and make sure rooms are well lit.
• Show the entire property: Include clear photos of important rooms, exterior spaces, and features buyers will want to see.
• Keep images accurate: Avoid misleading editing or angles that hide material property conditions.

There's no magic number of listing photos that works for every home.

A smaller house may need fewer images than a larger property with multiple living areas, outdoor amenities, or additional buildings.

The goal is to tell the story of the home through clear, professional, and accurate photos.

It's one of the most important parts of preparing a property for the market.

3. Overpricing your home

This is one of the most common mistakes I see sellers make, whether they're selling on their own or working with an agent.

And I understand the temptation.

When you've spent years living in a home, making improvements, and creating memories, it's natural to feel that your property is worth a lot.

But buyers don't determine value based on what a home means to the seller.

They compare it to the other properties available in the market.

One phrase I hear pretty often is, "We can always start high and come down later."

While that strategy sounds reasonable, it can sometimes work against you.

When a property first becomes available, it has an opportunity to attract attention from buyers who are actively searching.

If the price is significantly above comparable properties, some of those buyers may overlook it entirely.

And if the home sits on the market for an extended period, buyers may begin wondering why it hasn't sold.

How should you determine your home's value?

One of the best places to start is by reviewing recent comparable sales.

That means looking at homes similar to yours in terms of:

• Location and neighborhood
• Square footage and layout
• Number of bedrooms and bathrooms
• Age and overall condition
• Updates and improvements
• Lot size and other features

It's also important to look at current competition and market conditions.

Online home value estimates can be useful starting points, but they don't always account for the specific condition or features of your property.

And your county's assessed value serves a different purpose than determining what a buyer may be willing to pay.

Pricing a home correctly isn't about choosing the highest possible number.

It's about positioning the property to attract serious buyers while protecting your financial goals.

4. Ignoring small repairs and maintenance

One thing I've learned from walking through homes with buyers is that people notice the little things.

Chipped paint, stained carpet, loose door handles, overgrown landscaping, or damaged trim may seem minor individually.

But when buyers see several maintenance issues throughout a home, they may start wondering what else needs attention.

And that can affect how they view the property.

The good news is that preparing your home for sale doesn't necessarily require expensive renovations.

Sometimes a few weekends of work can make a noticeable difference.

Small improvements worth considering

• Touch up chipped or scuffed paint
• Repair loose handles, fixtures, and hardware
• Deep clean carpets and flooring
• Replace burned-out light bulbs
• Trim landscaping and mow the lawn
• Clean windows and exterior entryways
• Remove unnecessary furniture and clutter
• Address known leaks or other maintenance concerns

Not every improvement will provide a financial return, and I wouldn't recommend spending thousands of dollars on projects without first evaluating the market.

But taking care of obvious maintenance issues can help buyers feel more confident about the property.

It's also important to be upfront about known material defects and complete the disclosures required for your transaction.

Trying to hide problems instead of addressing them can create much bigger issues later in the selling process.

5. Assuming spring is the only good time to sell

Spring is traditionally one of the busiest seasons in real estate.

And there are plenty of reasons for that.

The weather starts improving, yards look better, and many households begin thinking about moving before the next school year.

But one mistake sellers sometimes make is assuming they have to wait until April or May to put their home on the market.

That's not necessarily true.

There are buyers looking for homes in Topeka throughout the year.

Some are relocating for work. Others are purchasing their first home, downsizing, or responding to a change in their personal circumstances.

And when fewer homes are available, a well-priced property may have an opportunity to stand out.

When is the best time to list?

There isn't one perfect month that guarantees the best outcome.

The right timing depends on several factors, including:

• Current inventory in your price range
• Buyer demand in your neighborhood
• Your home's condition and readiness
• Interest rates and broader market conditions
• Your personal timeline and moving plans

For some sellers, listing in the spring may make the most sense.

For others, getting the home on the market earlier or waiting until later in the year may be a better fit.

Rather than choosing a listing date based entirely on the season, I'd recommend looking at what's happening in the Topeka market and building a plan around your goals.