Thinking about selling your home FSBO in Topeka (For Sale By Owner)? While going it alone can seem like a great way to save on commission, it’s easy to make a few costly missteps. Here are five of the biggest mistakes homeowners make—and how to avoid them. If you’re selling your home FSBO in Topeka, you’re probably hoping to save money—but that only happens if you avoid the most common seller mistakes. These 5 common missteps are avoidable with the right strategy—especially if you’re serious about selling your home FSBO in Topeka and keeping more in your pocket.
1. 💸 Thinking You’ll Save Money by Not Using a Realtor
Realtor fees may feel like an unnecessary expense, but most FSBO sellers don’t actually save money in the end. That’s because almost all buyers are working with a buyer’s agent—so you’re already paying the buyer’s side of the commission (usually 3%).
A good listing agent can easily save (and make) you more than their fee by:
- Pricing your home correctly
- Attracting multiple offers
- Connecting you with trusted contractors
- Professionally marketing your home via the MLS
- Handling all negotiations
In most cases, the 3% you “save” by going FSBO ends up being a wash—or worse, a loss.
2. 📸 Using Low-Quality Photos
When marketing your home, photos matter—big time. Today’s buyers are scrolling quickly, and poor images can lead them to skip your listing entirely.
Here’s what you should do:
- Use a professional photographer
- Focus on your home’s best angles
- Limit total images to 25–30 to avoid overwhelm
- Avoid photographing every corner—leave a little mystery!
High-quality photos get more clicks, more showings, and often a higher sales price.
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3. 💰 Overpricing the Home
Many sellers say, “I can always come down”—but that mindset can backfire. Most interest and showings happen in the first 7–10 days. If you’re overpriced, you miss that initial momentum.
And history shows: homes that sit on the market longer often sell for less.
A Realtor will use recent sales data (not Zillow estimates or county appraisals) to price your home correctly from day one, helping you net more in the long run.
4. 🧹 Neglecting Maintenance
Buyers want move-in ready—and they’re willing to pay for it. If your home has chipped paint, overgrown landscaping, stained carpet, or damaged siding, they’ll mentally lower your price (or skip it entirely).
Before listing:
- Touch up paint
- Clean or replace carpet
- Mulch landscaping beds
- Fix small repairs
Even small improvements can lead to thousands more on your bottom line when selling your home FSBO in Topeka.
5. 📆 Waiting Until Spring to List
Spring feels like the obvious time to list—but smart sellers get ahead of the rush.
Serious buyers are already looking by January and February, but many sellers wait until April or May. That means less competition—and more eyes on your home.
Listing early can help your house sell faster and for more money.
About the Author:
This article, Top 5 Mistakes People Make When Selling Their Home FSBO in Topeka, was written by Justin Armbruster of the Armbruster Team at Genesis REALTORS®, your trusted experts in Topeka real estate, marketing, and strategy.
Call or text us at (785) 260-4384 or reach out through our contact form. We’ve helped hundreds of clients successfully buy and sell in Topeka, and we’d love to help you too.
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