Behind the Sign: One Homeowner’s Joyful Dive into FSBO
When I made the decision to sell our building by owner, I knew I wanted to do things differently. Not just slap up a listing and hope for the best, but create something thoughtful and personal. It’s not just a property. It’s a space we’ve loved and lived in. I wanted buyers to feel that, and maybe even fall in love with it the same way we did.
It’s been a hands-on, fully immersive, at-times chaotic experience. Honestly, I’m loving it.
A Website That Tells the Full Story
One of the first things I did was build a website for the listing using Squarespace. I’ve really enjoyed putting it together. I wanted to go beyond what a standard MLS sheet could offer. Photos, navigating compliance, and “5 bed/3 bath” labels just don’t tell you what it’s like to live here.
The site gave me a space to include all the little things that matter. All the owner-quality upgrades we did that sets our property apart from standard investment-grade 2-flats in the area. What makes the in-law suite so flexible. It’s been fun to share the personality of the home in a way that feels like a conversation, not just a brochure.
We Built the Sign Ourselves (with a Little Help from Home Depot and Canva)
Instead of ordering a prefab FSBO sign, I decided we can make our own. The post is a simple fence post with a cap and crossbar from Home Depot. I designed the aluminum sign using Canva, keeping it clean and easy to read. Before I printed it, I asked a good friend who’s an amazing graphic designer to take a look. His response was so helpful and that kind of support goes a long way.
Putting the sign into the ground felt like the official start of this adventure. When people started snapping photos of it as they walked or drove by, I knew it was working.
The Staging Hiccup: Kitchen Table Edition
We brought in a staging company to help get the building photo-ready. They were great overall, but the table they brought for the kitchen didn’t work. It was far too big and made the space feel cramped and off-balance. It didn’t reflect the way we use the home.
We’ve always used the dining room as our primary eating area and kept the kitchen open and airy. That oversized table changed the entire feel. We even tried moving it out to the back porch living space where my husband used to have his home office, but it still didn’t quite fit. Eventually, we swapped it for something more low-profile that better complemented the space. It made all the difference. The unit felt right again - open, inviting, and functional. Since the change, we’ve gotten a lot of compliments on how well the space flows.
The staging team was very accommodating through all of it. We had to reshoot both the listing photos and the Matterport 3D tour because of the table situation, but the new version came out so much better. It truly reflects the space the way we use it.
3D Tour Tech Lessons and MLS Surprises
Getting the 3D tour online was a journey in itself. We invested in a Matterport tour because it's such a powerful way for buyers to experience the home virtually. But when I uploaded everything to our direct-listing MLS platform, I realized the tour wasn’t showing up on the MLS or syndicated sites.
I assumed it would be automatic. It turns out not all listing services are set up for that kind of media. After a few emails and some clicking through hard-to-find menus, we are working to get the media links properly integrated. If you're considering FSBO and using a flat-fee MLS provider, I’d recommend asking up front how they handle rich media like video and virtual tours. It's worth the extra effort. I've had buyers mention that the 3D walkthrough helped them decide to schedule a showing and I’m so glad we have that on the front page of our property site.
Private Tours Came Fast and Often
We assumed things would start slow. Maybe a few inquiries before our first open house. Instead, the response was immediate. Within a day of going live, we had several private tour requests, and they just kept coming.
That first week was a blur of scheduling, tidying, hiding tools between appointments, and doing last-minute paint touch-ups. It wasn’t easy, but it was exciting. We got to talk directly with people interested in the building, and I could share what makes this place so livable. These are the kinds of things you just can’t get across in a text box. I had to go to the ER the other day and was grateful how accommodating the four agents were for appointments that day.
The Realtor Encounters: A Real Mix
Some buyers are coming with their own agents, and that’s been an education in itself. Some agents have been fantastic - respectful, curious, and easy to work with. Others, less so. One agent came in and immediately started explaining the kitchen layout to me, pointing out where the "good light" is. I just smiled. At the end of the day, I know this building better than anyone. This process has reminded me that being hands-on is a strength, not a disadvantage.
Still, most agents have been kind and helpful. Their clients have been genuinely excited about the home. That’s been the best part—watching people light up when they walk into a space you’ve loved for so long.
Lessons I'm Taking With Me
I hired a real estate attorney early on, and that’s been a huge help. Having someone to double-check contracts and give guidance has allowed me to stay in the driver’s seat. Between the legal support, the DIY elements, and the creative freedom, this has truly felt like a team effort with the right balance of support and autonomy.
I’m learning how to be patient with the process, how to manage surprises, and how to trust that authenticity matters more than perfection. This home has a soul, and selling it myself means I get to share that directly with buyers. That’s something I wouldn’t trade.
The open house is just around the corner, and I’m excited to see how things unfold from here. For now, I’m proud of how we’ve presented our building—clean, honest, inviting, and full of character. I’ll post an update soon with what comes next.
If you’re considering selling FSBO yourself and want to swap notes, feel free to reach out. I’m happy to share what I’ve learned, plus a Canva template or two.
Also, label your paint cans. Seriously.
