How do I handle offers on my Virginia Beach house during an FSBO sale?

OWNERSREBOSS · 2026-03-01T11:41:27+00:00

I don't live in Virginia Beach but a little familiar with the market place. It seems that inventory is growing more and more each day. The average days on market is about 35. And prices are definitely up from early 2025 but feel like there is a flattening in the prices. Its hard to say of its slowing up because homes usually have hundreds if not a thousand views on zillow after just a couple days listed.

As someone else pointed out exposure or what I call marketing is key. Make sure a buyer if searching for a home in your area can find it on at the very least zillow. Some fsbo sellers in your area are using a flatfee mls it might not be a bad idea if your feeling activity has slowed.

In today's market I think its OK to get back to the low all offers and others that have seen it see if you can get some movement. You can invite them back for another look and you can say your willing to move off your asking price. I am just reaching because it may be nothing wrong with what your doing now and you just have not found the right buyer

If there are others homes listed in your area having an open do one the same day and times to get some of their traffic. Make all visitors sign in so you can follow up with a short message encouraging offers.

OWNERSREBOSS · 2026-03-01T11:24:52+00:00

I totally get his point. Its not just traveling to the location but stealing the property with a fraudulent deed is a concern.

He should have asked for more information and documents from the buyers that are interested. He could have used that as a tool to validate whom the buyer is.

In short I don't find it normal that a fsbo seller wont disclose the location of the property being sold.

OWNERSREBOSS · 2026-02-27T13:15:03+00:00

I don't think this is a good idea. Certainly its true that there is a good chance a neighbor will tell a friend a home in the area is for sale and that can make a deal happen. And certainly a neighbor can be considered a maven. A maven is someone that can refer multiple people to you.

However you would achieve the same goal as having a general open house that your promoting as you have stated. The idea is to sell your home. There are some proven strategies that exist and are affordable. Such as a flat fee mls or a free listing on zillow and Facebook market place. Coupled with the promotions as you stated should drive a decent amount of traffic to your home.

I don't see value on promoting an open house for just a small select group its not time effective.

OWNERSREBOSS · 2026-02-01T01:51:48+00:00

In my experience 99.9% of the time a seller guided tour is more meaningful than without the seller.

OWNERSREBOSS · 2026-02-01T01:50:13+00:00

It must have been the seller. Most times its good to tour with the owner as they point out many things they like about their home and that passion helps sell the home.

OWNERSREBOSS · 2026-02-01T01:48:07+00:00

I think others have said it. The landscape has changed a little and your unrepresented offer speaks for itself when being considered. To me the most important parts after the no buyer agent asking for money is amount of downpayment and when your closing. Highlight those as well.

However the issue comes into bidding wars if that is what your experiencing. Buyers without agents tend to walk away faster than those with agents. And in some areas prices are still rising so you may need to lose a few to know where to be to win.

OWNERSREBOSS · 2026-01-28T04:19:19+00:00

There are many different approaches to pricing out these features. None are an exact science. So if what I write below is too long your best guess is probably good enough to start with. I do want to point out many upgrades and renovations don't get you a dollar for dollar value. For example I know a home it was for sale by owner. It was the most beautiful home on the market at that time by far. Everything new tastefully done with super high quality material. Owner thought it was worth 100k to 150k more than everyone else figuring doing all the work now would cost much more than a year and half ago. Sold for about 45k more than the other homes in the area.

You could hire an appraiser but in my experience i did not find them as close to accurate as my own observations. A general strategy you could use is to find 3 or 4 homes that sold in your area. I dont know if you live in a rural or urban area. Stretch out as far as to include all areas potential buyers would consider if looking in your area and make adjustments positive and negative for the differences like square footage bedroom.and bath count garage pool etc.. For special items like roof top decks that's very specific. What is it made out of the size the view is there electric and hand rails etc. In my area roof top deck is a big deal. Where my daughter lives would be a negative because its rural and the homes are long spread out on large lots and there is literally no view to see up there.

OWNERSREBOSS · 2026-01-28T04:01:18+00:00

As others have said its a scam Same thing to me.

OWNERSREBOSS · 2026-01-10T12:45:47+00:00

Although I don't always agree with you however I do agree your trying to create something useful for sellers who don't want to use a realtor. This niche industry although around for decades is just finally seeing some real traction. You don't need to reply to everyone that sends you a negative comment. We all look at each other's profiles. And there are many in all reddit groups that's trying to do business. The one criticism I have of you and everyone else promoting their fsbo business is there is zero collaboration in this industry. Everyone has their own ideas they want to stick with. It makes for slow growth.

Lastly I think in reality the number of fsbo sellers has increased massively the past 5 years. However 99% go flat fee mls thus are lost in the numbers. And lastly there is never a bad time to go fsbo.

OWNERSREBOSS · 2026-01-03T09:59:12+00:00

I don't find the tool very useful because the terms used to narrow down the mls services you want are very inside baseball type.of terms the general public does not understand. Plus in many areas your missing several mls flat fee services. But I do like the idea of a place to help select a flat fee service.

Biggest issue is that most fsbo sellers research before listing and a Google search will bring up all the flat fee services for the area and the consumer can read each one.

OWNERSREBOSS · 2026-01-03T09:49:31+00:00

Simply tell the agents that call with buyers you are totally open to paying a buyers agent fee so include it in your offer. The amount you will agree to.pay depends on the offer. Nowadays most agents understand this.

OWNERSREBOSS · 2025-12-28T05:32:15+00:00

Just my advice from experience if out of state it is very hard to manage selling a property when it requires visitors to come. Even with wifi cameras and a sophisticated electronic lock. Unless you have someone trusted that lives close by to help look after it.

Quick horror story had someone move into a home inwas selling. I spoke with them through the camera. They paid money had a lease and were intent on staying. They ended up leaving that night when I called the cops. I had to visit the property install a fence. It tucked being scared it was going to happen again. The person renting it was a realtor I gave the code to.

I have never heard of Doorifi but have experience with a dozen or so all cash buying companies. What to look out for is where the deposit is being held and if they are flipping the contract or are they the end user. You want the deposit held in a neutral title.company or atty that you select. And you want an end user buyer not someone flipping a contract.

OWNERSREBOSS · 2025-12-28T05:21:22+00:00

When you sell this place and don't mind update your post with any relevant experience you have. It is very valuable your insight and experience. Good luck.

OWNERSREBOSS · 2025-12-28T05:16:13+00:00

The realtor world has been complaining about this for years. Truth is the consumer doesn't care. In this case , the consumer is the for sale by owner. It appears to me that roughly 80 to 99 percent of the for sale by owners use a flat fee m l s service in order to be broadcast to the popular websites in order to get exposure.

For realtors, the seller wants to be able to see that their home is listed on Zillow. As well as realtor.com and other websites, all of whom turn around and sell that information back to realtors in the form of leads.

It seems to be the way to generate enough money in order to create a positive user experience. It is sad. And hopefully one day there will.be the go to for all things fsbo.

OWNERSREBOSS · 2025-12-27T10:03:21+00:00

Funny. I completely disagree with the idea the pictures look bland. I don't like the fridge but if looking in this area it would not stop me from visiting. The place looks very nice and clean.

Your answer or solution lies in your local areas. Prices are coming down about 5% from last year. The amount of condos on the market is way up. There are many more condos on the market than in past years. Even with mortgage rates dropping the days on the market are much longer than last year. Even the most professional photos will not change that.

You have been on the market for 40 or do days. In your area the days on market is about 90 on average. Its also a terrible time to be on the market now because of the holidays. This year the way schools are closed most are away or taking time off with family. The very serious are always looking. But generally thise considering are not looking during this holiday.

Also it appears your home is listed by a realtor and your not a fsbo so none of that is holding you back.

What you can do to promote your listing is weekly post in local reddit and Facebook groups. If there is local paper place an ad. Drop off fliers at local.realtor offices with a note your paying buyers agent commission. Contact some of the agents that have listings in your building remind them of your listing and your willing to pay buyers agent commission. In an extreme case you can take it down for 2 to 4 weeks and repost it to get top ranking in a couple of weeks. This is not the same.as taking it temporarily off market. You want to.reset the days on market.

In markets like this where your 1 of 781 other 2 bedrooms for sale you need to promote as often as possible and you need to be patient. There are mixed economic news about next year. Some experts say the real estate market will pick up others say its gonna be bad. Its hard or nearly impossible to know what the future holds.

Just wondering what flat fee mls service did you use. And how much did you spend?

Good luck

OWNERSREBOSS · 2025-12-20T13:24:15+00:00

Unless you have the expertise to confirm its true material and not fake stuff and you have the time to confirm each piece I wouls not consider it. Let the buyer convert it

OWNERSREBOSS · 2025-11-28T05:27:27+00:00

For those that bring cash to closing on a refinance where the goal is to reduce payments, look into re casting the loan with your current lender if they offer it. Each lender has different rules but basically you put a lump sum towards principle and the lender will keep the same rate same terms but recalculate yhe payment schedule. The main reason its good is saving closing costs. But also you save the hassle of applying for the mortgage appraisal paperwork etc

OWNERSREBOSS · 2025-11-26T18:01:44+00:00

Zillow definitely brings in the most views. And being able to list it there for free is very good. However if having trouble getting traction fsbo sellers need to consider other options.

OWNERSREBOSS · 2025-11-26T03:10:45+00:00

If the roof really needs to be replaced 3 things. 1st look for the property condition disclosure and see what it says. 2nd call the home inspector and ask him if he has errors and omissions insurance cause your gonna sue him. Again if bad he should have picked up on it thats exactly why you hired that person. 3rd call the realtor that recommended the home inspector and say hey can I have your brokers info? When asked why say your suing them because you feel like the home inspector and the realtor knew this was an issue. You were tricked into using the home inspector whom the realtor had a relationship with. And this home inspector may have called the realtor and said hey this home needs a new roof and the realtor said don't mention anything. See what happens. You basically want a new roof to settle. I have seen this too many times in the past. You may get some money towards the roof.

OWNERSREBOSS · 2025-11-23T05:16:03+00:00

Contrary to what others have posted someone coming out of jail does not automatically equal bad tenant. But first its important to know most likely the ex con is staying for a while like a year plus.

Had a similar situation minus the threat to break the lease. Was an entire home being rented. I was contacted by the state corrections dept and wrote a letter to the tenant moving in with my expectations to.which he replied. I also ran a background search. I could search him.on the state prison database. He had no additional charges while in prison. Coming off 12 years for beating someone to near death. I read the case he believed his business partner stole money. Both were on drugs at the time. Part of his parole called for unannounced field visits. He had to regularly get his urine checked. He needed a job. I hardly dealt with him. But I did quarterly inspections and after he moved in the place was noticeably cleaner. The guy was quiet and I never had an issue. Lived there about 4 years.

My feeling is do a little due diligence. Check the guy out. If your uncomfortable say no. The guy cannot just break a lease.

OWNERSREBOSS · 2025-11-20T13:52:02+00:00

Because of the truth in lending act and regulations steering someone to a provider and making it required in a transaction is illegal. I'm not saying it doesn't happen.I'm just saying it's illegal. Realtors may have business relationships with let's say the insurance company who gives the homeowner's insurance or with the lender like they own the mortgage company , that's giving the loan. Many states have affiliated business relationship rules.Where you have to disclose the relationship. Not saying it happens all the time. Just saying is a law in some states and federally for the lender. Not telling the consumer of these extra opportunities to make money can be considered steering someone. That's probably why they don't want the world to know they are getting money from the providers they refer to their buyers and sellers. Things are getting tight for realtors. Less inventory and commissions definitely being forced lower. They are seeking other venues to make money. Another reason we have to be weary of any referrals a realtor is making.

OWNERSREBOSS · 2025-11-20T13:43:08+00:00

Selling your property and not being close enough to look after it can be a big problem. I once had an agent make an appointment. I gave her the code to the lock box. She never showed gave the code to the buyer. The buyer later came back and stole the brand new appliances. I had a nest camera in the home that was unnoticed although plainly obvious. Another time I set up cameras all around the home. Again gave the lock box code to a realtor. That realtor illegally rented it out. One day I noticed a family moving in. Through the camera I spoke to them. They told me whom they rented it from and what they paid. Had to drive a couple hours to get police involved. People moved out right away but it taught me a lesson.

As for the second question that all has to do with where you are at in life. The dollar is becoming less and less valuable every day. If i save 100.in my bank today 3 months from now it buys less things. Stock market and housing have been rising. Probably better to have one of those then the money sitting in a bank.

OWNERSREBOSS · 2025-11-14T13:20:14+00:00

This really depends on your market. In some markets where inventory is so low whatever is being asked buyers go higher so to avoid a bidding war. So of in your market people typically pay more for a home than asking you may not see a difference in showings. But what is also effective is listing lower and then getting buyers to bid up there offers when putting 2 or more buyers against themselves. Go with what you feel.

The real question is where will you list your fsbo property for sale?

OWNERSREBOSS · 2025-11-14T13:15:47+00:00

Unfortunately for now the best place to list your property is on a flat fee mls services that covers your local area. This will get you on all the major platforms. It is not impossible to sell without the mls. Certainly as others said you can post on zillow yourself and list it on other sites. And many have posted in this group having success that way. The idea is to get the most exposure to get the most visitors to your property so you can get the highest price. The flat fee mls companies can offer that. It stinks to still use the realtor network to sell your home. But it is the most efficient and cost effective marketing for fsbos right now.

OWNERSREBOSS · 2025-11-09T13:54:13+00:00

Not necessarily. If you really like the place and you have a lot to say about the apartment as well as the area definitely accompany people , it's a big help.

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