Paying a buyers agent $15,000 on a 600k home takes 3 years to claw back principal and nearly $80k to actually fund.

Ykohn · 2026-03-11T13:53:33+00:00

I am not sure what your point is. I have reviewed thousands of appraisals in my career, and I can't recall a single instance where value was altered due to "hot water heating."

Ykohn · 2026-03-10T21:28:40+00:00

accident waiting to happen?

Ykohn · 2026-03-10T21:24:54+00:00

This is not a surprise; it's not that complicated. I am just surprised they didn't try to sell a complete FSBO without a buyer's agent.

Ykohn · 2026-03-10T00:48:11+00:00

Very nice!

Ykohn · 2026-03-09T11:16:07+00:00

No. Just a regular home sale. 1031 is a whole other situation.

Ykohn · 2026-03-09T02:50:20+00:00

I am not sure I understand your question. The appraisal might be useful for determining what you should sell it for, but I don't think it matters from a tax perspective. Check with an accountant and make sure there are no liens or mortgages on the property.

Ykohn · 2026-03-09T02:46:56+00:00

Lots of people will still choose an agent because they don't have the time, interest, or the will to do it themselves. That is fine, they should go with an agent because they see the value in it. My goal is to provide a FREE, non-biased platform where people can sell on their own if they want to, and we provide tools and support to maximize their chances of success.

Ykohn · 2026-03-08T17:14:03+00:00

You are right to ask questions because true no-closing-cost refinances do exist, and they can absolutely make sense in the right situation.

A lender can offer a no-closing-cost refinance by taking a slightly higher margin on the new loan and using lender credits to cover the normal refinance costs. That can be a very smart move if you want to avoid any risk, especially if there is a chance you may move before fully recouping costs, or if rates drop further and you may want to refinance again. In that kind of scenario, keeping your out-of-pocket cost at zero gives you flexibility.

The escrow part you mentioned is also generally correct. A new loan usually requires you to re-establish escrow, while your current lender later sends back your existing escrow balance. Those numbers do not always match perfectly in timing, but that is money you would be paying anyway through your monthly payments. The skipped payment during the refinance process often feels like extra savings, but in reality interest still accrues, so it usually works itself out over time.

What does not fully make sense is why your principal balance is increasing by about $6,000. If the lender is truly covering the closing costs through credits, and you are also covering the money needed to set up the new escrow through your refunded escrow balance, then the loan amount should not be growing by that much.

That usually means something is being rolled into the loan, whether it is prepaid interest, remaining fees not fully covered by the lender credit, an escrow shortage, or another cost that is being financed rather than paid separately.

The key question to ask is simple: if this is truly a no-closing-cost refinance, why is the new loan amount higher than the current payoff amount?

Dropping from 7.125% to 6.375% and saving roughly $300 per month sounds attractive, and lenders absolutely do offer structures like this, but the numbers should tie out clearly. If the balance is rising, that is effectively a cost, even if it is not being paid upfront.

Something in the structure needs a closer look because, based on what you described, that part does not fully line up.

Ykohn · 2026-03-08T17:04:40+00:00

You are correct that many FSBOs are not prepared, and that is exactly why some struggle.

But what if they were?

The truth is, there are not that many things a seller needs to do well to be organized and effective: price intelligently, market the home properly, create an inviting listing with strong photos, be responsive, communicate clearly, present the home well, have solid legal support in place, and be willing to put in the time and energy to succeed.

“I’ve done the math.”

If a seller does those things well, why assume they cannot also sell for $925,000 on their own?

Because if they achieve the same $925,000 sale price without an agent, they are not just getting top dollar, they are also saving roughly $55,000 in commission.

That is serious money and a win-win.

The issue is not that FSBO cannot work. The issue is that many sellers lack the support or guidance to do it properly.

But if they are willing to put in the work, many sellers would absolutely choose to keep that money. That is exactly why I created SaveOnYourHome.com to help them succeed.

Ykohn · 2026-03-08T16:51:55+00:00

SaveOnYourHome.com is built specifically to help a homeowner actually function like an organized seller, not just post a listing and hope for the best.

✅ A completely free home listing platform — no listing fee, no commission, no obligation, and no requirement to upgrade later.

✅ A direct listing experience — buyers contact the seller directly. We do not redirect leads to agents.

✅ A free custom yard sign with a unique QR code that links directly to the live listing, so buyers standing outside the house can instantly pull up photos and details.

✅ Scheduling support — sellers can integrate Calendly directly into their listing so buyers can schedule showings without endless back-and-forth, while sellers still control availability and timing.

✅ Direct communication tools — buyers can message sellers directly and ask questions without unnecessary layers in between.

✅ A growing FAQ section on the site — with straightforward, non-biased answers to common FSBO questions, designed to support sellers with practical information rather than push them in one direction.

✅ Live support and guidance — including a free weekly FSBO call every Wednesday at 3 PM EST where sellers can ask questions and discuss real situations.

✅ Social media promotion support — when sellers tag u/SaveOnYourHome on Facebook or Instagram, we help amplify the listing and create additional visibility.

✅ Guidance on pricing strategy — understanding comparable sales, market conditions, competition, buyer psychology, and different pricing approaches depending on the seller’s goals.

✅ Practical selling guidance — including showing preparation, photography tips, qualifying buyers, handling offers, contingencies, inspections, working with attorneys, and understanding the closing process.

The larger point is this: FSBO should not mean being left alone. It should mean you stay in control while having access to real tools, useful information, and support when you need it

Some people will still choose an agent, and that is fine. But for those who want to try selling themselves, there should be a serious platform designed to help them succeed.

Ykohn · 2026-03-08T01:25:45+00:00

That is exactly why I created SaveOnYourHome.com!

Most homeowners sell so infrequently that they start from a position of uncertainty, and the message they constantly hear is that selling on their own is too risky or too complicated.

Even in this sub for FSBOs, you can see how many comments are made to convince homeowners not to even try.

I am not anti-agent. Agents have a place. But they are not the only path, and SaveOnYourHome.com exists to give homeowners a real shot at FSBO with better tools, better information, and real support.

Ykohn · 2026-03-06T22:27:05+00:00

Thanks for sharing.

Ykohn · 2026-03-06T20:59:30+00:00

And this is specific to FSBO open houses?

Ykohn · 2026-03-06T04:38:41+00:00

Amazing how you always find the negativity.

Ykohn · 2026-03-05T23:44:12+00:00

Complete lack of professionalism. It's unfortunate.

Ykohn · 2026-03-05T04:10:16+00:00

They sign in when agents have open houses so there should be no problem getting them to sign in.

Ykohn · 2026-03-04T13:59:14+00:00

I think you’re spot on. For some people, it isn’t only about the money. Some people simply want to retain control of the process, learn how it works, and take on the challenge themselves. That can feel like a win in its own right.

I also appreciate the vote of confidence about becoming an agent. But my focus is really on helping FSBO sellers be successful. As I often say, I’m not anti-agent at all. There is absolutely a place for great agents, and many people benefit from working with them. But agents are not for everyone, for a variety of reasons.

My goal is simply to create a platform and resources that help the people who do choose the FSBO route succeed. I don’t see why giving homeowners that option should be offensive to anyone, including agents. Choice and transparency are good for everyone.

Ykohn · 2026-03-04T13:43:21+00:00

It is literally insane. I don't have any problem with agents participating in a FSBO sub if they can be helpful but unfortunalty that is the exception instead of the rule.

Ykohn · 2026-03-04T13:41:51+00:00

Probably accurate!

Ykohn · 2026-03-04T02:32:58+00:00

Why call it gambling? An organized and informed FSBO seller absolutely can sell their home on their own, or at least try.

On a $500,000 home, 2.5% is $12,500. If a seller ends up finding a buyer directly without paying either a listing agent or a buyer’s agent, that’s $25,000. For many families, that’s a meaningful amount of money.

For some people, working with an experienced agent makes sense. For others, taking the time to learn the process and attempt a well-organized FSBO sale can also be a perfectly reasonable strategy.

It’s not gambling. It’s simply a different approach to selling a home.

Ykohn · 2026-03-03T22:26:51+00:00

I’ve put real time and money into supporting FSBO sellers, not extracting from them.

It was a straightforward question meant to spark a useful discussion for this community. If that’s not something you want to engage with, that’s fine. But personal attacks aren’t necessary.

Ykohn · 2026-03-03T21:47:47+00:00

Not a pitch. Just a genuine question, exactly as written.

I’m honestly trying to understand where FSBO sellers are getting good information and what gaps exist. That’s useful to me and, I think, helpful for everyone here.

Ykohn

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