If you want to sell your house as quickly as the market will allow and as close to the price that the market will bear, get an agent. There are a THOUSAND reasons for having an agent, and a major one is the negotiation.
Don’t take this the wrong way, but a seasoned real estate agent will eat you for fucking lunch. To them you are a silly little “fizbo” and they will joke about you as they set their client (the buyer) up to get a deal of the century. I’ve NEVER heard of a fizbo (a play on “For Sale By Owner”) that actually came out ahead. Half the time, they fuck up the negotiation and lose the potential buyer or get far less for the house than they could have (offsetting the 3% they were too cheap to pay in the first place).
You are going to pay a commission. No buyers agent in their right mind is going to show HIS client a house where he isn’t going to get paid for his effort! Why would he? So now we’re quibbling over 3%. The average home price in Nebraska (assuming that’s where you live from your avatar) is between 100K and 150K Let’s be conservative and call 3% $4500.00. You are going to pay at least $500 to $1000 to get an attorney to review the contract (not to negotiate, just to review it) so now we’re down to about $3500… Your lack of negotiating experience will kiss that goodby, not to mention your TIME. Imaging all the hours you will be investing trying to learn how the advertise correctly or even PAYING for advertizing…
Real Estate agent’s get compensated for a reason. They will save you time, energy, opportunity and will get the BEST price for your house. While it may sound like a good idea to represent your self, it’s NOT. A real estate contract is a 30+ page document designed to FUCK the party with the least experience. I’ve seem them slip ALL kinds of shit in there, from performance penalties, to leaving out all of the appliances, to addenda requiring the seller to practically sign over their first born.
Bottom line, my advice is to swallow your pride and protect yourself by getting an agent. DO NOT, under ANY circumstance accept an agent that proposes dual agency. Stipulate that in your agreement with the agent, that if anyone working under that same broker makes an offer on the house, then you have the right to seek an outside agent so that you can be sure that your interests are protected.
Hit me back with any questions, I’ll be onshore for the next few days.