Selling a house without a real estate agent—also known as For Sale By Owner (FSBO)—can save you thousands in commissions, but it also means taking full responsibility for every part of the transaction.
One of the biggest hurdles? Understanding the paperwork for selling a house without a realtor. From disclosures to contracts and everything in between, knowing exactly what forms you need—and when to use them—can help reduce stress, avoid delays, and keep your sale legally airtight.
Whether you're listing a home in Nevada or any other state, navigating the legal documents required to sell a house can feel overwhelming. But don’t worry—this guide walks you through every essential document you'll need and explains what each one does, so you can close the sale confidently and legally.
Essential FSBO Paperwork You Will Need
1. Property Disclosure Form
If you're selling a house in Nevada without a realtor, completing a Seller’s Real Property Disclosure Form (SRPD) isn’t optional — it’s a legal requirement. This form informs the buyer about the physical condition of your home and any known material defects.
🔍 What You’re Required to Disclose in Nevada
Under Nevada law (NRS 113), you must disclose any known issues that could affect the value or safety of the home, including:
Roof leaks or structural problems
Past or present pest infestations (termites, rodents, etc.)
Plumbing, HVAC, or electrical system defects
Water damage, mold, or drainage issues
Foundation cracks or settling
Zoning violations or boundary disputes
Lead-based paint hazards (required federally for homes built before 1978)
You must provide this disclosure to the buyer at least 10 days before closing — and they have the right to cancel the agreement within 4 days of receiving it if they’re uncomfortable with anything listed.
Why it's important: It protects both you and the buyer. Failing to disclose known defects could lead to lawsuits after closing.
2. Real Estate Purchase and Sale Agreement (RPA)
The Purchase and Sale Agreement — sometimes called a sales contract — is the legally binding document that formalizes the agreement between you (the seller) and the buyer. It’s drafted once you’ve accepted an offer and lays out all the critical terms of the transaction.
This document includes:
Basic property details – address, parcel number, type of property, and any fixtures or appliances included in the sale.
Final purchase price – the amount the buyer has agreed to pay.
Contingencies – such as the buyer securing financing, passing a home inspection, or selling another property first.
Earnest money terms – how much the buyer will deposit upfront, and under what conditions it’s refundable.
Closing date and location – when and where the transaction will be finalized.
Disclosures and addenda – depending on your state, there may be required addendums like lead paint disclosures or property condition statements.
Many homeowners reuse or reference the sales contract from when they purchased their home. However, for peace of mind and accuracy, you should either hire a real estate attorney or use a reputable template that’s designed for FSBO sellers in your state.
✅ Need a starting point? You can review this free Residential Purchase Agreement template from eForms to understand what’s typically included. Be sure to customize it to match Nevada’s specific laws or consult an attorney before using it.
3. Preliminary Title Report
Before a home sale can close, a preliminary title report (also known as a title commitment) must be issued to ensure the seller has legal ownership and the authority to transfer the property.
This report does more than confirm ownership — it also flags potential legal or financial issues that could interfere with the sale, such as:
Liens from unpaid debts like taxes, contractor bills, or child support
Easements that allow others (like utility companies or neighbors) access to parts of the property
Encroachments or disputes over property boundaries
Restrictions or covenants that limit how the property can be used
These issues don’t always kill a deal, but they can cause serious delays or renegotiations — especially if they surprise the buyer during escrow. That’s why reviewing the preliminary title report early in the FSBO process is so important. If something needs to be resolved (like paying off a lien), you’ll have time to address it before it derails the sale.
Most FSBO sellers will still work with a title company, even without a Realtor, to manage this step. The title company or title attorney will run the title search, issue the report, prepare the new deed, and ensure both parties sign all the necessary legal documents at closing.
đź“Ť Where to get it: You can request a preliminary title report from a local title company or contact your county assessor for historical property records. In Nevada, the average cost for title services is around $1,200, but this is usually paid at closing and split between buyer and seller.
4. Property Deed
The deed is the legal document that officially transfers ownership of the property from the seller to the buyer. It contains a legal description of the property and must be signed, notarized, and recorded with the county recorder’s office to make the transfer official.
There are different types of deeds depending on the type of sale:
Warranty Deed – Most common in traditional real estate sales. It guarantees that the seller holds clear title and has the right to sell the property. It also protects the buyer against future claims.
Quitclaim Deed – Used in transfers where the seller makes no warranties about the title. Common in family transfers, divorces, or inherited properties.
Grant Deed – Often used in some states (including Nevada), this deed ensures the property hasn’t been sold to anyone else and that it’s free of undisclosed liens.
💡 Tip: You don’t need to draft this yourself. In FSBO transactions, the title or escrow company typically prepares the deed as part of the closing process. However, you’ll need to sign it in front of a notary, and it must be recorded with your county to complete the sale.
5. Mortgage Payoff Statements (If You Still Have a Mortgage Owed)
If you still have a mortgage on the home you're selling, one critical piece of FSBO paperwork is your mortgage payoff statement. This is an official document from your lender that shows exactly how much you need to pay to fully satisfy your loan.
What’s Included in a Payoff Statement? Your lender will provide a detailed quote that typically includes:
Outstanding loan balance
Accrued interest through the payoff date
Daily interest rate (used if closing is delayed)
Escrow account balance (if applicable)
Fees (prepayment penalties, recording fees, etc.)
Good-through date (most are valid for 7–10 days)
Instructions for wire transfer or certified check
Why It Matters in a FSBO Sale: At closing, your title or escrow company will use this document to ensure your mortgage is paid off in full. They’ll wire the payment directly to your lender using the instructions provided, which clears the title and allows you to transfer ownership to the buyer free of liens.
💡 Pro Tip: Ask your lender if there are prepayment penalties or fees for early payoff. Not all mortgages include them, but it’s better to know upfront.
The settlement statement—also known as the HUD-1 or Closing Disclosure (CD)—is one of the most important documents in a real estate transaction. It’s a detailed breakdown of every cost, fee, and credit involved in the sale, and ultimately shows how much money you’ll walk away with after closing.
This document itemizes all the financials related to your home sale, including:
Final sale price
Loan payoffs (if applicable)
Title insurance costs
Escrow or attorney fees
Prorated property taxes
Transfer taxes and recording fees
Commissions (if any agents are involved)
Seller credits or buyer concessions
It may also reflect any repairs you agreed to pay for as part of the negotiation.
Who Prepares It? The title company, escrow officer, or real estate attorney handling the transaction is responsible for preparing the final settlement statement. You and the buyer will each receive your own version — the seller’s statement will focus on your proceeds, while the buyer’s includes their loan details.
Why It’s Important (Especially in FSBO Transactions) As a FSBO seller, it’s easy to overlook a small fee that eats into your net profit. That’s why it’s critical to review this document thoroughly before signing anything.
Other FSBO Documents To Consider
7. Home Inspection Report (Optional but Builds Buyer Confidence)
Although buyers typically order their own inspection, providing a pre-listing home inspection report can make your FSBO sale smoother. It gives buyers upfront transparency and may even reduce the likelihood of renegotiation later.
🔎 What It Covers:
Structural components
Electrical, HVAC, and plumbing systems
Roofing and insulation
Appliances and general safety concerns
Evidence of pests, water damage, or mold
🏡 Why It’s Helpful:
Sharing an inspection report upfront can:
Reassure buyers and speed up their decision-making
Help you price your home more accurately
Allow you to fix issues proactively, instead of under pressure after receiving an offer
Show you’re a trustworthy, transparent seller, which is especially important when you don’t have an agent representing you
NOTE: A typical home inspection costs between $300–$500, but the peace of mind it brings could be well worth it — and possibly save you from losing a buyer during escrow.
8. HOA Documents (If Applicable)
If your property is part of a Homeowners Association (HOA), you’re legally required in many areas to provide relevant documentation to the buyer.
đź“„ What to Include:
Covenants, Conditions & Restrictions (CC&Rs)
HOA bylaws and rules
Recent meeting minutes or budget reports
A resale package (includes dues, assessments, litigation status)
HOA contact information
đź’ˇ Why It Matters:
Buyers need to know about any rules, fees, or restrictions that come with your property — such as parking limits, pet policies, landscaping allowance, paint color restrictions, monthly/quarterly dues, etc.
NOTE: Some HOAs charge a fee for providing resale documents (often between $150–$400), and it’s typically the seller’s responsibility to request them. Contact your HOA early to avoid delays.
FINAL THOUGHTS
When it comes to selling your home as a FSBO, being organized and well-informed is critical. The paperwork for selling a house without a Realtor isn’t just a checklist — it’s what keeps your deal legal, secure, and on track. From the purchase agreement and title documentation to property disclosures, mortgage payoff statements, and optional documents like HOA records or inspection reports, every form plays a role in protecting both you and your buyer.
Even if you’re confident about handling your own sale, a missed form or incomplete disclosure can result in delays, renegotiations, or legal issues down the line. That’s why smart FSBO sellers take time to understand what’s required in their state and prepare all the necessary documents in advance.
The good news? You don’t have to do it all alone. Title companies, escrow officers, and real estate attorneys can help draft or review key documents — and in many cases, buyers will expect these professionals to be involved anyway.
If you’re still exploring whether FSBO is right for you, or you want to be fully prepared before listing your home, be sure to read our complete guide on selling a house without a Realtor. It covers the full process step by step — from pricing your home and negotiating offers to marketing tips and organizing your FSBO paperwork from start to finish.
By being informed and proactive, you can keep more money in your pocket while navigating the sale with confidence.
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