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The free FSBO seller's guide · Middle Tennessee

You're selling it yourself. Let's make sure every buyer sees it.

You've already done the hard part: your home is listed. Here are three things you can do today to get more showings and better offers, and the one move that puts your home in front of nearly every buyer.

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3 things you can do today to sell faster

Each one takes an afternoon or less and costs little or nothing. Together they make your home easy for buyers, and their agents, to say yes to.

1

Optimize the order of photos

Your first photo is your thumbnail in search results, so it decides whether anyone clicks. After that, buyers spend the most time on bedrooms, kitchens, living rooms and bathrooms, and they look at the front exterior less than any of those. In a study of 4,000 home sales, interior photos were tied to almost twice the price boost of exterior photos. So lead with your best shot, then show the rooms buyers care about before they stop scrolling.

Front of a stone two-story home with a covered porch1Your thumbnail
Best overall shotUsually the front of the home
Kitchen with white cabinets and a large island2
KitchenWide, counters clear
Living room with a stone fireplace and large windows3
Living roomYour main gathering space
Primary bedroom with an upholstered bed and lamps4
Primary bedroomBed made, floor clear
Primary bathroom with a freestanding tub and glass shower5
Primary bathToilet lid down
Covered back patio with seating and a fire table6+
Everything elseWalk-through order, yard last

Aim for 4 to 5 interior photos for every exterior one, and use every photo slot your listing allows.

Tips for great photos

Do

  • Shoot horizontal, from a doorway or corner, at chest height
  • Open every blind and turn on every light
  • Clear counters, fridge doors and bathroom sinks
  • Retake anything dark, tilted or blurry

Skip

  • People, pets and cars in the driveway
  • Close-ups of closets, laundry or the water heater
  • Filters or heavy editing that misrepresent the room
  • The same room twice from almost the same angle
2

Price it competitively

Your list price is the most powerful marketing tool you have. The right price drives showings, and showings lead to offers. Markets change month to month, so homes that sold last spring tell you less than the homes buyers are touring this weekend. Price against your current competition.

Land on a round number

Buyers search in price ranges like "up to $400K" or "$400K and up." A round price shows up in both. Go just over, and buyers searching "up to $400K" never see your home.

$400,000Up to $400K$400K and up
$405,000Up to $400K$400K and up

Price just below similar homes

Find homes near you that match yours in style, features and square footage. Many have agent commissions of up to 6% built into their price. You don't, so you can price below them and still come out ahead.

Similar home listed at$425,000
Up to 6% commission− $25,500
What that seller keeps$399,500
You list at$400,000

$25,000 less for the buyer, and you still keep a bit more. If you offer a buyer's agent fee, build that into your number.

In the first two weeks, measure two things

ShowingsFew showings? Your price or exposure is off.
OffersShowings but no offers? Your price is likely too high for what buyers see.
3

Make every call easy to return

Buyer's agents plan showings in batches, often several homes in one afternoon. If they reach a generic voicemail and don't hear back quickly, your home can drop off the tour. Update your greeting today so callers know exactly what to leave, and that you'll call back fast.

Voicemail greeting you can use

"Hi, you've reached [your name] about the home for sale at [street address]. Please leave your name, your number, whether you're a buyer or an agent with a buyer, and the best times to see the home. I return every call the same day, and you can text this number too. Thanks for calling!"

Great photos, a competitive price and fast replies make your home easy to say yes to. Now let's make sure the right people see it.

9 in 10

home buyers work with an agent. Their agent searches the MLS.

That's where agents set up saved searches for their clients and get new-listing alerts. A by-owner post on Zillow, a yard sign or Facebook doesn't reach that system.

Source: National Association of REALTORS®, Profile of Home Buyers and Sellers.

By-owner post only

Reaches buyers shopping on their own

  • Shows on the site where you posted it
  • Not in agents' saved searches
  • No new-listing alerts to agents' buyers
  • No online showing scheduling for agents
  • Not sent to hundreds of other home-search sites
On the MLS with ResultsMLS

Reaches agents and their buyers too

  • Lands in every matching agent's saved search
  • Sends new-listing alerts to their buyers' inboxes
  • Lets agents book showings online
  • Feeds Zillow, Realtor.com, Redfin, Homes.com and hundreds more
  • You still run the sale and keep the commission

Your plan

You need the MLS for maximum exposure

It's the one place every local agent, and every buyer they're working with, is looking. Homeowners can't add themselves to the MLS; a licensed broker has to list it. That's the job we do for you, then we step back until you want us.

Three steps to get there. You stay in charge.

1

List it

Tell us about your home and upload your photos. We put it on the MLS and hundreds of sites.

Live in about 48 hours
2

Run it yourself

Handle showings and offers on your terms. Call, text or email us anytime you're stuck.

Real people on call
3

Close it your way

Negotiate yourself, add agent support when an offer comes in, or hand it off entirely.

Upgrade anytime

See how it works in detail →

Timing

The first three weeks matter most

A listing gets the most attention when it's new. Knowing where you are on this clock tells you what to do next.

Days 1–14

Peak attention

New-listing alerts go out and serious buyers book first. Homes that aren't on the MLS miss this wave from agent-represented buyers.

Days 14–30

Read the signals

Showings but no offers usually points to price. Few showings usually points to exposure or photos. Fix the right one early.

Day 30+

The decision point

About 1 in 3 sellers who start on their own end up hiring a full-service agent. Plan your next step before the listing feels stale.

What's at stake

$31,000,000+

kept in commission by Tennessee sellers who listed their homes with ResultsMLS.

You could be one of them. Put in your price and see how much stays in your pocket when your home sells.

How much will it cost — and how much will you save?

Enter your price, pick a package, and see your estimate in seconds.

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      Picture closing day with the commission still in your pocket

      Get on the MLS for $99 and in front of every buyer's agent in about 48 hours. You run the sale; we're here when you want us.

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