By Linda Reynolds, Broker, Reynolds Realty Gulf Coast (License #BK3021695) · Updated November 2026
Quick answer: In a hypothetical $400,000 Palmetto sale with a $220,000 mortgage payoff, selling by owner while still offering a buyer’s agent 2.5% leaves about $11,500 more than listing with an agent at 3% plus 2.5%. The gap depends on the price you actually get, since NAR’s 2025 data shows FSBO homes sold for a median of $360,000 versus $425,000 for agent-assisted homes (different homes, not a head-to-head test).
If you are weighing FSBO vs agent net proceeds for a home in Palmetto or elsewhere in Manatee County, you deserve a clear look at the numbers, not a sales pitch. Selling by owner is a legitimate choice, and some sellers do it well, especially when they already know the buyer. This post walks through one side-by-side example. Every dollar figure in the example is a hypothetical I chose to keep the math simple, not a prediction of what your home will sell for.
No judgment either way. My goal is to help you see which costs change and which stay the same, so you can decide what fits your situation. If you would like a broader overview first, my free guides are at reynoldsrealty.com/free-guides.
What costs stay the same whether I sell by owner or use an agent?
Several seller costs do not depend on who markets the house. In Manatee County, custom has the seller pay the Florida documentary stamp tax on the deed and the owner’s title insurance policy, though both can be negotiated in the contract (Barnes Walker, a Bradenton title firm).
- Mortgage payoff: whatever you still owe, plus any liens.
- Deed documentary stamp tax: 70 cents per $100 of the price under Florida Statute 201.02. On $400,000 that is $2,800.
- Owner’s title insurance: roughly $2,075 on a $400,000 sale, according to Barnes Walker’s Manatee County example.
- Title search and closing fee: about $650 in the same example.
- Property tax proration: taxes are paid in arrears, so the seller is charged for the days owned. I used $2,400 as a placeholder.
Your own numbers will differ, so ask a title company for an estimate before you settle on a price.
What does a side-by-side FSBO vs agent net proceeds example look like?
Here is the hypothetical: a $400,000 sale, a $220,000 payoff, and the shared costs above totaling $7,925. Commission percentages are illustrative only because compensation is negotiable and not set by law (NAR settlement FAQ).
| Line item (hypothetical) | Agent lists, seller offers buyer’s agent | Sell by owner, offer buyer’s agent | Sell by owner, no buyer’s agent |
|---|---|---|---|
| Sale price | $400,000 | $400,000 | $400,000 |
| Mortgage payoff | -$220,000 | -$220,000 | -$220,000 |
| Listing agent (3%) | -$12,000 | $0 | $0 |
| Buyer’s agent (2.5%) | -$10,000 | -$10,000 | $0 |
| Flat-fee MLS or marketing (placeholder) | $0 | -$500 | -$500 |
| Shared closing costs | -$7,925 | -$7,925 | -$7,925 |
| Estimated net | $150,075 | $161,575 | $171,575 |
On paper, selling by owner while still offering a buyer’s agent keeps about $11,500 more, and skipping the buyer’s agent adds about $10,000 beyond that. These columns assume the same price and the same timeline, which is exactly what is hardest to know in advance.
What if the FSBO price comes in lower?
Because the example assumes an identical price, the real question is how much lower the price could go before the nets meet. In the second column, a price roughly $12,000 lower (about 3%) would erase the $11,500 difference once you account for the percentage costs that scale with price. A smaller gap in your favor or a larger gap against you are both possible.
Things that can move the price include how the home is priced at the start, the quality of photos and marketing, how many buyers see it, and how well offers are negotiated. Preparing the home also matters, and my getting your home ready to sell guide covers that for either path.
What do national numbers say about FSBO sales?
NAR’s 2025 Profile of Home Buyers and Sellers reports that 5% of recent sales were FSBO, a record low, and 91% of sellers used an agent. The median FSBO sale was $360,000, compared with $425,000 for agent-assisted sales. NAR also reports 60% of FSBO sellers knew the buyer.
Please read those medians carefully. They compare different homes in different places, so they do not prove what would happen to your house. Homes sold to friends, relatives or neighbors can be priced differently, and FSBO sales skew toward rural and resort areas. They are context, not a forecast.
Does selling by owner mean I never pay a buyer’s agent?
No. Since August 17, 2024, NAR rules prohibit offers of compensation on the MLS, but a seller may still offer compensation to a buyer’s agent off the MLS, and many buyers ask the seller to cover some or all of it. Buyers working with an agent sign a written agreement before touring, so expect the topic to come up in your negotiation. A FSBO seller can agree, counter or decline, which is why I show both columns above.
If you want to read more on this decision, see my posts on selling without a real estate agent and what it costs to sell in Florida.
What should I ask before deciding?
- What price do recent comparable sales near me actually support? A neighborhood such as Northwood Park may have different recent sales than a waterfront area.
- Who will handle disclosures, contracts, negotiation and the closing paperwork, and what happens if a deal falls through?
- Am I comfortable showing the home, screening buyers and answering inquiries on short notice?
- What is my timeline if the first few weeks do not bring an offer?
- Have I asked a title company and a CPA about my own costs and taxes?
I am not an attorney, tax professional or lender, so for legal, tax or lending questions please check with a Florida real estate attorney, a CPA or your lender.
Frequently Asked Questions
Do I save the whole commission if I sell by owner in Florida?
Not always. Commissions are negotiable and not set by law, and a seller may still choose to offer compensation to a buyer’s agent. What you keep depends on whether you offer that compensation and on the price you achieve.
Who pays Florida documentary stamp tax when I sell in Manatee County?
By local custom the seller pays the deed tax of $0.70 per $100 of the price, and that is true whether or not an agent is involved. It is a custom, so it can be negotiated in the contract.
What share of homes sell by owner?
NAR’s 2025 Profile of Home Buyers and Sellers found 5% of sales were FSBO and 91% of sellers used an agent. NAR also found 60% of FSBO sellers knew the buyer.
Can I compare my own numbers before deciding?
Yes. Ask your title company for an estimate of seller costs, then ask any agent you interview for a written net sheet at two or three prices so you can compare equal assumptions.
Sources
- NAR, 2025 Profile of Home Buyers and Sellers highlights (survey period July 2024 to June 2025)
- Florida Realtors, FSBOs reach all-time low (November 2025)
- Florida Senate, Florida Statutes 201.02 (2025)
- NAR Settlement FAQs (updated September 2024)
- Barnes Walker, Florida Transfer Tax Guide and Manatee County seller net sheet (title and closing estimates, November 2026)
If you’d like help with this, call or text me at 941-737-6562 or reach out through reynoldsrealty.com.
Linda Reynolds | Reynolds Realty Gulf Coast
Clear Answers. Strategic Solutions. Local Expertise.