How To Sell Your House By Owner (FSBO) in Boerne, TX

Edited by: James V.
March 25, 2025

Selling your house independently (FSBO) in Boerne, TX lets you pocket substantial savings on agent fees, which typically cost 5-6% of the final price. However, FSBO sales represented just 6% of total home transactions in 2023. Success requires dedicating 15-20 hours weekly and strict adherence to Texas legal guidelines, proven marketing approaches, and precise transaction handling. Sell your Boerne home without hassle.

Key Takeaways:

Complete documentation must include the Seller’s Disclosure Notice, Residential Purchase Agreement, and additional Texas Real Estate Commission required forms
Effective marketing demands professional-grade photos and flat fee MLS listings ($300-500) to maximize your property’s visibility
Legal protection and Texas property law compliance can be secured through a real estate attorney ($150-300/hour)
Record keeping is critical – maintain detailed logs of buyer interactions and manage all contracts, disclosures, and closing steps accurately
Local promotion should incorporate social media campaigns, community group engagement, and correctly sized yard signs following Boerne city codes

Selling Your House By Owner in Boerne: What You Need to Know

Market Statistics and Trends

For-sale-by-owner (FSBO) transactions make up just 6% of total home sales in 2023, showing the challenging nature of selling without an agent. In Texas, homes currently sell for a median price of $332,000, with properties typically staying on the market for 63 days.

Benefits and Risks of FSBO Sales

Selling your home independently can save significant money on agent commissions, which typically range from 5-6% of the sale price. Here are the key factors to consider before choosing FSBO:

Direct control over pricing, marketing, and negotiations
Keep all profits from the sale without splitting commission
Flexibility in showing times and open house schedules
Full authority over offer acceptance and terms

However, FSBO sales come with notable risks:

No Errors & Omissions insurance protection against legal claims
Limited access to professional marketing tools and MLS listings
Responsibility for all paperwork and legal requirements
Higher likelihood of pricing mistakes
Increased time investment for showings and negotiations
Greater exposure to liability without professional guidance

I’ve found that successful FSBO sellers usually dedicate 15-20 hours weekly to the sales process. While saving on commission costs is attractive, you’ll need to balance this against the time commitment and increased risks of managing the transaction yourself.

Legal Requirements and Essential Documentation

Required Forms and Disclosures

Selling your home in Boerne demands specific legal paperwork to stay compliant with Texas laws. The Texas Real Estate Commission (TREC) mandates several crucial documents. I recommend starting with the Seller’s Disclosure Notice, which details your property’s known defects and history.

Here are the essential forms you’ll need:

Residential Purchase Agreement – The binding contract between you and the buyer
HOA Addendum (if applicable)
Lead-based Paint Disclosure (for homes built before 1978)
Municipal Utility District Notice (if your property is in a MUD)

Fair housing laws protect buyers from discrimination based on race, color, religion, sex, disability, familial status, or national origin. Breaking these rules can result in significant fines and legal action. I suggest keeping detailed records of all buyer interactions to demonstrate fair treatment throughout the sales process.

Marketing Your FSBO Property in Boerne

Essential Marketing Tools

A strong marketing strategy starts with professional photos – they’re your first impression on buyers. I recommend investing in a professional photographer who specializes in real estate to capture your home’s best features.

Flat fee MLS listings give your property massive exposure while saving thousands in commission. These services typically cost $300-500 and put your home in front of local agents and buyers searching online.

Local Marketing Requirements

Boerne allows FSBO yard signs but they must be placed on your property, not in the right-of-way. The signs can’t exceed 6 square feet and should display “For Sale By Owner” clearly.

Your marketing channels should include:

Facebook Marketplace listings targeting Boerne and San Antonio
Zillow and Trulia FSBO listings
Local community Facebook groups
NextDoor neighborhood posts
Open house events promoted on social media
Printed flyers at local businesses

Managing the Sales Process

Legal and Financial Responsibilities

I recommend staying organized with proper documentation throughout the FSBO sales process in Boerne. Texas offers a distinct advantage since there are no real estate transfer taxes to consider. However, you’ll still need to report the sale on your federal income tax return.

Here are the key steps to handle the transaction smoothly:

Keep detailed records of all communications with potential buyers through email or written correspondence
Use standard Texas real estate contracts – these can be purchased from Texas Real Estate Commission
Schedule a title company early to handle the closing process and title transfer
Set up an escrow account to safely manage earnest money deposits
Create a clear timeline for inspections, appraisals, and closing dates
Document all property disclosures, including known defects or issues
Maintain copies of all signed agreements and amendments

The title company will guide you through the closing process, ensuring proper deed transfer and documentation. I suggest establishing clear communication channels with your buyer, preferably in writing, to prevent misunderstandings. If disputes arise, refer to your written contract terms and consider mediation before pursuing legal action. A well-documented transaction protects both parties and streamlines the entire process.

Property Disclosures and Contract Management

Essential Documentation Requirements

Texas law requires sellers to complete a Seller’s Disclosure Notice detailing your property’s condition, including past repairs, defects, and known issues. I recommend completing this form accurately to protect yourself from future legal issues.

Key contract elements you’ll need to handle include:

Third-Party Financing Addendum – Specifies buyer’s financing terms and deadlines
Right to Terminate Due to Appraisal – Allows buyers to exit if appraisal falls below purchase price
Amendment forms – Used for price adjustments or repair negotiations
Contingency documentation – Covers inspection periods, option periods, and buyer’s loan approval

Managing these forms incorrectly can void your sale or create legal problems. Consider partnering with a real estate attorney to review contracts, especially if multiple addendums are involved. The attorney can ensure all documents meet Texas Real Estate Commission standards while protecting your interests.

Professional Support and Legal Protection

Legal Safeguards for FSBO Sales

Hiring a real estate attorney stands as a critical step in protecting your interests during a FSBO sale in Boerne. While selling without an agent saves money, I recommend investing in legal expertise to prevent costly mistakes and ensure compliance with Texas property laws.

A qualified attorney can assist with these essential elements:

Contract preparation and review to protect your interests and meet state requirements
Title search verification and resolution of potential issues
Assistance with negotiation terms and contingencies
Documentation handling for closing procedures
Dispute resolution if conflicts arise with buyers

Local Boerne attorneys specializing in real estate transactions typically charge between $150-300 per hour or flat fees for specific services. This investment can save thousands by preventing legal complications and ensuring proper documentation.

I advise scheduling attorney consultations early in the selling process. This allows time to address potential issues before listing your property. The attorney can create a comprehensive contract template, explain required disclosures, and outline strategies to minimize liability risks.

Many successful FSBO sellers in Boerne’s best neighborhoods partner with both a real estate attorney and title company for maximum protection. This combined approach provides professional oversight while maintaining control of the sale process and reducing overall costs compared to traditional agent representation. If you’ve inherited a house in Boerne, you’ll want to pay special attention to these legal safeguards to ensure a smooth transaction.

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"We have worked hard to follow through on every transaction. We're not perfect, but we strive to acheive excellence." - Owner

These group of investors were really knowledgeable and helpful in getting our property sold with no hassle. Thank you Jill and Edgar for all your help in making this a quick and hassle free process. We appreciate you were always available to take our calls and that y’all were very professional.

We sold our home with this company and were overall pleased with the process and outcome. The process can be a bit of an emotional roller-coaster (this is primarily due to the nature of the market, not a fault of the company), but Edgar and his team did their best to make it as straight-forward and stress-free as possible. Be prepared to show your home to potential investors and marketers, and be aware that you will probably not receive market value for your home. But if you need to sell your home quickly and don't have the available cash to cover repairs and closing costs, this is the best route to go. We closed within 30 days of having reached out to House Buyer San Antonio, and the funds were transferred to us within 24 hours of closing.

Edgar was very professional with great communication skills. He made the transaction run very smooth as it was a stressful time moving our mother out of her home and into a nursing home.

This company made the process of selling my home an extremely pleasant experience. I was very impressed and satisfied with the whole process. Thank you, Maria Gonzalez

Sal and the team were great. I was selling a house for my mom, and I was 1000 miles away. I made arrangements to meet several companies and Sal was the most prompt with returning calls and texts. Very important when you need to move quickly. He made an offer that worked and we got the house sold quickly. Selling a home is stressful and there was still stress, but it was mitigated by Sal's flexibility. God is good. Rick.

Right from the get go response time was awesome. I filled out the information on the web site and received a response from somebody with in hrs. Sal took over and has help get us through the pain of selling my childhood home with ease. Gave us a excellent offer. Would recommend him to all that are trying to sell a home.