Every document you need to sell your home without an agent — from listing to closing. Organized by phase so nothing falls through the cracks.
Start Managing Your ListingThe #1 concern FSBO sellers have (after pricing) is paperwork. Traditional agents handle 30+ documents during a transaction, and doing it yourself can feel overwhelming. The reality: your real estate attorney handles the legal documents, your title company handles the title work, and you handle the disclosures. It's more manageable than it seems.
Gather these before you list your home:
| Document | Required? | Where to Get It |
|---|---|---|
| Property Condition Disclosure | Required in most states | State real estate commission website or your attorney |
| Lead-Based Paint Disclosure | Federal law (homes pre-1978) | EPA website — free form |
| Natural Hazard Disclosure | Required in many states | Third-party report ($50-$100) or attorney |
| HOA Documents | If applicable | Your HOA management company |
| Transfer Disclosure Statement | Some states (CA, etc.) | State-specific forms from attorney |
Show & Disclose tip: Upload all disclosures and property documents to your Show & Disclose listing. Buyers and their agents can review everything in one place — building trust and reducing back-and-forth.
Once you accept an offer, these documents come into play:
The most important document in the transaction. It should include:
Critical: Have your real estate attorney draft or review this document. Never use a generic online template — real estate contracts are state-specific.
The title company or closing attorney prepares most of these:
| Document | Who Prepares It | Your Role |
|---|---|---|
| Closing Disclosure (CD) | Title company/lender | Review for accuracy |
| Deed (warranty or grant deed) | Your attorney | Sign at closing |
| Bill of Sale | Attorney/title company | Lists personal property included |
| Affidavit of Title | Title company | Swear no undisclosed liens/claims |
| FIRPTA Certificate | Attorney | Certify US residency (tax withholding) |
| 1099-S | Title company | Reports sale to IRS (sent after closing) |
| Mortgage Payoff | Your lender | Request payoff statement |
| Keys and Access | You | All keys, garage remotes, codes |
Some documents are agent-specific. Don't worry about:
| When | Document | Action |
|---|---|---|
| Before listing | All disclosures | Complete and upload to Show & Disclose |
| Before listing | Property records | Gather and organize digitally |
| Before listing | Attorney engagement | Hire a real estate attorney |
| Offer received | Purchase agreement | Attorney reviews/drafts |
| Under contract | Inspection documents | Review and respond with attorney |
| 2 weeks before close | Mortgage payoff | Request from lender |
| 3 days before close | Closing disclosure | Review for accuracy |
| Closing day | Deed, affidavits, bill of sale | Sign at closing table |
You need: seller disclosures (property condition, lead paint if pre-1978, natural hazards), a purchase agreement/contract, title documents, your mortgage payoff statement, property tax records, HOA documents (if applicable), home warranty info (if offering one), and closing documents. Your real estate attorney will prepare or review most of these. Show & Disclose helps you organize and share disclosures with buyers.
While not legally required in every state, a real estate attorney is strongly recommended for FSBO sellers. They draft or review the purchase contract, handle title issues, ensure legal compliance, and represent you at closing. Attorney fees ($500-$1,500) are far less than agent commissions ($15,000+ on a $500K home) and provide legal protection an agent cannot offer.
Your real estate attorney is the best source — they'll use state-specific forms and customize them for your transaction. Some states have standardized purchase agreements available through bar associations. Avoid generic online templates; real estate contracts are state-specific and missing a required clause can void the contract or create liability.
Requirements vary by state, but most require: a property condition disclosure (known defects, repairs, issues), lead-based paint disclosure (federal law for homes built before 1978), and natural hazard disclosures (flood zones, earthquake zones, wildfire areas). Some states require additional disclosures for HOAs, sex offenders, deaths on the property, or environmental hazards. Check your state's requirements at Show & Disclose.
Create a digital folder with three categories: Pre-Listing (disclosures, property records, tax bills, HOA docs), Under Contract (purchase agreement, inspection reports, repair requests, appraisal), and Closing (title documents, mortgage payoff, closing statement). Show & Disclose provides a built-in document management system where you can upload, organize, and share disclosures securely with buyers and their agents.
Watch how sellers manage showings, disclosures, and buyer agents — all from one dashboard.