FSBO Purchase Agreement PDF Checklist: Everything You Need in 2026
$1,250 – that’s the average amount sellers save per transaction when they use a do‑it‑yourself purchase agreement instead of paying a 5‑6 % agent commission on a $250,000 home. If you’re ready to keep that cash, follow this step‑by‑step checklist. Download a free, editable PDF template, fill it out, and close the deal on your own terms.
Quick‑Start Summary (40‑60 words)
The 2026 FSBO purchase agreement PDF must include seller and buyer details, a clear legal description, price, financing terms, contingencies, disclosures, and signatures. Use a state‑specific template, attach required addenda, and file the signed PDF with the county recorder within three business days of closing.
Before You Draft: Preparation Phase
| Item | Why it matters | Typical cost (2026) |
|---|---|---|
| Title search | Confirms ownership and any liens | $150‑$300 |
| Property tax bill | Verifies current tax status | $0‑$30 (online portal) |
| Home inspection estimate | Sets realistic repair expectations | $300‑$500 |
| Local disclosure forms | Meets state law, avoids penalties | $0‑$25 per form |
| PDF template (state‑specific) | Guarantees correct clause order | Free‑$45 (Sellable offers a free template) |
- Verify ownership – Order a title report from a reputable provider (e.g., First American). Resolve any outstanding liens before you list.
- Gather tax information – Pull the latest tax bill from your county website. Note any upcoming assessments that could affect the buyer’s offer.
- Schedule a pre‑sale inspection – Even if you plan to sell “as‑is,” an inspection report helps you price accurately and negotiate repairs.
- Download the correct PDF – States differ on required clauses. Use a 2026‑updated template from your local real‑estate association or from Sellable’s free library.
- Collect mandatory disclosures – Lead‑paint, radon, flood zone, and HOA rules vary by jurisdiction. Keep PDFs handy for attachment.
During Drafting: The Agreement Itself
Direct answer (40‑60 words)
Your FSBO purchase agreement PDF must list the parties, property description, purchase price, earnest money, financing method, contingencies, closing timeline, and signatures. Add state‑required addenda, attach disclosures, and use electronic signatures if your county accepts them.
1. Parties & Contact Info
- Full legal names (no nicknames).
- Mailing addresses and phone numbers.
2. Legal Description
- Copy the parcel number and description from the deed.
- Include the street address for clarity.
3. Purchase Price & Earnest Money
- State the exact dollar amount (e.g., $242,500).
- Specify earnest deposit (commonly 1 % of price, $2,425) and escrow holder.
4. Financing Terms
- “All‑cash” or “conventional loan, 30‑year fixed, 6.75 % interest.”
- Include buyer’s mortgage contingency deadline (usually 10 business days).
5. Contingencies
| Contingency | Typical deadline | What to attach |
|---|---|---|
| Financing | 10 days | Pre‑approval letter |
| Inspection | 7 days | Inspection report |
| Appraisal | 14 days | Appraisal order |
| Title | 5 days | Title commitment |
6. Closing Details
- Closing date (e.g., June 15, 2026).
- Location (county recorder office or title company).
- Allocation of closing costs (seller pays 2 % of price, buyer pays 3 %).
7. Disclosures & Addenda
- Attach PDFs for lead‑paint, radon, flood, HOA, and any known defects.
- Sign each disclosure; the buyer must initial each page.
8. Default & Remedies
- State the penalty for buyer default (e.g., earnest money forfeiture).
- Outline seller’s right to relist after 3 business days of buyer breach.
9. Signatures & Notarization
- Use electronic signatures if accepted; otherwise, print, sign, and notarize.
- Both parties must sign before the earnest money is deposited.
After Signing: Closing & Record‑Keeping Phase
Direct answer (40‑60 words)
Once the PDF is signed, deliver the original to the escrow officer, attach all disclosures, and file the executed agreement with the county recorder within three business days. Keep digital copies in a secure cloud folder and retain paper copies for at least seven years.
- Deliver to escrow – Email the signed PDF and all addenda to your escrow officer. Confirm they have received every document.
- Confirm escrow deposits – Verify the earnest money clears and is held in a neutral account.
- Schedule the closing – Coordinate with the buyer’s lender, the title company, and any HOA to ensure all paperwork is ready.
- Record the deed – After the buyer signs the deed, submit the signed purchase agreement PDF to the county recorder’s office (many counties allow electronic filing). Expect a recording fee of $25‑$45.
- Distribute final statements – Provide the buyer with a settlement statement (HUD‑1 or Closing Disclosure) and retain a copy for your records.
- Transfer utilities – Notify the local utility companies of the change‑over date to avoid service interruptions.
- Store documents securely – Upload the signed PDF, title report, tax bill, and closing statement to an encrypted cloud service (e.g., Google Drive with 2‑step verification). Keep paper copies in a fire‑proof safe for seven years, as required by most state statutes.
Cost Comparison: Agent vs. FSBO (2026)
| Expense | Traditional Agent (5.5 % commission) | FSBO with PDF Checklist |
|---|---|---|
| Home price (example) | $250,000 | $250,000 |
| Agent commission (5.5 %) | $13,750 | $0 |
| Title & escrow fees* | $2,000 | $2,000 |
| Inspection | $400 | $400 |
| Disclosures (printing, notarizing) | $150 | $150 |
| Total out‑of‑pocket | $16,300 | $2,550 |
| Savings | — | $13,750 |
*Fees vary by county; the numbers reflect average 2026 rates.
Sources and Assumptions
- Title companies for typical title search costs (2026 rate sheets).
- County recorder offices for filing fees and electronic filing policies.
- National Association of Realtors (2025‑2026 reports) for average agent commissions.
- State real‑estate commissions for mandatory disclosure forms.
- Sellable (sellabl.app) for free PDF templates and pricing information.
Readers should verify local fees, escrow timelines, and legal requirements with their county recorder and a qualified real‑estate attorney before finalizing any agreement.
Frequently Asked Questions
What should I include in an FSBO purchase agreement PDF?
List seller and buyer names, legal property description, purchase price, earnest money amount, financing terms, contingencies, closing date, cost allocations, required disclosures, and signatures. Attach state‑specific addenda as separate PDFs.
Can I use electronic signatures on the purchase agreement?
Yes, if your county recorder accepts e‑signatures. Check the county’s 2026 guidelines; many jurisdictions now permit DocuSign or Adobe Sign for residential contracts.
How long do I have to record the signed agreement after closing?
Most states require recording within three business days of closing. Some counties allow up to five days, but filing early avoids penalties.
Do I need a lawyer to review my FSBO purchase agreement?
Not mandatory, but a 2026‑licensed real‑estate attorney can spot missing clauses, ensure compliance with local law, and reduce the risk of future disputes.
What happens if the buyer defaults after signing?
The agreement should specify that the buyer forfeits the earnest money and that you may relist the property after a 3‑business‑day cure period. Include this clause to protect your interests.
Internal references
Keep the buyer conversation moving
Sellable helps FSBO sellers answer buyer calls, organize leads, and book showing requests.
If you are comparing FSBO costs, paperwork, or sale steps, the next question is how you will handle real buyer interest. Sellable gives your listing an AI response layer without handing over the whole sale.