FSBO Purchase Agreement Template: Real Costs, Fees, and Net‑Proceeds Math
$4,500 in commission‑free savings can turn a $400,000 FSBO sale into a $3,950,000 net‑proceeds figure after closing costs, escrow, and taxes—if you use the right purchase agreement and run the numbers correctly. Below you’ll see exactly which line items eat into your profit, how a free template works, and a step‑by‑step worksheet for two price points.
Quick‑Answer Summary
A FSBO purchase agreement is a legally binding contract that outlines price, contingencies, disclosures, and closing logistics. The template itself costs nothing, but you must budget for title fees, escrow, recording, transfer taxes, and optional attorney review. For a $400,000 home, total out‑of‑pocket costs run $5,200–$6,800, leaving you $393,200–$394,800 in net proceeds. For a $750,000 home, costs rise to $9,800–$12,300, leaving $737,700–$740,200.
Why a Solid Template Matters
A well‑crafted agreement protects you from disputes, speeds up escrow, and ensures lenders accept the sale. Using a free, downloadable Word or PDF template eliminates the $200–$500 lawyer‑draft fee many sellers assume they need. Just plug in your numbers, add the required state disclosures, and you’re ready to sign.
Key elements a good template includes
| Element | What it does | Typical cost to add |
|---|---|---|
| Purchase price & Earnest money | Locks in buyer’s commitment | $0 |
| Contingency clauses (inspection, financing) | Gives buyer exit routes | $0 |
| Property disclosures (lead, radon, HOA) | Meets state law | $0 |
| Closing timeline | Sets escrow dates | $0 |
| Signature lines & notarization | Makes it enforceable | $0–$50 (notary) |
Real‑World Cost Breakdown
Below is a side‑by‑side comparison for two common sale prices. All figures reflect 2026 national averages; local fees can differ, so verify with your county recorder and title company.
| Cost Item | $400,000 Home | $750,000 Home |
|---|---|---|
| Title search & insurance (buyer pays) | $1,200–$1,600 | $2,300–$2,900 |
| Escrow/settlement fee (split) | $500–$700 | $900–$1,200 |
| Recording fee (county) | $120–$180 | $180–$260 |
| Transfer tax (state avg. 0.10%) | $400 | $750 |
| Attorney review (optional) | $300–$500 | $500–$800 |
| Notary (if required) | $25 | $25 |
| Total Estimated Costs | $2,545–$3,255 | $4,655–$5,935 |
| Commission Savings (5.5% typical) | $22,000 | $41,250 |
| Net Proceeds (Sale Price – Costs) | $393,200–$394,800 | $737,700–$740,200 |
Numbers are rounded to the nearest $50. 2026 state averages used; check your local jurisdiction for exact rates.
Step‑by‑Step Worksheet
- Download a template – Grab the free Word version from Sellable’s resource library or a reputable legal‑forms site.
- Insert purchase price – Write the agreed amount in both numbers and words.
- Add earnest money – Typical 1% of price; hold it in escrow.
- List contingencies – Include inspection, financing, and appraisal caps.
- Attach required disclosures – Pull the latest state forms (lead, radon, etc.).
- Calculate closing costs – Use the table above as a starting point; ask the title company for a quote.
- Sign & notarize – Both parties sign; a notary stamps the document for $25–$40.
- Submit to escrow – The escrow officer reviews, then schedules the closing date.
Tip: Run the numbers in a simple spreadsheet. Subtract every line‑item cost from the sale price, then compare the result to the “commission‑saved” amount. If the net gain exceeds the agent’s typical 5–6% fee, you’ve proven the FSBO route is profitable.
How to Customize the Template for Your State
- Open the Word file and locate the “State‑Specific Disclosures” section.
- Replace placeholder text with the exact form name required by your state (e.g., “CA Residential Purchase Agreement”).
- Insert the local transfer‑tax rate (check your county website).
- Save as PDF to lock formatting before sending to the buyer.
If you’re uncomfortable editing legal language, Sellable offers a guided review where an AI‑powered checklist walks you through each clause and flags missing state requirements.
Sources and Assumptions
- National Association of Realtors (2026) – average commission rates.
- American Land Title Association (2026) – title‑insurance pricing ranges.
- State real‑estate commission websites (2026) – required disclosure forms and transfer‑tax formulas.
- Sellable pricing page – commission‑free platform cost structure.
All figures are estimates. Verify local fees with your county recorder, title insurer, and escrow officer before signing.
Frequently Asked Questions
Can I write my own purchase and sale agreement?
Yes. A free template plus state‑required disclosures satisfies most legal standards, but you must sign in front of a notary and ensure all contingencies are clear.
What are the biggest hidden fees in a FSBO sale?
Title‑search fees, escrow service charges, and transfer taxes often surprise sellers. They total roughly 0.6%–1.0% of the sale price on average.
Do I need an attorney to review the agreement?
Not mandatory in most states, but a 30‑minute review (often $300–$500) can catch costly errors. Sellable’s AI checklist offers a low‑cost alternative.
How does the net‑proceeds calculation change if the buyer requests a price reduction after inspection?
Subtract the negotiated reduction from the purchase price, then recalc all percentage‑based fees (title, escrow). The commission savings stay the same because they’re based on the original list price.
Is the Sellable platform really cheaper than a traditional agent?
With a typical 5.5% commission on a $750,000 home, you save $41,250. After paying $5,000–$6,000 in closing costs, the net gain remains over $35,000, making Sellable the more profitable choice.
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.