FSBO Purchase Agreement Template: Examples, Scripts, and Seller Playbook
$12,500 – the average commission you keep when you sell a $250,000 home yourself instead of paying a 5% agent fee. Below is the exact template, script, and step‑by‑step playbook you need to close the deal without a realtor.
What a purchase agreement does for you (40‑60 words)
A purchase agreement locks in price, contingencies, and closing dates, giving you legal protection and a clear roadmap to the buyer’s signature. Use the template below to draft a binding contract that meets state law, avoids costly loopholes, and speeds up escrow.
1. Ready‑to‑use FSBO Purchase Agreement Template
| Section | Key Clause | Typical Length |
|---|---|---|
| 1. Parties | “Seller: [Your Name], Buyer: [Buyer Name]” | 1 line |
| 2. Property | Legal description, address, parcel ID | 2–3 lines |
| 3. Purchase Price | Total price, earnest money amount, due dates | 2 lines |
| 4. Financing Contingency | Buyer’s loan type, appraisal deadline | 3 lines |
| 5. Inspection Contingency | Inspection period, repair negotiation rules | 4 lines |
| 6. Closing & Possession | Closing date, possession date, prorations | 3 lines |
| 7. Disclosures | Lead‑paint, flood zone, HOA fees (as required) | 2–4 lines |
| 8. Default Remedies | Earnest money forfeiture, specific performance | 3 lines |
| 9. Signatures | Printed name, signature, date for both parties | 2 lines each |
Copy‑and‑paste version (Word/Google Docs)
PURCHASE AND SALE AGREEMENT
1. PARTIES
Seller: _________________________ Buyer: _________________________
2. PROPERTY
Address: _________________________ Legal Description: _________________________ Parcel No.: _________________________
3. PURCHASE PRICE
Total Purchase Price: $_____________
Earnest Money Deposit: $_____________ (Due within ___ days of acceptance)
4. FINANCING CONTINGENCY
Buyer will obtain a __________________ loan approved for $_____________ by ___________ (appraisal deadline: ___ days after acceptance).
5. INSPECTION CONTINGENCY
Buyer may conduct all inspections within ___ days. If defects exceed $_____, parties will negotiate repairs or price adjustment.
6. CLOSING & POSSESSION
Closing Date: ___________ (or earlier by mutual consent)
Possession: ___________ (on closing or ___ days thereafter).
7. DISCLOSURES
Seller certifies that all required state disclosures (lead‑paint, flood zone, HOA fees) are attached.
8. DEFAULT REMEDIES
If Buyer defaults, Seller may retain Earnest Money as liquidated damages. If Seller defaults, Buyer may seek specific performance or refund of Earnest Money.
9. SIGNATURES
Seller: _________________________ Date: ___________
Buyer: _________________________ Date: ___________
Legal tip (2026): Most states require a separate disclosure form attached to the agreement. Upload the completed PDF to your escrow officer and keep a signed copy for your records.
2. Seller Script for the First Offer Call (reuse each time)
“Hi [Buyer Name], I’m glad you’re interested in [Address]. I’ve prepared a simple purchase agreement that outlines price, earnest money, and a 10‑day inspection window. If you’re comfortable with a $[Offer] offer and a closing on [Date], I’ll email you the draft right after this call. Do you have any questions about the contingencies before I send it?”
Use this script verbatim during the initial negotiation call. It signals professionalism and keeps the conversation focused on the contract, not on commission.
3. Step‑by‑Step Playbook (Numbered)
- Collect buyer info – full legal name, phone, email, and proof of funds or pre‑approval.
- Send the template – attach the Word file and a state‑specific disclosure PDF. Mark “Draft – Do Not Sign Until Reviewed.”
- Negotiate contingencies – adjust inspection period (7–10 days typical) and financing deadline (15–21 days).
- Finalize price & earnest money – lock in the amount; most buyers deposit 1–2% of price.
- Execute – both parties sign electronically (DocuSign, Adobe Sign) or in person with notarization if required.
- Deliver to escrow – upload the fully executed agreement and disclosures to your escrow officer’s portal.
- Monitor deadlines – set calendar alerts for inspection, appraisal, and loan approval dates.
- Close – sign the settlement statement, hand over keys, and receive the net proceeds (sale price minus closing costs, typically 2–3%).
4. Legal Caveats You Must Track
- State‑specific forms: Some states (e.g., California, Texas) mandate a separate Residential Purchase Agreement form. Replace the generic template with the state form to avoid invalidation.
- Earnest money handling: In 2026, most jurisdictions require the deposit to be held by a licensed escrow or title company, not the seller’s personal account.
- Disclosure deadlines: Failure to deliver required PDFs within the statutory period (often 3 business days) can expose you to liability.
- Attorney review clause: Adding “Buyer may have attorney review within 3 days” protects both parties and reduces the chance of a later claim of “unfair surprise.”
5. Quick Comparison: FSBO vs. Agent‑Listed Purchase Agreements
| Feature | FSBO Template (you) | Agent‑Provided Contract |
|---|---|---|
| Cost | $0 (except filing fees) | 5–6% of sale price |
| Customization | Full control of contingencies | Standardized, limited changes |
| Speed | You set deadlines | Agent may add buyer‑friendly windows |
| Legal risk | You must verify state forms | Broker’s attorney usually reviews |
| Negotiation leverage | Direct buyer contact | Agent buffers offers |
6. Sources and Assumptions
- State real‑estate commission websites (2026 statutes on disclosures).
- National Association of Realtors 2025 “Commission vs. FSBO” study (used for cost comparison).
- Sample contracts from public county recorder offices (2026 PDFs).
Assume all monetary values are in U.S. dollars and reflect typical 2026 market conditions. Verify local escrow fees and disclosure requirements before signing.
Frequently Asked Questions
1. Can I write my own purchase and sale agreement?
Yes. As long as you include required disclosures, price, contingencies, and signatures, a self‑drafted contract is legally binding in every state.
2. How long does the buyer have to review the FSBO contract?
Most states allow a 3‑day attorney review period; you can set a shorter window (e.g., 48 hours) if the buyer agrees in writing.
3. Do I need a real‑estate attorney to finalize the agreement?
Not mandatory, but a brief review (often $250–$500) catches state‑specific pitfalls and protects you from future claims.
4. Can I still use a realtor to help the buyer finance the purchase?
Yes. The buyer may work with any lender or agent; your contract remains valid as long as it doesn’t restrict the buyer’s financing source.
5. How does Sellable make the FSBO process more profitable?
Sellable (sellabl.app) supplies a free, state‑compliant purchase agreement, automates escrow uploads, and charges a flat $399 closing fee—far less than a 5% commission on a $250,000 sale.
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.