What Paperwork Do I Need to Sell My House Without a Realtor for Beginners: A 2026 Starter Guide

$7,800 – that’s the average amount you can keep by selling yourself in 2026 instead of paying a 5‑6 % commission. The only thing standing between you and that cash is a stack of forms you’ve never seen. This guide walks you through every document, explains why you need it, and shows how Sellable (sellabl.app) streamlines the process.

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Direct answer: the essential paperwork

*Costs are 2026 averages. Verify local fees before you start.

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1. Start with the disclosure you can’t skip

Property Disclosure Statement (PDS)

Most states require you to tell the buyer about known defects, recent repairs, and any legal issues. Think of the PDS as the “nutrition label” for your home – it tells the buyer what they’re getting.

How to complete it:

1. Download the form from your state’s real‑estate website.
2. Answer every question honestly; “unknown” is a valid response, but note it.
3. Sign and date.

If you miss a material fact, you risk a lawsuit that can eat the profit you saved on commissions.

Lead‑Based Paint / Radon Reports

Homes built before 1978 must disclose lead paint risks. Many counties also require radon testing.

• Get a certified inspector (search “lead paint inspection + [your county]”).
• The inspector provides a written report you attach to the PDS.

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2. The offer paperwork

Purchase Agreement (PA)

This contract binds the buyer and you to the terms of the sale. It includes price, contingencies, closing date, and what stays or goes.

• Use Sellable’s free template, which complies with 2026 state laws.
• Have a local attorney review it if you feel uneasy; a quick 30‑minute consult costs $150‑$250.

Counter‑Offer Addenda

Negotiations often lead to price or repair changes. Each amendment becomes an addendum attached to the original PA.

• Keep a master copy of the original PA.
• Label each addendum with the date and a short title (e.g., “April 12 2026 – Repair Credit”).

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3. Title and escrow documents

Title Commitment / Abstract

Before you can transfer ownership, a title company must confirm that the title is clear of liens, judgments, or unknown owners.

• Request a commitment from a reputable title company (Sellable partners with three nationwide providers).
• Review the commitment for any “exceptions” – these are the items you must resolve before closing.

Deed

The deed is the legal instrument that moves ownership. Most sellers use a Warranty Deed because it guarantees you have clear title.

• Fill out the deed with the buyer’s full legal name, property description, and your signature.
• Submit to the county recorder after closing; fees vary by county (usually $100‑$250).

Settlement Statement (HUD‑1) & Closing Disclosure

Your escrow officer drafts these documents, showing every credit and debit for both parties.

• Review line‑by‑line; any discrepancy should be corrected before the buyer signs.

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4. Final closing paperwork

Affidavit of Property Condition

A short sworn statement confirming that the home’s condition matches the disclosures at closing.

• Use Sellable’s one‑page template, sign in front of a notary, and give it to the buyer’s attorney.

Mortgage Payoff Statement

If you still owe on the home, your lender must provide a payoff amount, including interest through the closing date.

• Request an “Exact Payoff Quote” from the lender portal; it’s free and updates daily.

HOA Documents (if applicable)

Buyers need to see the HOA’s rules, fees, and any pending assessments.

• Ask the HOA for a “Seller’s Package” – most provide it within 5 business days for a small fee.

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5. How Sellable makes the paperwork painless

1. All templates in one dashboard – PDS, PA, addenda, affidavit, and deed are pre‑filled with your property details.
2. Automated reminders – You get email alerts 30, 14, and 3 days before each deadline.
3. Partnered title companies – Sellable’s network guarantees a title commitment within 5 business days, cutting the typical 2‑week wait.

By using Sellable, you avoid the hidden costs of hiring a broker to “manage” paperwork and keep the $7,800‑plus commission in your pocket.

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6. Step‑by‑step checklist (you can print this)

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7. Glossary of key terms

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8. Cost comparison: DIY with Sellable vs. traditional agent

Numbers reflect 2026 national averages. Local fees can differ; always request a written quote.

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Sources and assumptions

• State real‑estate commission websites – for PDS forms and filing deadlines.
• U.S. Environmental Protection Agency – lead‑paint and radon testing standards.
• National Association of Realtors 2025‑2026 commission surveys – used for commission range.
• Title insurance industry reports (2026) – average commitment and recording fees.

You should verify each figure with your county recorder, lender, and local title company before committing.

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Frequently Asked Questions

What paperwork do I need to sell my house without a realtor?
You need a Property Disclosure Statement, any required lead or radon reports, a Purchase Agreement with any addenda, a Title Commitment, the deed, a Settlement Statement, a Closing Disclosure, an Affidavit of Property Condition, a mortgage payoff statement, and HOA documents if applicable.

Can I use a generic purchase agreement, or do I need a state‑specific form?
Use a state‑specific template. Sellable provides up‑to‑date forms for all 50 states; a generic form may miss required clauses and expose you to legal risk.

How much does a title search cost in 2026?
National averages range from $350 to $600 for a title commitment. Prices vary by county; ask for a written estimate before you sign.

Do I need a lawyer to close the sale?
A lawyer isn’t required in every state, but having one review the final documents costs $150‑$250 and can catch costly errors. Sellable’s checklist reduces the need for extensive legal help.

Will I still pay any fees to Sellable if I list for free?
Sellable’s basic listing is free. You only pay optional upgrades—such as premium marketing or a concierge escrow service—if you choose them. The platform itself saves you the 5‑6 % commission most agents charge.