If you are a local Denver homeowner who wants to sell your property quickly for cash, without paying any commissions, repair costs, or fees, then we can definitely be of assistance!
We are professional home buyers who operate in the Denver, Colorado area and have been working with clients here, purchasing and valuing real estate for years.
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We have established ourselves as important members of the local real estate community, and we seek to form new relationships with other investors in the area who are also interested in working with wholesalers and rehabbers, and who are looking to network and build new contacts for future deals.
We work with local real estate agents, title companies, attorneys, and other professionals, but we prefer to work directly with our clients.
We are aware that most Denver homeowners aren’t interested in paying expensive commissions and fees to an agent.
On top of that, sellers have to pay the mortgage, insurance payments, taxes, and other fees over several months until the property finally sells.
If this sounds like you, then you may want to consider working with a private real estate investment company.
HBR Colorado buys houses with our own cash, and we can close in as little as one week with no agents.
How to Sell Your Denver Home Without a Realtor (Fast Cash Options)
Fill out the form below to get an offer on your Denver property in 24 hours and find out how much you can get without using a realtor.
If you’re thinking about selling your home without a real estate agent, you need to understand how the numbers actually work.
In a traditional sale, you pay commissions to both agents, including the buyer’s agent. That means a significant portion of your equity goes straight to fees.
The good news? You have options.
Step 1: Understand Your Home’s True Market Value
Start by looking at comparable properties (“comps”) that recently sold in your area.
Focus on homes that:
- Have similar square footage
- Match your bedroom and bathroom count
- Are in similar condition
- Sold within the last 3–6 months
This gives you a realistic retail value.
Step 2: Adjust for Condition and Repairs
If your property needs updates, factor that in.
A general rule of thumb for older or distressed homes is $30,000–$50,000 in repairs. If you want more accuracy, get contractor bids.
Now here’s what most sellers don’t realize:
Cash buyers will typically offer 20–30% below retail value — especially if they’re taking on repairs and closing quickly.
So your formula looks something like:
Retail Value
Minus Repairs
Minus Investor Discount (20–30%)
That range gives you a realistic expectation before you start contacting investors.
Step 3: Consider the Cost of Waiting
Many sellers reject investor offers because they seem “low.”
But holding out for top dollar has costs:
- Mortgage payments
- Taxes
- Insurance
- Utilities
- Maintenance
- Vacancy risk
If it takes 3–6 months to sell at full price, those holding costs can quietly eat into your equity.
Sometimes, a slightly lower cash offer nets you more in your pocket simply because it closes fast.
Step 4: Understand Cash Offers vs. Creative Offers
Not all investor offers are the same.
Some will offer:
- All-cash, quick close
- Down payment + monthly payments
- Mortgage wrap or subject-to options
- Rent-to-own structures
Creative financing can sometimes get you closer to your asking price — but with payments over time instead of a lump sum.
It depends on your goals:
Speed?
Maximum price?
Passive income?
Clean break?
Step 5: What About Commissions?
Over 90% of real estate transactions go through the MLS (Multiple Listing Service).
If you want full market exposure without paying a full listing commission, you can use a flat-fee MLS service. These typically charge a few hundred dollars to list your property.
You’ll still need to decide whether you’re offering a buyer’s agent commission. If you don’t, you may reduce the pool of buyers, since many buyers work with agents.
It’s a strategic decision.
Step 6: FSBO Marketing
Listing your home For Sale By Owner on Zillow, Trulia, and other marketing channels is a great way to get some fast exposure.
You can also:
- Host open houses
- Run ads
- Use yard signs
- Post on Craigslist or Facebook
But here’s the truth: marketing is unpredictable. Some methods work great. Others don’t. Results vary depending on price, condition, and market timing.
Additionally, you will have to handle all of the phone calls, showings, negotiations, and contracts yourself.
Average Days on Market for FSBO in Denver
When homeowners consider selling without an agent, one of the most common questions is: How long will it actually take to sell?
In Denver’s competitive market, homes listed by owners (FSBO) generally spend more time on the market than agent-listed properties.
Exact timelines vary based on price, condition, and marketing effort.
Data from local MLS trends shows that agent-listed homes in Denver often sell within 30–45 days in normal market conditions.
This assumes they are priced competitively and marketed effectively. By contrast, FSBO listings frequently remain active for 60–120 days or longer before receiving an accepted offer.
The difference occurs for several key reasons:
FSBO properties may have limited exposure, inconsistent pricing strategies, or delayed responses to buyer inquiries compared to professionally marketed listings.
It’s also important to consider seasonal variation.
During peak selling months — typically late spring and early summer — both FSBO and agent-listed homes tend to move faster.
However, the gap between FSBO and agent-sold homes often widens in slower periods (late fall through winter), when buyers have more options and are less willing to navigate home purchases without professional guidance.
Yet, longer time on market isn’t inherently a problem — it simply requires realistic expectations.
A FSBO seller who understands market timing, prices their home correctly, and invests in marketing (online listings, quality photos, open houses) can still achieve a successful sale.
The key is knowing that time and effort are part of the transaction cost when bypassing a listing agent.
Denver Case Study: Arvada Homeowner Chooses a Direct Cash Sale
An Arvada homeowner recently reached out to HBR Colorado for a simple, low-stress solution instead of listing on the open market.
The Johnson family didn’t want to invest additional money into repairs, updates, or months of uncertainty. After reviewing their options, they chose to sell directly to Brian Rudderow and HBR Colorado for cash.
The process allowed them to avoid upfront renovation costs, agent commissions, and extended time on market. According to Michael Johnson, “We asked Brian to flip and sell our house in Arvada one year ago.
He and his wife were very professional and quick in the work they did on the house. I would recommend them for anyone that wants to sell without having to sink a lot of money into it.
I would give them an A+.” For the Johnsons, the priority wasn’t squeezing out every last dollar — it was certainty, speed, and avoiding the financial and emotional strain of preparing a home for retail sale.
The Bottom Line
Selling without a realtor can save you money — but only if you understand:
- True market value
- Repair costs
- Investor discount expectations
- Holding costs
- Buyer psychology
If speed and certainty matter more than squeezing every last dollar out of the sale, a direct cash offer may be the smartest route.
If maximizing price matters more — and you have time — listing traditionally or using creative financing could be better.
The key is running the numbers correctly before making a decision.
Advanced Marketing Strategies to Sell Quickly
Some people have used yard signs to sell their homes.
In high-traffic areas, cash buyers are looking for specific types of properties.
If you have what they are looking for, it can sell quickly.
It depends on your local market, so we suggest trying this out as a last resort if you are having trouble selling, not as one of your primary strategies.
Real estate agents charge high commissions because they have to spend a great deal of time and money upfront to get your property in front of prospective buyers who have the means to purchase the home.
By advertising multiple homes at once, they receive a higher volume of phone calls by utilizing this “wide net” approach.
Some properties could require a triple-digit marketing budget just to get sold.
Sometimes these ads run for months on end before the right buyer finally comes across the listing.
Overall, the most effective advanced marketing strategy to sell quickly without an agent is For Sale By Owner on Zillow.
The downside of this approach is that you will have to act as the intermediary and handle all calls, showings, negotiations, and contracts.
Selling to a cash buyer is faster, but you will be losing some equity in the process.
Avoid Paying Commissions and Fees by Selling to a Cash Buyer
Okay, here comes the pitch! In short, we want to buy your home and would like to make you a fair all-cash offer.
We can effectively determine the value of your home.
Next, we’ll make you a reasonable, no-obligation, win-win cash offer.
We can close at a local title agency in as little as 7 business days.
We have been working with homeowners in the Denver area for several years now, and we consider ourselves to be expert home buyers who can close fast without any delay!
We can usually make an offer in 24 hours and close within one week!
We love to buy homes in the Denver area for cash.
Our goal is to help distressed homeowners sell quickly without paying expensive repair costs, taxes, commissions, and fees.
If you want to sell your home for cash without a realtor, then give us a call today.
Fill out the form below to see what we will offer for your home.
We’re professional cash buyers who can make a fast offer on your home and buy it immediately with OUR CASH!
We close fast and pay cash in as little as 3-5 days. Give us a call now at (719) 286-0053 or fill out the short form over here.
Frequently Asked Questions About Selling a House Without an Agent in Denver
Can I legally sell my house without a real estate agent in Denver?
Yes. Colorado allows homeowners to sell their property without hiring a real estate agent. This is commonly referred to as “For Sale By Owner” (FSBO). However, you are still responsible for disclosures, contracts, negotiations, inspections, and complying with Colorado real estate laws.
How much can I save selling FSBO in Denver?
Most listing agents charge 2.5%–3% on the seller side, plus an additional 2.5%–3% for the buyer’s agent. By selling FSBO, you may save the listing commission. However, many FSBO sellers still offer compensation to buyer’s agents to attract more interest. You should also factor in marketing costs, legal review fees, and potential pricing mistakes.
How long does it take to sell FSBO in Denver?
FSBO homes in Denver often take longer to sell than agent-listed properties. While professionally listed homes may sell in 30–45 days under normal conditions, FSBO homes can take 60–120 days or longer, depending on pricing, marketing, and market conditions.
Do I need to put my FSBO property on the MLS?
You are not required to list on the MLS, but doing so dramatically increases exposure. Over 90% of buyers start their home search online, and MLS listings are syndicated to major sites like Zillow and Realtor.com. Flat-fee MLS services allow FSBO sellers to access the MLS without paying full listing commissions.
What paperwork is required to sell a home in Colorado?
Colorado requires sellers to complete a Seller’s Property Disclosure and use a legally compliant purchase contract. You’ll also need documentation for title, HOA (if applicable), inspection responses, and closing documents. Many FSBO sellers hire a real estate attorney or transaction coordinator to handle paperwork properly.
What are the biggest risks of selling without an agent?
The most common challenges include overpricing the property, underestimating repairs, weak negotiation strategies, and failed contracts due to financing issues. Inexperienced sellers may also struggle with inspection negotiations or appraisal gaps.
Is selling to a cash buyer better than selling FSBO?
It depends on your priorities. FSBO may yield a higher price but often requires more time, marketing effort, and risk. A cash buyer typically offers below retail value but can close quickly — often in days or weeks — with fewer contingencies and less uncertainty.
What costs should I expect when selling without an agent?
Even without a listing agent, you may still pay:
- Title insurance
- Closing costs
- Buyer’s agent commission (if offered)
- Repair negotiations
- Marketing expenses
- Potential holding costs (mortgage, taxes, utilities)
These costs should be factored into your pricing strategy.
Is FSBO a good idea in today’s Denver market?
In a strong seller’s market, FSBO can work well if the home is priced properly and marketed effectively. In a slower or shifting market, professional marketing or a direct cash sale may reduce risk and time on the market.
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