How to Approach an FSBO as a Realtor [with Scripts]

Summary

To approach an FSBO as a realtor, start by building rapport instead of pushing for the listing. Ask open-ended questions to understand the seller’s goals, listen closely, and offer practical value without putting pressure on the homeowner. Use proven scripts from industry experts to guide the conversation, then follow up consistently so you stay on their mind. As trust builds, introduce your expertise through tools like an FSBO packet so you’re the first person they think of when they’re ready to call a realtor.

Whether you’re a real estate veteran or relatively new to the industry, you probably know that FSBO Leads continue to be an excellent source of revenue. About 90% of FSBOs decide to go it alone because they want to pocket the money they would otherwise hand out as commission. 

A few frustrating weeks of trying to sell on their own often convinces homeowners to finally reach out to a realtor instead. That’s when agents like you can step in and make a real impact.

Experienced realtors know that FSBOs are motivated to sell, yet also understand that building rapport with prospects takes time, patience, and the right strategy. Below, you’ll learn how to navigate the dynamics of working relationships like these, what to do at every step, and what to say during each exchange.

FSBO Strategy Basics

FSBO homes, on average, sell for about $100,000 less compared to those sold with a realtor’s help according to the National Association of Realtors (NAR). This means that both homeowners and the realtors who could be serving them are missing a keen opportunity to make money.

Let’s start with a few facts from the National Association of Realtors:

• It is estimated that FSBOs account for about 8% of all real estate transactions in the U.S.
• NAR also estimates that the typical FSBO home sells for between $215,000-$220,000. On the other hand, agent-sold homes fetch as much as $295,000, on average.
• The vast majority of FSBOs do not attempt to market their homes. Most often, FSBOs rely on a yard sign (25%) and word-of-mouth through friends, family, and neighbors (22%)
• When queried on their biggest challenges, FSBOs site prepping their property for sale (12%), paperwork (10%), and getting the right price (9%).

The FSBO market share also hit an all-time low of 7% in 2023, which is interesting because it suggests a declining preference or success rate for this selling method. So targeting FSBOs is actually more relevant than ever, especially if the seller(s) already have a prospective buyer in mind.

Why FSBOs Seek Out Realtors

Around 15% of FSBOs who replied to NAR’s 2025 Profile of Home Buyers and Sellers said they found getting the right price for their home to be the most challenging.

They also struggled with:

• Preparing/fixing up home for sale: 4%
• Understanding and performing paperwork: 7%
• Selling within the planned length of time: 7%
• Having enough time to devote to all aspects of the sale: 4%
• Attracting potential buyers: 4%
• Helping buyers obtain financing: 5%

To win with FSBOs, you need to alleviate these pain points or at least make them feel less like an insurmountable obstacle. But first, you need to know how to find solid leads in the first place.

The Best Way to Get FSBO Listings

About 70% of FSBOs will work with the first agent who contacts them. Therein lies the importance of actively prospecting FSBO Leads.

Vulcan7 is widely regarded in the industry as the leading resource for superior, proven FSBO leads. And while FSBO is technically short for “For Sale by Owner,” we like to think it also stands for “Fastest Single Business Opportunity!”

As a Vulcan7 client, you have access to:

• Superior, proven contact information.
• A user-friendly CRM to keep you on task, especially with follow-up.
• A dialer that allows you to make up to 4 times more calls than you would by manually dialing.
• A supportive community populated by many of the industry’s top-producing real estate agents.

Our Industry-Leading Leads put you in front of these sellers first, with verified contact data and the tools to convert them before your competition even knows they exist.

Start Prospecting With Vulcan 7

Tips for Success with FSBOs

Take Great Notes

Learn how to be an active listener, and exercise those skills carefully during your initial prospecting call to detect the homeowner’s motivation or opportunities to get in front of them.

This won’t always be as obvious as them inviting you in. For example, you might find out your FSBO prospect is having an open house that weekend. 

That gives you a natural foot in the door to:

• See the property in person
• Call the next day to ask how it went
• Offer strategy for the next open house if it didn’t go well

Good notes during an initial call yield the kind of relevant questions that keep the FSBO prospect engaged on subsequent calls. You may learn a lot about the homeowner’s feelings about selling on their own with a simple question like, “How’d your open house go?”

Validate to Build Trust

Validation helps your prospects feel more secure in their relationship with you, which means they’re more likely to stay open-minded. Always affirm your FSBO prospect’s decision to go solo:

“Great idea to sell on your own. I think you’ll have a lot of success. And if you need any help, let me know.”

FSBOs need to discover for themselves that they need a professional. If you jump in by trying to sell them on hiring, believing you can save them money, you risk putting them on the defensive.

Instead:

• Be patient and positive. It puts you in an excellent position to get the listing when that decision is finally made.
• Build your relationship with the FSBO while allowing them time to see what it’s like to sell independently.

Wait for the right moment to ask: 

“If I could help you sell your home and make more money, would you be open to that?” 

Or: 

“If there was a financial benefit to working with me, wouldn’t you at least want to hear what I had to say?”

By giving them space and staying supportive, you make it easier for them to choose you when the time feels right. It’s worth your time.

Add Value and Build Rapport

Open-ended questions help to uncover the homeowner’s motivation. For example, if the FSBO says “I’m selling on my own to save money,” you might respond with:

“That makes total sense, but let me ask, what does saving money look like to you?”

This can also unlock unexpected opportunities later on if they give you information that helps you sell the property or if they’re missing opportunities to make cash.

Ease Up on the Hard Sell

Yes, persistence is important. But, an overly-aggressive approach might suggest to the homeowner that you think they made the wrong decision by selling on their own.

Pace Yourself

Newer agents, in particular, can often be over-eager, assuming that it might be easier to get a listing from FSBOs who tend to be friendlier, and more accessible. But that attitude can backfire. Take it slow and steady.

Focus on Building Rapport and Adding Value

You want to build rapport and trust as early as possible. By supporting a FSBO’s efforts to sell in the short-term, they’re more likely to remember you when they’re ready for a pro.

Think of ways you can provide value even if it doesn’t lead to an immediate listing:

• Help them understand the paperwork
• Suggest real estate-related vendors, such as mortgage brokers and home inspectors
• Offer to help them with a seller’s disclosure form
• Share ideas on how to stage their home for an open house

You can also drop subtle reminders about points most homeowners overlook, like the importance of curb appeal, and suggest fixes—like contacting a landscaper you know and trust.

Let Them Do Most of the Talking

Your instinct might be to do as much “selling” as possible in your initial contact. Instead, ask open-ended questions. A great rule-of-thumb is to allow your FSBO prospect to do about 70% of the talking in that first conversation. Then, sit back and carefully listen as a way to uncover a seller’s fears and motivations.

A Step-By-Step Guide to Making Contact and Winning the Listing

FSBOs typically don’t have the same sense of urgency as expireds. Furthermore, research reveals that 60% of homeowners don’t trust real estate agents, and that means every interaction starts from a position of weakness and suspicion. 

You’ll need to work hard to earn their trust and confidence from the very first call.

Step 1: Make Initial Contact and Start the Conversation

Most FSBOs will eventually seek out professional guidance, and you want that professional to be you. So, while the FSBO is still a FSBO, here are a few tips for your initial outreach:

• Call on the first day to introduce yourself.
• Validate their decision instead of suggesting they’re making a big mistake flying solo.
• Be persistent, but not overly aggressive in your follow-up.
• Provide value by offering the FSBO something they don’t already have.
• Answer the homeowner’s questions and make suggestions to build rapport.
• Do your best to secure a preview meeting with the homeowner to get valuable one-on-one time.

The final point above is critical: you should do everything possible to secure a preview meeting with the FSBO homeowner. The magic begins to unfold when you have a chance to meet face-to-face.

Once the conversation is underway, your focus should shift to building a stronger connection.

Step 2: Stay in Touch

Do your best to keep your name top of mind because FSBOs often get frustrated quickly when trying to go it alone. Staying in touch means you have a better chance of being their go-to agent when they’re done trying to fly solo.

Each time you speak with them:

• Use “we” language. “We” suggests you are both in this together. 

“When we sell your home, do you have somewhere you want to move?” Or: “If you feel comfortable that working with me is in your best financial interest, would you consider hiring me?”

• Watch your tone. You want to sound empathetic, enthusiastic and positive, not like you’re lecturing someone. Suggestion and ideas should feel natural, spontaneous, and aimed at helping the homeowner get better results.

“I completely understand where you’re coming from. One thing that can really help is using Zillow to get more exposure, especially since that’s where a lot of buyers start their search.”

• Mirror what they say. People want to be heard, so practice how to mirror back what they’ve said, so they know they’ve been heard.  

“It sounds like your main goal is to save on commission while still getting a strong price, do I have that right?”

Some people find that sharing brief personal anecdotes can help build trust, but it’s best to approach this carefully. They should always feel like helpful insights, not bragging or venting.

Step 3: Give the Homeowner an FSBO Packet

Like most agents, seeing that FSBO sign in the yard is an urgent invitation to prospect to someone who is, in most cases, eager to sell. Or, you may get an FSBO lead through a CRM/Dialer program like Vulcan 7. Either way, the obvious next step is to give them a call or ring the doorbell. 

When that happens, you’ll want a professional-looking information packet to hand them. Use the info in the table below to build a strong packet that delivers better performance on every exchange.

Customize the packet to reflect your unique strengths and the specific needs of the FSBO homeowners in your target market. The goal is to showcase your value and expertise while addressing the concerns and challenges that FSBO sellers may encounter.

One final and important point: make sure your information packet LOOKS PROFESSIONAL in addition to having the information above. Remember the line from an old TV commercial: “You don’t get a second chance to make a first impression.” 

Hire a graphic designer or, if you have the time and inclination, hop on a program like Canva to create a graphically dynamic and engaging packet.

The Best FSBO Scripts From Successful Realtors

One of the best ways to build rapport is by learning what to say to FSBOs at every step in the process. That’s why we’re big fans of for sale by owner scripts; they can play an important role in how effectively you build trust with the prospect.

Brandon Mulrenin: CEO of ReverseSelling.com

TIP: This script is designed to get you a high quantity of FSBO preview appointments. Use this approach in your first 30-60 days of going after leads or until  you’ve gone on about 20-30 FSBO appointments.

• Hi (Name)?

• This is _____________. I’m a local Realtor and I’m not sure now’s the right time, but I was hoping to tell you why I was calling and then you can decide if we should continue or not, fair enough?

• Ok great! I’m calling about that home for sale on Main Street and I understand you’re selling for sale by owner, is that right?

• Got it, I absolutely respect that and think it’s smart in this market regardless of what other realtors may say, I was curious if you’re open to the idea of a realtor bringing you a potential buyer for the home?

• Perfect! I was planning to preview some homes like yours this week before getting to work and was hoping to see yours as well, will you be home tomorrow afternoon between 4 & 6pm to show me the home if I was able to stop by quickly?

• Great! I’ll plan on seeing the home tomorrow right around 4pm and in the meantime, I’ll email you my agent information so you have that on file, what’s the best email for you typically?

• Got it, I’m looking forward to seeing your home tomorrow, have a great day!

Jackie Kravitz: Founder and CEO of SALESX Training

When working with agents, Jackie always reinforces three important tips about working with FSBOs:

• Listen intently and use common sense.
• Never make them wrong, and always…
• DOWN SWING. Sound concerned, not condescending.

• I’m calling about the home for sale, is this________?

• I’m a local real estate agent. I noticed that you have your house for sale and it looks like you’re selling it by owner, right?

• I decided to give you a quick call today because I work with a lot of buyers and sellers in the area, and I’m just calling to see how things are working out for you? Is saving the commission the main reason why you decided to sell it yourself instead of using an agent?

• If I can show you a way where you’d be able to …NET MORE MONEY… by working with me, instead of selling it yourself, especially in today’s market, is that something that you might consider? OBJECTION: “I don’t see how you can do that”.

• I completely understand your hesitation. From your perspective the math just doesn’t add up, right? And that’s why I’d like to meet with you for just 20 minutes, so I can show you exactly how I can benefit you in the sale of your home… and at the end of our 20 minute meeting, you can decide what’s best for yourself.

• Would 3 o’clock work for you today or would 4 be better?

• Before I let you go, who do you know right now that needs to buy or sell Real Estate that I can help? Can you think of anyone, maybe a friend, a relative or a coworker who is looking to buy or sell Real Estate anywhere in our area?

• If yes, “Great, may I have their name and number so I can give them a call?

Aaron Wittenstein: Host of Vulcan7’s Pre-Game Show

Aaron uses this script to educate FSBOs on using Zillow:

• Are you familiar with how Zillow works?

• Do you know what Zillow’s main source of revenue is? Selling leads to realtors.

• Are you by chance in front of a computer?

• If you open it on your phone the first button below the photos is request a tour and when you click it will have you register and send your information to a realtor.

• That lead is then sold to the realtor for a crazy amount of money.

• Now where is your phone number?

• Exactly at the bottom

• If we could share additional ways to market your home would that pose a problem?

• That’s the exact reason we need to sit down and have a conversation. What works better for your schedule…

If you check out the websites of each professional above, you can find printable FSBO scripts that you can use to begin to master your FSBO calls. Detailed resources like these are just one of the many assets you gain access to when you work with Vulcan7.

Turn to Vulcan7 for Success With FSBOs

FSBO leads are one of the richest sources of ready-to-move listing prospects for both you and your competitors. With a patient, value-added approach, you can set yourself up to be the “go-to agent” when the prospect finally throws up their hands and says: “It’ll be worth it to pay a commission!”

Vulcan7 puts you in front of these sellers first, with verified contact data and the tools to convert them before other realtors are even aware they exist. Get started with Vulcan7 today.

Essential FSBO Questions Every Realtor Should Ask

Are you willing to pay a commission if an agent brings you a buyer?

This is one of the few yes/no questions you’ll ask, and knowing the likely answer is “yes,” it leads to the more important follow-up: “Can I come by to see your property?” You may get push-back, but it’s worth staying the course because unless you know the home, it’s difficult to find the right buyer.

What will you do when you sell your home?

This question gets you into a discussion of their goals and dreams, allowing you to learn more about your prospect and build a small amount of intimacy. It might even open the door to you finding them a listing.

If you don’t sell your home in X weeks, are you open to interviewing an agent?

Most FSBO sellers believe they can sell their property quickly (especially in a competitive market). So, this question plants the seed that it’s not as easy as they might think. Plus, the wording (open to interviewing an agent) is less threatening because you’re not asking if they’d be willing to interview YOU.

What’s the biggest advantage of selling on your own?

Their obvious answer will be “to make more by saving the commission.” Of course, you acknowledge that decision: “That decision makes a lot of sense, because it’s a lot of money.”  

You probably want to then remind them that if an agent brings a buyer, they’ll have to pay as much as 3 percent to that agent. You may also keep the conversation going with a related question, such as: “How will the buyer benefit by working directly with you?”

Would you be open to having me come to see your home next week?

You broached this in the first question above, but if you didn’t get a positive response, you might want to push a little harder, by outlining some of the ways in which seeing their property could bring value:

• “Again, I might have a buyer, so it helps to know your property.”
• “I can help you find a place locally, or refer you to an agent if you’re moving out of town.”
• I can share some free advice about how to stage your open house, improving your home’s curb appeal, etc.”

Tell me about how your new home will differ from your current home?

Here the goal is simple: if you haven’t gotten very far with the previous questions, this is simply a conversation-extender. Keep it going, keep engaged. “What’s important about a bigger back yard?”

If you could net an extra X thousand dollars, would you be open to having me as your agent?

If you’ve been successful at keeping the conversation moving along, and the homeowner seems comfortable with you, this is your opportunity for a hard-sell. Even if you’re just planting the seed for that moment when the FSBO seller decides they’d prefer to work with a professional.