Selling for sale by owner in Hattiesburg: what to know, and other options

What FSBO involves

• Pricing from recent nearby sales, not online estimates
• Photos, signs and online ads
• Showings and screening buyers
• Negotiating price, repairs and closing costs
• Disclosures, the purchase contract and coordinating with a title company or attorney

Common FSBO pitfalls

• Overpricing, so the home sits
• Buyers who aren't pre-approved
• Missing required disclosures
• Inspection repair requests that stall the deal
• Not being on the MLS, where most agents and investors search

Option: A quick cash offer

If you went FSBO to avoid hassle, a cash offer may fit better. No showings, no repairs, a set closing date. Travis can make an offer or bring investors, and also show you what a listing might net.

Option: A novation

If you want close to full price but don't want to fund repairs or handle the marketing, a novation lets an investor do both while you get an agreed amount at closing.

Lease option: rent now, sell later

In a lease option, a tenant-buyer leases the home with the right, but not the obligation, to buy it at an agreed price within a set time. The tenant-buyer usually pays an upfront option fee, and sometimes part of each month's rent is credited toward the purchase.

For you, it can mean steady rent, a tenant who treats the home like their own, and a sale price set today. The risk: the tenant-buyer may never buy, and you remain the owner, with the mortgage and taxes, until they do.

Master lease: hand off the day-to-day

In a master lease, an investor leases the whole property from you, usually for several years, and pays you an agreed monthly amount. The investor handles tenants, repairs and vacancies, and often has an option to buy the property later at a set price.

It can turn a draining rental into a predictable payment. Read the agreement closely: who pays for major repairs, what happens if the investor stops paying, and whether subleasing is allowed.

Lease option vs. master lease

A lease option is usually with one tenant-buyer who plans to live in the home. A master lease is usually with an investor who operates the property, and can cover a single home or several units. Both can include a future sale price. Both keep you on title, and both depend on the other party performing, so written agreements and an attorney review are essential.

Subject-to: sell while the loan stays in place

In a subject-to sale, the buyer takes title and makes the payments on your existing mortgage, which stays in your name. It can help when you have little equity or a low interest rate a buyer wants to keep.

The risks are real: your credit stays tied to that loan, and most mortgages have a due-on-sale clause that lets the lender demand full payment after a transfer. Only use subject-to with a written agreement, a way to verify payments are made, and an attorney.

Why work with a licensed agent who is also an investor

Most sellers have to pick a side: call a cash buyer and hope the offer is fair, or call a realtor and wait for a retail buyer. Travis can do both, and he'll show you the numbers for each before you decide.

• He invests himself. Travis can make a direct cash offer on some homes, as a principal, with his license status disclosed.
• He knows other investors. If a home isn't a fit for him, he can bring it to local buyers he already works with, so you can compare more than one offer.
• He finds investors on the MLS. As a licensed agent, he can list the home where agents and their investor clients look every day, which can bring more competition than a single "we buy houses" call.
• He's licensed in Mississippi. That means written agreements, clear disclosures and a duty to deal honestly with you.