Should I sell my Colorado Springs home myself or use a discount brokerage?
Short answer: You can legally sell your Colorado Springs home yourself, and some sellers do. But only about 5% of U.S. home sales in 2025 were sold by owner, a record low. When you sell on your own, you take on the pricing, preparation, marketing, showings, negotiation, contract deadlines, and disclosures yourself. A discount or flat-fee brokerage covers some of that, and what's included varies widely, so ask exactly what you're getting. Whichever path you choose, Colorado law requires you to disclose known hidden defects, even when you sell as-is.
The three main ways to sell
| Selling it yourself | Discount or flat-fee brokerage | Full-service agent | |
|---|---|---|---|
| MLS listing | Not directly (some pay a service to list it) | Usually included | Included |
| Pricing strategy | You | Varies; ask | Included |
| Preparation advice | You | Varies; ask | Included |
| Marketing beyond the listing | You | Varies; ask | Included |
| Showings and negotiation | You | Varies; ask | Included |
| Contract deadlines and closing | You (with a title company) | Varies; ask | Included |
Service levels at discount and flat-fee brokerages differ from company to company, so the "varies" column matters. Before you sign anything, get a written list of what's included and what costs extra.
"Just put it online" isn't a marketing plan
The underlying belief behind many for-sale-by-owner plans is that you put the home online and it sells. Online listings are one of the major ways buyers find homes, but they're only one. There are a dozen other ways to get someone to notice a home, want to see it, and ultimately make an offer. The more of those you use, the more buyers you reach.
Pricing is where small misses cost the most
Pricing seems straightforward, but it isn't. I use data, and I also pay attention to what's happening in that particular neighborhood, which can change every day. In a balanced market, you're competing with other sellers for the same buyers.
I've seen homes that were priced just 1% to 2% too high sit on the market while similar homes sold. If you're not studying the market every day, it's hard to know where that line is. See how to choose a listing agent for more on price, preparation, and presentation.
Preparation is part of the price
Selling on your own also means deciding by yourself what to repair, what to leave alone, and how to present the home. Good preparation advice can keep you from spending money on things buyers won't pay for, and from skipping the things they notice.
Colorado disclosure duties apply to every seller
Whether you sell with a full-service agent, a discount brokerage, or on your own, your disclosure duties are the same.
- Known hidden defects must be disclosed. All Colorado sellers have a duty to disclose known latent defects, meaning problems a buyer couldn't reasonably discover on their own. Sellers using the standard contract must also disclose known adverse material facts.
- As-is doesn't remove that duty. Colorado courts have held that an as-is clause doesn't protect a seller who fails to disclose a known latent defect.
- Past problems count. The Colorado Seller's Property Disclosure form asks about problems that ever existed, so a problem that was repaired still needs to be disclosed.
- Soil issues are a local example. In the Colorado case Cohen v. Vivian, a seller was held liable for failing to disclose known soil problems that caused structural damage, an important point in an area with expansive soils.
For legal questions about disclosures, a Colorado real estate attorney can help.
Buyer's agents and compensation
Most buyers work with an agent. If you sell on your own, you'll still likely deal with buyer's agents, and you'll need to decide how to handle their compensation and any concessions. See how buyer agent fees work now.
When selling on your own can make sense
Selling it yourself can work well in some situations, such as when you already have a buyer (a neighbor, a relative, or a tenant), the transaction is simple, and you're comfortable managing the contract and deadlines with help from a title company and, if needed, an attorney.
Why experience matters
With a full-service agent, you're hiring experience. A good agent has seen enough transactions to avoid the traps before they become problems. When it's done well, selling a home can look easy, but that's because the experience is there. Someone without it can make expensive mistakes quickly. No agent is perfect, but experience helps you avoid more pitfalls.
Questions to ask before you decide
- Who will set the price, and what data will it be based on?
- How will the home be marketed beyond an online listing?
- Who will handle showings, offers, and negotiation?
- Who will track contract deadlines and coordinate the closing?
- Am I confident I know what I'm required to disclose?
- If I use a discount brokerage, what exactly is included in writing, and what costs extra?
What could change the answer
Your best option depends on your market, your home, your timeline, and your experience. A simple sale to a buyer you already know is very different from listing an unusual or higher-end home in a market with more competition.
When to talk with a professional
A title company handles the closing whichever way you sell. A real estate attorney can review contracts and disclosures. A full-service agent can show you what a complete plan would look like, so you can compare it with doing it yourself.
If you're weighing whether to sell on your own, I'm glad to show you the pricing data and a full plan for your home, so you can compare your options with real numbers.
Related questions
- How do I choose the best listing agent to sell my Colorado Springs home?
- How do buyer agent fees work now when buying or selling in Colorado Springs?
- Does it matter which brokerage or team my real estate agent works with?
- Do I need a real estate attorney to buy or sell a home in Colorado?
- What does a title company do in a Colorado home sale?
- What time of year has the most homes for sale in Colorado Springs?
About the author
Weldon Hobbs is a Colorado Springs real estate professional and co-founder of Team Hobbs Realty, affiliated with The Platinum Group, REALTORS®. He is a U.S. Air Force Academy graduate and retired Air Force officer who, with his wife, Kristen, has bought and sold homes of their own since 2006. He holds an MBA and the PMP, Certified Financial Coach, SRES®, and MRP (Military Relocation Professional) credentials.
Sources
- National Association of REALTORS®, NAR 2025 Profile of Home Buyers and Sellers Reveals Market Extremes: https://www.nar.realtor/news/real-estate-news/nar-2025-profile-of-home-buyers-sellers-reveals-market-extremes
- Colorado Lawyer (Colorado Bar Association), Disclosure of Adverse Material Facts and Latent Defects in Real Estate Transactions: https://cl.cobar.org/features/disclosure-of-adverse-material-facts-and-latent-defects-in-real-estate-transactions/
- Geraghty Law Office, Disclosure Requirements in the Sale of Colorado Real Property: https://www.geraghtylawoffice.com/disclosure-requirements-in-the-sale-of-colorado-real-proper
- Griffiths Law, Colorado Seller's Property Disclosure Requirements: https://www.griffithslawpc.com/resources/colorado-sellers-property-disclosure-requirements/