Sell Your Home on
Your Own

  • Save thousands in commissions
  • Get rewarded for your hard work
  • Maximize the value of your home equity

Your Home Buying

  • Be an informed seller
  • Minimize expensive mistakes
  • Maximize your exposure

Your Home Buying

  • Be an informed seller
  • Minimize expensive mistakes
  • Maximize your exposure

What is DIYoffer?

DIYoffer is a complete ‘for sale by owner’ kit which makes it easy to sell your home on your own in Ontario. Our kit will guide you through each step of the home selling process – without the need to hire an agent – and puts more money into your pocket. Our digital negotiation process allows the parties to work out the terms and then the lawyers finalize the deal. It is that simple!

Learn the best home-selling practices with the step-by-step Seller’s Guide which puts you in the driver’s seat.

Use our custom tools to help price your home and conduct an Open House.

Maximize local visibility with our For Sale By Owner and Open House lawn signs.

Maximize online visibility with listings on®*,, Kijiji & our social media pages.

Negotiate the details of the deal with our signature Offer Agreement^, our digital negotiation form to easily accept an offer from a buyer.

* A listing on® is available with the MLS® Package – currently available for the regions of: Oshawa, Whitby, Ajax, Pickering, Markham, Richmond Hill, Vaughan, Toronto, Mississauga, Brampton, Milton, Halton Hills, Erin, Oakville, Burlington, Hamilton, Niagara, Brantford, London, Woodstock, Cambridge, Kitchener-Waterloo, and Guelph.

^ The Offer Agreement is a 10-day preliminary agreement that allows the parties to then proceed to their lawyer to complete the transaction.

The DIYoffer Home Selling Advantage

Be an informed seller
Learn all the tricks that a real estate agent already knows, like why you should set a withholding offer date and how to secure your buyer’s finances.
Includes a 'safe-guard' clause
With our Offer Agreement, the deal is conditional on the approval of your lawyer so no matter you are legally protected, and can get out the deal if you need to.
Maximize your exposure
With our MLS® Package, your property will be listed on®, Canada’s number 1 real estate website.

Use our calculator to determine exactly how much you can save with DIYoffer

For DIYoffer, you must determine the amount you wish to pay to a Buyer’s agent, either a percentage (%) of the transaction or a dollar ($) amount.

Enter your home value
DIYoffer Buyer Agent fees
Traditional Real Estate Model at 5% commission*
Upfront Costs (MLS® Package)***
Paid at closing to....
Buyer’s agent
Seller’s agent
Total Home Selling Expenses
DIYoffer Savings
*Commission fees vary depending on your region.
**Additional recommended services are not included in the package fee; in total they may add up to approximately $1500.
The DIYoffer Buyer’s agent fee is calculated as 2.5% * home value.

Decide which DIYoffer package is right for you

DIY Package


MLS® Package


Ideal for the seller who wants a Private Sale, without a Realtor®.
Ideal for the seller who will accept an offer from a Realtor®.
Offer Agreement

An online negotiation form to guide the buyer and the seller through the step-by-step process of submitting an offer on the property and negotiating the details of the offer including the closing date, fixtures, chattel, conditions and deposit.

A step-by-step instruction manual that walks you through the complete home selling process including preparing your home, listing your property for sale, receiving offers and closing the transaction.

A step-by-step instruction manual for the buyer to ensure a speedy closing.

Your home will be listed on, Kijiji & our social media pages to maximize exposure.

A ‘For Sale by Owner’ lawn sign and an ‘Open House’ sign with two stands means you’re ready to go.

Once you have sold, use the SOLD decals to indicate your property is off the market.

Determining your listing price and ideal sale price, ensuring you are well prepared for negotiations

Record the contact information of anyone that views the property, allowing you to follow up with ease.

An editable PDF form to which you can add a property picture and room measurements, and a separate School Handout for the local catchment area for both the public and separate schools. You are ready for a property showing!

Property Listing on® – Your property is listed on the primary real estate website in Ontario, ensuring maximum exposure on 24 real estate boards and third-party real estate websites.

Frequently Asked Questions

What is the ‘safe-guard’ clause, and how does it work?

This is a condition that your lawyer has to approve the deal before it can be finalized. As a ‘for sale by owner’ (FSBO) this clause allows you to work out a deal with a buyer and then have your lawyer make sure that there are no other legal issues you need to be aware of. As a FSBO seller, this a win-win; not only are you possibly saving tens of thousands of dollars, you are also having your lawyer review the deal before it is finalized. A Realtor® cannot provide legal advice, unless they are a licensed with the Law Society of Upper Canada, and they also take a percentage of the sale and a lawyer charges an hourly rate.

Are there additional costs over and above the fee?

There are no additional fees for DIYoffer; DIYoffer is an a la carte service where you decide what extra services you need. We have made it easy for you to connect to these services through the online Service Directory. Some services that are recommended are:

  • Home Staging – Staged homes sell faster and for more.
  • Property Appraisal – Determines your market value.
  • Professional Pictures – Maximize your online presence.
  • Rented Sign Post – Better visibility and stands up to the elements.
  • Legal Consultation – Puts you in the driver’s seat.

The total of these services is estimated at $1500 + HST.

Who determines the Listing Price for the Property?

In the DIYoffer Kit, we have included a Listing Price & Negotiation Tool.  We walk you through the process of:

  1. Determine your market value – either hiring a Property Appraiser or doing online research.
  2. Determine your Listing Price
  3. Determine your ideal Sale Price

Once you have these figures in front of you, you can negotiate a deal confidently since you know where you want to end up.

When is doing a DIY sale not the right fit?

Doing a DIY real estate service is not the right fit for all, so saying that, when is it not the right fit?

  1. When it is a busy-family with young kids and busy careers, or
  2. When you have to move quickly for work, or
  3. When it is an estate, or
  4. When it is seniors with no family close by, or
  5. When the seller is not comfortable with an online experience.
What advantage is there to using a Property Appraiser over a Realtor® to determine market value?

There are two very important advantages:

  1. Cost – To have your property appraised, for a city/town lot with a house and no outbuildings is on average $300.* To have a Realtor® determine market value, on average the commission fees range from 3% to 6%.
  2. Conflict of Interest – The Appraiser is a third-party and removed from the transaction and is ‘truly’ unbiased, whereas the Realtor® is a party in the transaction and there is a potential conflict of interest.

*Our Service Directory will conveniently connect you to a Property Appraiser.

What are buyer incentives?

Buyer incentives are ‘bonus’ items for the buyer. DIYoffer makes it easy to offer Buyer incentives by providing a Buyer Incentive Handout; you take the Handout to your lawyer and have him/her fill out the details and then make copies and distribute at property showings and open houses. There are four different incentives that you can offer to the buyer:

  1. Assigning of a current mortgage – This is ideal if you the seller have a mortgage that you will discharge on the day of closing. If you discharge a mortgage before the term, you will be penalized with additional fees. These fees vary if it is a variable rate mortgage or a fixed rate mortgage. If it is a variable rate, the discharge fees usually are three months of mortgage payments as well as additional fees. For a fixed rate mortgage the discharge fees can be substantially more. To help you save these fees, the buyer can take over the mortgage. This is a win-win especially if you have an interest rate that is lower than the current rate.
  2. Seller take back mortgage (STBM) – If you own your property outright, then you can offer a STBM. This is ideal if for some reason the buyer comes up short on financing. If you offer the amount that the buyer is short as a STBM, then the deal will not fall through.
  3. Lease with purchase option – This is ideal if the market is slow and you would lease the property for a specific time at which point, would then be purchased. This is a win-win for both the buyer and the seller; for the buyer, it allows them to save up either the deposit or a bigger down payment. For the seller, you may get the price you are looking for.
When is the best time to purchase DIYoffer?

The best time to purchase DIYoffer is when you decide you want to sell. The step-by-step Guide starts with preparing your home and many different tips to help you along the way. There is no set time to list your property so we can assist when you are ready.

If I purchase the DIY package, can I upgrade to MLS® later?

Unfortunately, at this time the MLS® package is limited to the regions of Oshawa, Whitby, Ajax, Pickering, Markham, Richmond Hill, Vaughan, Toronto, Mississauga, Brampton, Milton, Halton Hills, Erin, Oakville, Burlington, Hamilton, Niagara, Brantford, London, Woodstock, Cambridge, Kitchener-Waterloo, and Guelph. Since we cannot cover all of Ontario, at this time you won’t be able to upgrade to the MLS® package.

How much time do I have to commit to sell privately?

There is no set answer since each property is different; saying that, the answer is a question back to you:

If your employer/boss came to you and indicated there was a big project that needed to be finished, and if you could commit 3 or 4 extra hours a week, for a couple months, if the project was completed you could potentially earn a $20,000 bonus, would you do it?


Who takes the pictures?

DIYoffer has developed an online directory to help you find all the many different professionals to assist in the sale of your home. Wen you are ready, you can find a local photographer in the specialty called Photographers/Marketing Services.

Can I have a video of the home and property?

Yes, a lot of the photography companies also provide video or drone photos. In the directory, search for a local Photographers/Marketing Services company.

Can I have a pure private sale?

Yes! DIYoffer makes it easy to have a pure private sale. In which case you would use the Offer Agreement to finalize the 10-day preliminary agreement and then proceed to your lawyers to draft the binding Agreement of Purchase and Sale.

How do I accept an offer from a Realtor®?

If you would like to accept an offer from a Realtor® and pay a commission fee, the Realtor will provide you the offer on an Agreement of Purchase and Sale, which you can take to your lawyer’s office to assist you with any sign-backs to the offer.

But, if you are open to other possibilities:

The NAR (National Association of Realtors®) reports that in 2018, 44% of home buyers looked for properties online first, while 17% contacted a real estate agent first.* If you would like to capture that 44% of the market before they contact an Realtor® and completely save the commission, the only way is with DIYoffer which assists you with a complete private sale.

It comes down to:

If you start with accepting offers from a Realtor®, then you won’t capture this 44% of the market.

*NAR, Real Estate in a Digital Age 2018 Report.

Who helps me with the offer from a Realtor®?

Once you have received an offer from a Realtor® you can take it to your lawyer, and you have two options.

  1. If you would like some help with sign-backs (changes to the offer) you can ask the Law Clerk to help you. This will only take a few minutes and most law offices will not charge for this time.
  2. If you would like your lawyer to review the offer, than you may need to add a new condition to allow sufficient time to meet with your lawyer. There would be a fee for this consultation.
What is the minimum commission fee that I can offer to a Realtor®

To be listed on®, the commission fee has to be more than $0. Any amount is to your discretion on how aggressively you want to attract an offer from a Realtor®. The Guide prepares you to set a commission fee that is tailored to your local real estate industry by getting in touch with the local real estate association/board. That way, if you truly want to accept an offer from a Realtor® you won’t be losing out.

Can I withhold offers?

Yes! This is when the seller sets a specific date and time and will review all offers together. This is a technique often used to increase the chances of having multiple competitive offers, resulting in higher bids. This is ideal for a brand new listing just on the market. If you want to try this method, keep in mind that you may or may not get multiple offers, in which case you would then accept an individual offer on a first-come-first-served basis. DIYoffer makes it easy for you by including a space on the Offer Agreement to indicate the date and time that you are withholding offers.

Who helps me with any conditions or terms of the agreement?

Any additional conditions can be included into the Agreement of Purchase and Sale and your lawyer can determine what is best to protect you.


Currently DIYoffer is only available in Ontario

DIYoffer is a service offered by The REAGENT. MLS® listings will be posted on Toronto Real Estate Board Board (TREB).

The trademarks MLS®, Realtor® and® are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA.

Our privacy policy is available here.

Still have questions? Get in touch!