A no-fluff guide from a 20-year Billings broker. Get the same playbook agents charge 6% for — checklists, pricing tools, vetted local vendors, and a calculator that shows exactly what you save. If you hit a wall, you know where to find me.
If you've got time, a calm temperament, and you're willing to learn the process — you can absolutely list FSBO and pocket the commission. I've watched it work.
I've also watched it fall apart. Mispriced listings sit. Bad photos kill showings. Buyers' agents steamroll inexperienced sellers in negotiations. A missed disclosure becomes a lawsuit two years later.
This page exists because I'd rather help you sell it right — even on your own — than chase you with a sales pitch. If you decide later you want a pro in your corner, you'll know where to find me. No pressure, no follow-up calls you didn't ask for.
Every step a listing agent takes, broken down so you can run the play yourself. Built specifically for Montana sellers.
The single biggest reason FSBOs fail. Don't price off Zillow. Don't price off what you "need." Price off what comparable homes have actually closed for in the last 90 days.
Buyers form an opinion in 7 seconds. Your house should look like a hotel, not your home.
The MLS is where 89% of buyers find homes — through their agent's portal or Zillow/Realtor.com syndication. Skip it and you're invisible.
You're competing with listings shot by pros. Phone photos lose. Period.
Once you're on the MLS, your job isn't done. The MLS is the foundation; everything else is the megaphone.
You're letting strangers into your house. Most are fine. Some aren't. Have a system.
The hardest part. Buyer's agents will push hard knowing you're solo. Don't take it personally.
Montana requires sellers to fill out the Property Disclosure Statement. Missing one is the fastest way to get sued post-closing.
Print 'em, fill 'em out, take them to the kitchen table. No email gate, no spam.
The 47-point list of everything to do before you put the sign in the yard. Cleaning, repairs, staging, paperwork.
Download PDF →Walks you through pulling comps, making adjustments, and landing on a number that actually attracts offers.
Download PDF →Pre-qualifying buyers, lockbox protocols, what to lock up, and what to do if something feels off.
Download PDF →What MT sellers are legally required to disclose, what trips people up, and how to document it.
Download PDF →Every clause to scrutinize, what's negotiable, and what to never give up. Plus counter-offer language.
Download PDF →Everything to bring, sign, cancel, and transfer the day you hand over the keys.
Download PDF →Punch in your numbers. The math accounts for the costs you'll still pay (MLS fee, photos, buyer's agent commission) — not just the listing-side savings.
Calculator uses standard Billings, MT market assumptions. Actual costs and outcomes vary. This isn't financial advice — just math.
You're never required to use any of these — your home, your call. These are the pros I work with most often because they pick up the phone, do the work, and treat my clients right. Interview at least two in any category.
Send every buyer here for pre-approval before you accept their offer.
Get one before you list. Better to find issues now than during a buyer's inspection.
Open title early — they handle escrow, title search, and closing.
Optional but smart — covers buyers' systems & appliances after closing.
Want introductions, or need a real estate attorney, pest/septic inspector, or stager? Text me at 406-697-3282 and I'll connect you.
Most FSBOs sit on the market 2–3 weeks longer than agent-listed homes. If your sign's been up 30+ days with no offers — or you got an offer and it's falling apart — that's the moment a pro becomes worth more than the commission.
I run a discounted-tier listing service for FSBOs who decide they want backup. Scroll down for what that looks like.
Want a pro walkthrough video for your FSBO listing without committing to an agent? I make these for $195 — yours to use however you want. If you later list with me, the $195 is refunded and I drop my listing commission by 0.5%.
I'm Damian Forrester. State Managing Broker for eXp Realty in Montana. Marine Corps veteran (8 years), Brooklyn native, Billings local for 20 years. I've spent two decades building one of the most respected real estate operations in the state.
I founded eXp Realty Montana and grew it into the state's largest brokerage. I've trained over 40 agents currently working under me. ICON Agent four years running. And I run the Forrester Group — a real-estate-first, full-service team.
If you've gotten this far, you already know I'd rather give you the playbook than pitch you. But if FSBO doesn't work or you want a pro from day one — I'll do it for less than my full rate, because you've already done part of the work.
This isn't the same offer I make to everyone. FSBO sellers who decide to convert get a stack that nobody else gets.
Pick how much help you want. Tiers Bronze and below are commission-only — no bonuses. Silver and Gold are 6-month commitments. Platinum and above are 1-year, with the full lifestyle bonus stack.
| Tier | Rate | What's included | Lifestyle Bonuses |
|---|---|---|---|
| Free | 0% | Consultation only | — |
| Basic | 1% | Consultation, MLS, basic photography (no agency) | — |
| Bronze | 2% | Above + agency representation + flyers | — |
| Silver* | 3% | Pro photography, negotiations, open house, social media ads, video walkthrough | — |
| Gold* | 4% | Silver + drone photos + single-property website | — |
| Platinum** | 5% | Gold + home warranty + staging consult + 1hr cleaning + $500 repair voucher | ★ Lifestyle stack starts |
| Diamond** | 6% | Platinum + 2hr cleaning + $750 repair + $500 travel + $100 dinner voucher | ★★ Travel + dining |
| Premier** | 7% | Diamond + 3hr cleaning + $1,000 repair + $1,000 travel + $150 dinner + 1hr massage + 0.5% buyer-agent commission included | ★★★ Full concierge |
| Ultimate** | 8% | Premier + 4hr cleaning + $1,500 repair + $1,500 travel + $200 dinner + 2hr massage + pet treatment + 1% buyer-agent commission included | ★★★★ White glove |
* 6-month commitment ** 1-year commitment | Buyer agent commission negotiated separately on tiers below Premier | Download full service packages PDF →
No high-pressure pitch. I'll answer your questions, point you at the right resource, and only step in if you actually want me to.