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How to sell your house by owner in Nebraska

For sale by owner (FSBO) in Nebraska, without a realtor · rules checked · sources

Attorney at closing
Not required
Seller disclosure
Required
State transfer tax
0.332%

Nebraska doesn't require an attorney: a title company or escrow agent usually handles the closing. Nebraska sellers must give buyers the Seller Property Condition Disclosure Statement (Nebraska Real Estate Commission) (Neb. Rev. Stat. 76-2,120). Nebraska's state transfer tax is 0.332%, about $1,328 on a $400,000 sale, usually paid by the seller.

General information, not legal advice. Rules change and counties add their own; check with a Nebraska real estate attorney or title company before you sign anything. Last checked October 20, 2026.

Nebraska transfer tax and savings calculator

State transfer tax (0.332%)
$1,328
Commission you don't pay (5–6%)
$20,000–$24,000
Saved if you still pay the buyer's agent (2.5–3%)
$10,000–$12,000

Example for a $400,000 sale. Uses the base state rate of 0.332%. Full rule: $3.32 per $1,000 of value for deeds recorded on or after July 18, 2026 (was $2.32 per $1,000 before; LB 1067 scheduled to revert Jan 1, 2032). State tax only. Commissions are negotiable and vary; these are typical ranges, not quotes.

Steps to sell a house without a realtor in Nebraska

  1. Price it from sold homes, not asking prices. Pull recent sales of similar homes nearby from the county records or the "sold" filter on the big portals, or pay a licensed appraiser for a pre-listing appraisal.
  2. Fill in the Seller Property Condition Disclosure Statement (Nebraska Real Estate Commission) now. Nebraska requires it (Neb. Rev. Stat. 76-2,120); buyers should get it before they sign. Get the official form.
  3. Make a listing buyers can judge from home. Bright photos of every room, an honest description, a floor plan and a 360° virtual tour filter out people who were never going to buy, so fewer, better showings.
  4. List it where buyers look. A flat-fee MLS listing (a broker puts you on the MLS for a fixed fee) gets you onto Zillow, Realtor.com and Redfin; add FSBO sites, social media and a yard sign with a QR code to the tour.
  5. Show it, then get offers in writing. Ask for a mortgage pre-approval or proof of funds before a showing, and decide up front whether you'll pay a buyer's agent. Accept with a written purchase agreement; the earnest money goes to the title company, not to you.
  6. Open the file with a title company. In Nebraska the title company runs the title search, sells the title insurance and conducts the closing.
  7. Close. You sign a warranty deed, the title company pays off your mortgage and records the deed with the county. The state transfer tax is paid when the deed is recorded and is usually paid by the seller.

Nebraska seller disclosure

Nebraska requires sellers to disclose the home's known condition in writing on the Seller Property Condition Disclosure Statement (Nebraska Real Estate Commission) (Neb. Rev. Stat. 76-2,120). Give it to the buyer before they sign the purchase agreement: a late or missing disclosure can let the buyer cancel or sue.

Each seller of residential real property must give the buyer a written property condition disclosure statement on or before the effective date of any contract binding the buyer. A seller is not liable for errors outside their personal knowledge, and a buyer who does not receive the statement can sue for actual damages.

Seller Property Condition Disclosure Statement (Nebraska Real Estate Commission) (official source)

Whatever the state rule, a home built before 1978 needs the federal lead-based paint disclosure and the EPA pamphlet, and the buyer gets 10 days to test unless they waive it.

Nebraska transfer tax

Nebraska charges a real estate transfer tax when the deed is recorded: a base rate of 0.332% of the price, $1,328 on a $400,000 sale. The full rule: $3.32 per $1,000 of value for deeds recorded on or after July 18, 2026 (was $2.32 per $1,000 before; LB 1067 scheduled to revert Jan 1, 2032). By custom it's usually paid by the seller, but the purchase contract can split it differently.

Official transfer tax source

Paperwork for selling a house without a realtor in Nebraska

Sellers in Nebraska usually convey with a warranty deed. The title company, escrow officer or attorney prepares it with the other closing documents.

Also expect:

  • Documentary stamp tax is paid at recording on the grantor's side; Form 521 is filed with the Register of Deeds

The documentary stamp tax rose to $3.32 per $1,000 in July 2026, and the statute puts it on the grantor (seller). The seller disclosure must be delivered before the buyer is bound by the contract.

The rest of the work is marketing: a clear listing, honest photos and a virtual tour. Tips in how to write a property listing and how to make a virtual tour with your phone.

Frequently asked questions

Can you sell a house without a realtor in Nebraska?

Yes. No state requires a real estate agent to sell your own home. Nebraska doesn't require an attorney: a title company or escrow agent usually handles the closing. The steps are on this page.

Do I need a lawyer to sell my house in Nebraska?

No. Nebraska doesn't require an attorney: a title company or escrow agent usually handles the closing. An attorney is still worth it if the contract or the title is unusual.

Are seller's disclosures required in Nebraska?

Yes. Nebraska sellers must give buyers the Seller Property Condition Disclosure Statement (Nebraska Real Estate Commission) (Neb. Rev. Stat. 76-2,120). Each seller of residential real property must give the buyer a written property condition disclosure statement on or before the effective date of any contract binding the buyer. A seller is not liable for errors outside their personal knowledge, and a buyer who does not receive the statement can sue for actual damages. Official form or statute. Homes built before 1978 also need the federal lead-based paint disclosure.

How much is the transfer tax in Nebraska?

Nebraska's state transfer tax is 0.332%, about $1,328 on a $400,000 sale, usually paid by the seller. Official source.

Who pays the transfer tax in Nebraska?

In Nebraska it's usually paid by the seller. Custom isn't law: the purchase contract can say who pays.

What paperwork do I need to sell my house without a realtor in Nebraska?

Usually the Seller Property Condition Disclosure Statement (Nebraska Real Estate Commission); a written purchase agreement; a warranty deed; the lead-based paint disclosure if the home was built before 1978; Documentary stamp tax is paid at recording on the grantor's side; Form 521 is filed with the Register of Deeds. The title company or attorney prepares the closing documents and records the deed.

How much do you save selling a house without a realtor in Nebraska?

On a $400,000 sale, a 5–6% commission is $20,000–$24,000. If you still pay the buyer's agent, you save the listing side, about $10,000–$12,000. The $1,328 state transfer tax is due either way.

Sources

General information, not legal advice. Rules change and counties add their own; check with a Nebraska real estate attorney or title company before you sign anything. Last checked October 20, 2026.

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