[TechnoViking]

One problem with FSBOs is that the potential buyers' agents are going to be less likely to show your home to their clients. Because they can't get the 3% they'd expect from a traditional sale.

If I understand correctly, there is data in the MLS that shows the agents the commission available for the sale. Agents will gravitate towards the higher commission deals. I had one agent friend go so far as to tell me they will blackball a FSBO, and not show it to thier clients at all unless the client finds is and asks to see it.

Another problem with FSBOs is you are going to attract low-ball offers from people who think "hey, he's not paying a commission, so I can get a lower price".

Now, if you're not in a hurry, it may be worth the few thousand bucks you put down on one of those FSBO deals to see if you can get a buyer. But in this market, I'd say you need all the help you can get.

Remember, the way it's SUPPOSED to work (basic agency theory) is that the agent gets you enough extra for the house to justify the commission (like paying a CPA to do your taxes...they should pay for themselves by finding deductions, avoiding audits, etc.)

I realize 6% is painful. In fact, it's downright collusion or price fixing if you thinnk about it to keep the commission fixed.

I'd find a good agent, and try to negotiate a 4-5% deal.