FSBO closing checklist: every document you need

Closing day paperwork intimidates FSBO sellers more than any other part of the process. It shouldn’t. You’ll sign about a dozen documents, your real estate attorney prepares most of them, and the whole thing takes about an hour.

The trick is knowing what you’re responsible for ahead of time so nothing holds up the closing. Here’s every document involved in a residential home sale, organized by who handles what.

Documents you gather before closing

These are on you. Your attorney and title company will ask for them, but they can’t produce them. Get these together as soon as you go under contract, not the week of closing.

Government-issued photo ID. Driver’s license or passport. Bring two forms if you have them. The title company will verify your identity before letting you sign anything. If the name on your ID doesn’t match the name on the deed exactly (maiden name, legal name change, etc.), flag this with your attorney early. It may require a supporting document like a marriage certificate.

Mortgage payoff statement. If you still owe on the property, your lender provides this. Your attorney usually requests it on your behalf, but confirm it’s been ordered within the first week after you accept an offer. Payoff amounts change daily because of accruing interest, so this gets ordered close to closing and has a “good through” date. If closing gets delayed, the payoff has to be re-requested.

Completed seller’s disclosure. You should have filled this out and delivered it to the buyer before or shortly after accepting the offer. By closing, it’s signed, dated, and part of the file. If you haven’t done yours yet, stop here and read the full breakdown.

Repair documentation. If you agreed to make repairs after the inspection, bring receipts, invoices, and contractor documentation showing the work was completed. The buyer or their agent will want to verify this at the final walkthrough.

HOA documents. If your property is in a homeowners association, the title company needs the estoppel letter (confirming your account is current), resale certificate, governing documents, and any transfer paperwork. Request these from your HOA as soon as you go under contract. HOAs are notorious for slow turnaround — some take 10 to 15 business days. Don’t wait.

Keys, remotes, and access codes. Every key, garage door opener, gate remote, mailbox key, alarm code, and smart home credential the buyer needs to move in. Organize these in a labeled envelope or bag. It’s a small thing, but fumbling for garage remotes at the closing table looks unprofessional.

Survey or plat map. Not always required, but if the buyer or their lender requests an updated survey, you’ll need to provide one. If you have an existing survey from when you purchased the property, pull it out. The buyer’s lender may accept it if it’s recent enough. A new survey runs $300 to $800 depending on lot size and location.

Documents your attorney and title company prepare

You don’t draft these. You review and sign them. But understanding what each one does means you won’t be staring blankly at a stack of paper on closing day.

The deed. This is the document that legally transfers ownership from you to the buyer. Your attorney drafts it. In most states, this is a warranty deed (you’re guaranteeing clear title) or a special warranty deed (you’re guaranteeing clear title for the period you owned it). The deed includes your legal name, the buyer’s legal name, and the legal description of the property. It gets recorded at the county recorder’s office after closing.

Settlement statement. This is the financial summary of the entire transaction. Every dollar in, every dollar out. Your mortgage payoff, prorated property taxes, transfer taxes, attorney fees, title insurance, buyer’s agent commission (if applicable), and your net proceeds. Your attorney or the title company prepares this. You should receive a draft at least 24 to 48 hours before closing. Review every line. If a number looks wrong, call your attorney before closing day, not during.

After the 2015 TRID changes, financed transactions use a Closing Disclosure (CD) form prepared by the buyer’s lender. Cash transactions may still use the older ALTA settlement statement. Either way, the title company will also prepare a seller’s settlement statement showing your side of the math. That’s the one you care about most.

Affidavit of title. A sworn statement confirming you’re the legal owner, the property isn’t in a bankruptcy proceeding, there are no undisclosed liens or judgments, and no one else has a claim to the property. You sign this under oath. It protects the buyer and the title insurance company.

Transfer tax declarations. Required in states and counties that charge transfer taxes on real estate sales. Your attorney fills in the form; you sign it. Transfer tax rates vary wildly. Some states charge a flat fee. Others charge a percentage of the sale price. In some counties, it’s $2 per $1,000 of sale price. In others, it’s over $10 per $1,000. Your closing costs breakdown has more on this.

Mortgage payoff authorization. This authorizes the title company to send your mortgage payoff amount directly to your lender from the sale proceeds. The remainder goes to you via wire transfer or check.

1099-S form. The title company or closing attorney files this with the IRS to report the sale proceeds. You sign it at closing. The sale amount gets reported regardless of whether you owe capital gains tax. If the home was your primary residence for at least two of the last five years, you’re likely exempt from capital gains on up to $250,000 of profit ($500,000 for married couples filing jointly). Your tax preparer handles the rest at tax time, but keep your copy of the 1099-S.

Bill of sale. Covers any personal property included in the sale — appliances, fixtures, window treatments, or anything else you negotiated into the purchase agreement. Not every transaction has one. If everything stays and nothing’s excluded, it may not be needed.

The week-of-closing checklist

Here’s your action list for the final days before closing. Print this, tape it to your fridge, and check items off as you go.

One week before closing:

• Confirm you’ve received the draft settlement statement from the title company or attorney
• Review every line on the settlement statement against your purchase agreement
• Verify the mortgage payoff amount and “good through” date
• Confirm the wire transfer instructions for your proceeds (call the title company directly to verify — wire fraud is real)
• Gather all keys, remotes, and access devices

Two to three days before closing:

• Confirm the closing time, location, and what to bring with the title company
• Verify your ID matches the name on the deed
• Prepare a cashier’s check if you owe anything at closing (rare for sellers, but it happens with low-equity sales)

Closing day:

• Bring two forms of government-issued ID
• Bring all keys, remotes, alarm codes, and access credentials
• Bring repair documentation and receipts
• Arrive 15 minutes early
• Read every page before you sign it. Your attorney will walk you through each one, but this is your money. Ask questions.

What to keep after closing

Don’t throw anything away. Keep copies of every document you signed at closing for at least seven years. The IRS can audit up to three years back for standard returns and six years if they suspect underreported income. The federal lead paint disclosure requirement says you keep those records for three years minimum.

Your title company or attorney will give you a closing package with copies of everything. Put it in a fireproof safe or scan it to secure cloud storage. You’ll need the settlement statement and 1099-S at tax time, and the deed copy is your proof of the transfer until the county records it.

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Your attorney handles the heavy lifting on closing documents. Your job is gathering your side of the paperwork early, reviewing the settlement statement carefully, and showing up prepared. If you haven’t hired your attorney yet, that’s the first move. And for the full timeline from accepted offer to closing day, here’s the complete walkthrough.