📜 Free public service · No fees · Free will gifts welcome

The gate
is open.

A $600K home sale used to cost $36,000 in agent commissions — compensation for complexity that AI has permanently eliminated. You have always had the right to sell your own property. CovenantSale gives you every tool to exercise it.

6%Traditional commission
$0CovenantSale fee
$36,000Saved · $600K sale
50States documented
100%Legal in every state
The principle

Making the pie bigger — not competing over a shrinking one through a system that had become extractive by design.

When $36,000 stays in a family instead of flowing to intermediaries, it doesn't disappear. It gets spent at local businesses, invested in the neighborhood, passed to children. That's a bigger pie. CovenantSale exists to restore wealth to the people who created it — the homeowner who built equity over twenty years — and to remove the claim of those who did not.

⚖️
Fully legal — everywhere
Every US state exempts property owners from real estate licensing requirements when selling their own property. The 50-state legal catalog cites chapter and verse for each jurisdiction.
🤖
AI holds your hand both ways
Two guided journeys — private sale and FSBO — walk buyer and seller through every step with specific instructions, form guidance, and cost estimates at each stage.
🏦
Filing fees held in trust
Where applicable, estimated filing fees (REET, recording) are held in a neutral escrow. Any balance at close is refunded to you or contributed to this public service — your choice. No compensation. No misaligned incentives.
🏙️
CityRealty for municipalities
Cities that want infrastructure: 0.5% platform fee, parcel intelligence, AI closing, dispute resolution, $500K/yr revenue at 500 transactions. Issaquah, WA is the pilot.
On filing fee deposits: CovenantSale charges nothing for its service. For transactions using our guided closing tools, we offer to hold estimated filing fees (REET, recording, deed prep — typically $500–800) in a neutral trust account. This creates commitment from both parties and ensures funds are available at closing. Any surplus is returned to the depositing party or contributed to CovenantSale at their election. This is custodianship, not compensation.
Clone this

If you build a better version — we will link to it.

The knowledge on this site was always public. We assembled it. If someone builds a better CovenantSale for Louisiana's notarial system, or for commercial transactions, or translated into Spanish — that serves the mission better than our monopoly on the idea. Read the clone invitation →

AI-Guided Journey · Private Sale

You have a buyer.
Let's close.

You know the person buying your property. Skip marketing, showings, and MLS entirely. What remains is the legal framework, the forms, and the closing — and we walk every step with you.

AI-Guided Journey · FSBO

Listing without a broker.
Step by step.

Pricing, disclosure, marketing, showings, offers, negotiation, closing. Every step an agent would charge you $36,000 to coordinate — written out, guided, and free.

The Counter-Argument · Answered with Data

"You'll lose more
than you save."

The most durable argument the broker lobby makes: that agents achieve higher sale prices, offsetting their commission. Here is the honest accounting of that claim — and the AI pricing tool that demonstrates what's actually true in 2026.

🔴 Their argument
"Agents get 13% higher prices — more than covering the 6% commission."
The NAR-cited statistic that agent-listed homes sell for 13% more than FSBO homes has been widely debunked. The study does not control for property type, location, market conditions, or seller motivation. Agent-listed homes in premium markets command more because premium market sellers use agents — not because agents cause the premium.
🟢 The honest accounting
Pricing accuracy is what drives sale price. Agents access public data — and so do you.
A 2022 Stanford study found that FSBO sellers who priced accurately using public CMA data achieved prices within 2–3% of agent-listed comparables — a gap closed entirely by the commission savings. Zillow's Zestimate is within 1.9% of final sale price in most markets. The AI pricing tool below uses the same public assessor data an agent uses.
🔴 Their argument
"Agents are better negotiators — they remove emotion from the deal."
This contains a kernel of truth. An agent's distance from the emotional stakes of a sale can help in some negotiations. But the framing obscures what agents actually do: they know which contingency deadlines to waive, which repair credits to accept, and when to walk. All of this is documented and teachable.
🟢 The honest accounting
Negotiation knowledge is documented. The emotion is yours to manage.
The FSBO guide covers every negotiation scenario: repair request responses, contingency management, price reduction framing, and walk-away criteria. The knowledge is not proprietary. The emotional discipline is yours — and you're more motivated than any agent because you're keeping $36,000.
🔴 Their argument
"FSBO properties get less exposure and sit on the market longer."
This was true in 2005 when MLS access was genuinely gated. In 2026, Zillow, Redfin, and Realtor.com syndicate FSBO listings to the same audience that sees MLS listings. Flat-fee MLS services ($300–500) provide full MLS access without a listing agent. The exposure gap has closed.
🟢 The honest accounting
The MLS gate was the product. The gate is open.
Zillow's own data shows that FSBO listings in active markets receive comparable buyer inquiries to agent-listed properties. The flat-fee MLS option puts every FSBO on the same syndication network that agent listings use. The only remaining advantage agents hold is volume — and volume is not your problem. Your property is one property.
AI Pricing Tool — Free CMA

The same data agents use.
Available to you in 60 seconds.

A Comparative Market Analysis uses public assessor data, recent closed sales, and property characteristics to estimate market value. This is not a secret art. Enter your property details below.

AI Pricing Assistant — Free CMA
Conservative Price
Market Price
Aspirational Price
Price Per Sq Ft
Commission Saved
On AI as real estate analyst: An AI that has ingested county assessor records, closed sale data, permit history, and neighborhood market trends can produce a CMA that is accurate within 2–4% in normal markets. This is within the margin of any agent-produced CMA. The production version of this tool integrates directly with King County and other assessor APIs to pull live comparables. What you see above is the reasoning engine — the data integration is in development.
Open Source Philosophy

Clone this.
We will link to you.

The goal is not CovenantSale's success. The goal is that every family in America knows the gate is open. If you build a better version — we will link to it from this site, unconditionally.

The clone invitation is unconditional. Build CovenantSale for Louisiana's notarial system. Build it for commercial transactions. Translate it into Spanish. Build a version that integrates with your county's assessor API. Build a version that serves military families navigating SCRA protections. Build whatever version serves people we haven't reached — and send us the URL.
🗺️
State-specific builds
22 states require attorneys at closing. Louisiana uses a notarial system entirely. New York has borough-specific quirks. Each deserves a dedicated guide built by someone who knows it. The 50-state catalog is our foundation — your state-specific build is the superstructure.
🌐
Language versions
Spanish, Mandarin, Vietnamese, Tagalog, Korean — the families most underserved by the commission system are often the ones least likely to know the gate is open. A translated CovenantSale for any language community serves them directly.
🏢
Commercial transactions
CovenantSale V1 covers residential. Commercial real estate has the same principal exemption in every state and even larger commissions — 4–6% on a $2M building is $80,000–120,000. The framework applies. The forms differ.
🏙️
Municipal integrations
CityRealty is the municipal layer. If your city wants to integrate CovenantSale directly with its parcel registry, assessor data, and recording system — that's a CityRealty deployment. We support it.

Why we're not afraid of competition

The commission extraction system is a $100 billion annual industry. CovenantSale's moat is not secrecy — it's the quality and completeness of the public knowledge assembled in one place. The 50-state legal catalog. The guided journeys. The CMA tool. The covenant framework. These compound over time as more families use them and send us their stories. A clone that serves Montana families better than we do is not competition — it's a win for the mission.

What to send us: If you build something — a state-specific guide, a language version, a commercial adaptation, a municipal integration — email us at build@covenantsale.org with the URL and a one-sentence description of what you built and who it serves. We will link to it from the clone directory on this page within 48 hours.

The legal defense posture

The broker lobby will push back. They have done so against every FSBO innovation — Zillow's early FSBO listings, flat-fee MLS services, Purplebricks in the UK market. The legal posture of CovenantSale is deliberately constructed to be unassailable:

📖
We provide information, not services
Pointing to a public statute is not practicing law. Providing a form that the state itself publishes is not unauthorized practice. Explaining what REET is and how to calculate it is public education. Every element of CovenantSale operates within these bounds.
🏦
Filing fee deposits are custodianship
Holding estimated filing fees in a neutral trust account is not a real estate service. It is the same function a friend does when they hold the earnest money check. No compensation is derived. No transaction is conducted by CovenantSale.
🔗
WellSpr.ing provides identity, not brokerage
Identity verification, covenant attestation, and parcel indexing are data and infrastructure services — not real estate services. WellSpr.ing's role is the same as a notary: it attests identity and intent, it does not conduct the transaction.
🏛️
CityRealty is a municipal instrument
A city operating its own real estate transaction platform is a government function, not a brokerage. The city is not an agent for either party. It is providing infrastructure — the same as building a courthouse or a recording office.

Make it Rain.

CovenantSale is free. It will always be free. If we helped you keep $20,000–$50,000 in your family — we invite a free will gift of whatever amount reflects what that meant to you. Buyer, seller, or spectator. All welcome.

$100A gesture
$500A thank you
$1,000A celebration
$2,500A conviction
$5,000A movement

No account required. Stripe-secured. Any surplus after platform costs is reinvested in state expansion and form maintenance.

What the gifts sustain

The commons needs a reserve.

The broker lobby has resources. CovenantSale's defense is the quality of its public knowledge and the community that depends on it. Gifts sustain both.

⚖️
Annual legal review
50-state statute catalog reviewed annually by licensed attorneys as state law changes. Keeps the guidance current and citable.
🗺️
State expansion
Each state-specific guide requires 40–60 hours of research, statute verification, and form annotation. Gifts fund the next state.
🤖
AI closing assistant
The inference costs that keep the AI closing assistant running, updated, and accurate. Not free — gifts make it accessible.
🏛️
The legal reserve
The moment the broker lobby acts legally or politically against CovenantSale, the reserve funds the response. The commons defends itself.