How to sell your home without an agent in Brazil

Yes. Choosing to sell independently rather than hire a broker (corretor de imóveis) avoids the commission, which typically ranges from 6% to 8% and is paid by the seller under normal practice. The critical professional you cannot skip, however, is the notary. Most homes under Brazilian Civil Code require the sale to be executed by public deed (escritura pública), and the transfer takes effect only once it is registered on the property's matrícula at the Registro de Imóveis. You can list as an owner on the main portals and connect directly with buyers.

For most homes, yes, the notary is the one indispensable professional. Article 108 of the Civil Code mandates that transfers of real rights over property valued above thirty times the highest national minimum wage must proceed by public deed (escritura pública) at a notary office (tabelionato de notas). The notary (tabelião) verifies the identity of both parties and their documents, confirms the certidões, and drafts and notarizes the deed. Ownership does not change at the notary; that happens only at the Registro de Imóveis. For property below the threshold a notarized private instrument may be permitted instead, and a notary can advise whether that applies to you.

At the registry. In Brazil, signing the escritura at the notary is necessary but not sufficient. Ownership passes only when the deed is recorded on the property's matrícula at the competent Registro de Imóveis. A signed private contract or promessa de compra e venda binds the parties to complete the deal, but it does not by itself make the buyer the owner. Always treat the sale as final only once you can pull an updated matrícula certificate showing the new owner.

ITBI (the municipal transfer tax) is customarily paid by the buyer, though you should put this in writing because practice varies. The rate is set by each municipality and generally falls in the 2% to 4% range; São Paulo, for example, applies 3%. It must generally be paid before the Registro de Imóveis will record the deed. Because each city sets its own rate and calculation base, confirm the current figure with your municipality's finance department (Secretaria da Fazenda) rather than relying on a percentage from another city.

You may, but check for exemptions first. The federal tax on your gain (ganho de capital) typically begins at 15% for residents and is declared through the Receita Federal GCAP program, with payment due by the last business day of the month following the sale. Several exemptions deserve attention: reinvesting the full net proceeds into another residential property within 180 days; selling a single lower-value property (often cited at R$440.000) where you have not sold another property in the prior five years; and adjustment for inflation on long-held homes. Talk to a contador (accountant) to determine whether any of these apply to your sale before calculating what you owe.

Start with your CPF and ID and a current certidão de matrícula with certidão de ônus reais from the Registro de Imóveis, which shows the registered owner and any encumbrance. Add the latest IPTU statement (showing the venal value and that the tax is paid) and, for an apartment, a condominium good-standing declaration (quitação condominial). Notaries also commonly request the seller's personal negative certificates. If the property is financed or has a registered lien, get the payoff or release information early, since clearing it can take time.

Often yes, but the rules differ by portal and change over time. ZAP Imóveis and VivaReal are the largest portals, with OLX, QuintoAndar, and Imovelweb also widely used. Some let owners (proprietários) list directly, sometimes free and sometimes paid, while others are geared toward agencies. Check each portal's current process for listing as an owner before you commit, and prepare good photos, the area in square meters, bedrooms, parking, and the condominium fee. You set the asking price in every case.

Plan for two phases. Finding a buyer depends on your price and city and can take weeks to months. Once you agree terms, completing the legal transfer (paying ITBI, signing the escritura, and registering the deed) commonly runs around 15 to 45 days, varying with local bureaucracy and any requirements (exigências) the registry raises. Keep your certidões fresh, since notaries and registries treat certificates older than about 30 days as out of date.