omg if i weren't so tired and drained i would have tons to say
i have an npd in my life and it's hell
here the things about FSBO. buyers are smart. they will expect a "discount" equal to the savings you might get by not hiring a realtor.
also, agents don't like FSBO and unless there is extremely low low low inventory of houses like yours, will not bring their clients
one agent can bring 20 clients depending on their agency
dealing with an NPD with preparing a house for sale (something i just did over past 2 months and am 3 weeks from closing, heaven help me if we hit any bumps that throw the whole thing off, i don't know how much more strength i can find!!!!!!)... anyway, dealing with an NPD on this is HELL as you WILL do it all and you WILL be exhausted and you will have no choice because he will bully you and basically when it comes down to it, if you don't do it, it wont' get done and the house will not sell.
So giddy up! You need to find people to help you, to set the STRUCTURE YOU NEED and help you get your ducks lined up, like a damm good realtor who is EXPERIENCED in handing house sales SPECIFICALLY with divorced/separating people (believe me, tact and skill in this is SOOOO beneficial to you!) and who know really just how to phrase things just right as not to instigate and to placate, and also to give referrals to professionals that you will need to paint neutral colors schemes and get rid of anything that would be a turn off (like bright red pain or weird visuals) or whatever.
Also the lawyer, a good person, to scare him into submission and threaten with court and whatever else; NPDs are cowards (i think?****) and will sometimes back down if they understand the REAL things that will befall them if they continue their bullshit. Find a kind hearted, good person attorney who can explain your options; court is not always necessary. Threats are great on NPD cowards.
Also make your house SHINE. Make it as beautiful clean and clutter free as you can. Make it SHINE. Plant roses. Remember women buy houses and women and men react emotionally to houses; their emotions ultimately buy The house, the # of rooms and square footage etc. send them to look at your house. Create ambiance. Paint and new carpet does wonders. Fix the leaks and service the AC. Plant roses and hydrangeas, and pretty romantic things?
Clean it immaculately.
FSBO is generally not a good idea; FSBO with an NPD is a lose lose lose lose for you.
Find out how to protect yourself from the Jackass.
OH AND VERY IMPORTANT: if you have any leeverage on him, have the attorney draft a simple agreement that any improvements done to the property in preparation for sale paid by you will be reimbursed to you out of his proceeds. Find a way to have him sign it; maybe present it as written BY YOU not from attorney (so have him write it as a simple letter not as a mumbo jumbo attorney stuff). I got a signature after I gave him really good sex, yes, I'm not proud of it, but it's not like i never slept with the SOB before.
Finally, it's not all about the money, it's about peace of mind and removal of him from your life (kids? don't know a lot about you as i've not been here for a while, but i've seen you around!!!!) .. so it's not ALL about the money and it's partially about the money and protecting what is yours. You have to find a place with the money where you are comfortable, like are you willing and able to "pay him off" in some way to make him GO AWAY?
Okay this is way longer than i intended.. but i'm so in the muck of this.....and your NPD sounds just like mine it's SCARY that these people are like carbon copies of each other.
Find out what his weakness is and zero in on that to get whatever signature you need to get him to sign with an agent that YOU choose, but make him think he had a hand in choosing, and get him to sign a piece of paper that protects you, like reimbursing.. .. i don't know if you are married.. anyway, do an analysis of how much you would earn if sold as is, how much if sold in pristine condition, how much each will take our of your sanity and other non-monetary factors, and proceed from there.
Sorry this is such an intense note; I am in an intense place right now and wow, reading your posts about your NPDs behavior got my blood boiling!
GOOD LUCK!! i'm going to check back in on you!
(We're set to close June 20th; Wish Me Luck Please!!!!!!)