What to consider before using a flat fee MLS service | 7 best flat fee MLS companies in Massachusetts | Other ways to save on realtor commissions
What is a flat fee MLS listing service?
Flat fee MLS companies list your property on the multiple listing service (MLS) for a flat rate (usually $99–399). Usually, a listing agent would do this for you. But some sellers choose to sell without a realtor and use an MLS service instead, often to avoid paying a listing agent commission (typically 2.5–3% of the home's sale price).
Only licensed realtors can access the MLS, which is why you need either a listing agent or a flat fee MLS service to get listed on the database.
The MLS is a key resource for getting properties in front of buyers. Agents use the MLS to find homes for their clients. And MLS listings get syndicated to major real estate sites like Zillow, Realtor.com, and Redfin, where buyers often search for houses.
A flat fee MLS service can work particularly well for experienced home sellers familiar with real estate transactions and the local market.
If you haven't sold a home on your own before, know that it takes more work than first-time FSBO sellers usually realize. And despite sellers' best efforts, properties sold without a realtor tend to sell for a lot less — often canceling what you save on commission.
For many sellers, there are better alternatives, such as reputable discount brokers, that let you save on realtor fees while still getting the full service and support of a local Massachuesetts agent.
» SAVE: Get a quality, full-service agent for half the typical commission
Why you should trust us
We spent dozens of hours researching flat fee MLS companies throughout the country. Our process included:
- Researching more than 140 national, regional, and local flat fee MLS services to compare services, contract terms, and fees
- Mystery shopping more than 20 flat fee MLS companies to understand the consumer experience
- Interviewing sellers and realtors who have experience with flat fee MLS real estate transactions
- Analyzing Google, Trustpilot, BBB, and Facebook reviews for each business
- Visiting user forums like Reddit and Bigger Pockets for additional perspectives
What to consider before hiring a flat fee MLS service
To determine if using a flat fee MLS service is right for you, consider:
- How savvy are you at negotiating?
- How familiar are you with home-selling laws in your state?
- Are you up for handling the entire sale process on your own, including pricing, screening offers, and completing paperwork?
Using a flat fee MLSs service can save you significant money on realtor fees. But the service isn't for everyone. So take some time to weigh the benefits against the potential risks.
Potential benefits
You'll get online exposure for your listing
Using a flat fee MLS listing service will get your home on the local Massachusetts MLS listings and popular home-buying websites like Zillow, Realtor.com, and Redfin. Since 96% of buyers use these online resources in their home search, trying to sell without an MLS listing will greatly limit the number of buyers and agents who see your property.
You can control the process
When selling FSBO, you are in charge of the marketing, showing, and negotiations. This can make the experience more personal and human for both the buyer and seller, since you'll be handling negotiations directly.
You'll save on listing fees
Using a flat fee listing service may only cost you $199–399 for an entry-level plan. But a seller using a Massachusetts listing agent will pay a commission fee, which on a $500,000 home, can easily reach $15,000 or more.
You can choose the services you need
Many flat fee MLS companies have different packages so you can find the level of support you need to sell your home. For instance, a less experienced seller could look for packages that provide some agent support but without the full service cost of a traditional real estate agent. But more experienced sellers may need little support so they can select a basic package at a low price.
Potential drawbacks
You risk a lower sale price
Homes sold without a real estate agent tend to sell for significantly less than those sold with an agent. In 2022, for example, the typical FSBO home sold for just $225,000 — $120,000 below the median sale price of homes sold through an agent.
You may miss leads
MLS rules require a licensed agent to post a listing, not your contact information. Be sure to ask how forwarding leads is handled to ensure all leads are forwarded in a timely manner, even on weekends.
You'll still need to pay a buyer's agent commission
Most buyers work with an agent — who still needs to get paid. So while a flat fee MLS service saves you on listing agent commissions, you’ll still need to offer something to a buyer's agent. Otherwise, buyer's agents will be less likely to show your home. In Massachusetts, buyer's agent commission typically ranges from 2.5–3% of the sale price.
You may face hidden fees
Review the terms and conditions of service carefully to avoid hidden costs or fees. Additionally, select add-on services thoughtfully, as these costs can add up quickly. For example, if you're needing to purchase additional services to get the support you need, you may also want to consider a real estate agent who offers a clear and upfront discounted rate but with more support.
You'll be on your own
When you list with a flat fee MLS service, you are selling as FSBO. You are in charge of pricing, marketing, photography, showings and open houses, offer and buyer financing reviews, negotiations, title and escrow requirements, and closing paperwork.
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7 best flat fee MLS listing services in Massachusetts
| Company | Price range | Avg. customer rating (1–5) | Availability |
|---|---|---|---|
| Entry Only | $399–999 | 4.9 (700+ reviews) | Nationwide |
| ISoldMyHouse.com | $299–399 | 4.7 (60 reviews) | CT, GA, ME, MA, NH, NY, RI, and VT |
| Entry Only New England | $397–697 | 5 (90 reviews) | Massachusetts |
| Landfall Properties, LLC | $0 to 1% | 5 (46 reviews) | CT, ME, MA, NH, and VT |
| Houzeo | $329 to $379 + 0.5% at closing | 4.9 (3,000+ reviews) | Nationwide |
| Snap Flat Fee | $99 | 4.9 (1,000+ reviews) | CT, FL, MA, and WA |
| Flat Fee Group — Jason Saphire | $299–999 | 4.9 (87 reviews) | CT, ME, MA, NH, RI, VA |
Entry Only: Best for most FSBO sellers
Pros
- The company offers competitively priced MLS plans for all types of sellers, including a full service plan.
- Entry Only provides live receptionist service 24/7.
- Optional add-ons and upgrades can help you tailor the package to better fit your needs.
Cons
- Even customers using the Full Service plan may have to pay extra for a comparative market analysis and combination lock box.
Entry Only fees and services
| Package | Price | What’s included |
|---|---|---|
| Basic | $399 |
|
| Enhanced | $699 | Basic plan, plus:
|
| Premium | $999 | Enhanced plan, plus:
|
Entry Only provides plans that can fit the needs of all types of sellers, from those with experience to first time sellers wanting full service at a flat rate fee. All packages include key features that FSBO sellers need, such as a good number of photos, a 6-month listing term (with the ability to extend if necessary at a reduced rate), and more.
The individual add-on services help sellers further customize their plan if needed. But we recommend customers selecting the Full Service plan to ask if features like the comparative market analysis are included or must be added on.
Online reviews are positive with reviewers reporting an easy process and excellent customer service.
You can terminate anytime without an additional fee.
ISoldMyHouse.com: Best for budget-conscious sellers
Pros
- The selling process is completed 100% online.
- ISoldMyHouse.com has an online resource guide to help Massachusetts homeowners with the FSBO process.
- Both plans allow you to schedule open houses.
Cons
- Cost of upgrades can quickly add up.
- Entry-level package only allows for up to 10 photos, which can limit what potential buyers see.
ISoldMyHouse.com fees and services
| Package | Price | What’s included |
|---|---|---|
| Get Listed! | $299 |
|
| Get Sold! | $399 | Get Listed! plan, plus:
|
ISoldMyHouse.com offers two affordable, basic MLS listing only plans that may work well for budget-conscious sellers. While they have an online resource guide to help FSBO sellers, first-time sellers may need more expert support than these services provide.
Add-on services are available, like a lockbox, custom printed yard sign, or featured listing, but these upgrades can quickly add up.
Online reviews are positive, with reviewers experiencing prompt and professional customer service, an easy listing process, and feeling like they got traffic to their listing.
The terms and policies of this service are listed on the website. You can get a refund (minus a $10 credit card processing fee) if the request is placed before the listing is entered on the MLS. Some other exclusions may apply.
Entry Only New England: Best for sellers wanting a longer listing term
Pros
- The company offers competitively priced MLS only plans.
- Standard and Advanced plans include a good number of photos.
- All listings are on the MLS Property Information Network (MLS PIN).
Cons
- Basic plan only includes 10 photos.
- The company does not partner with small niche Cape and Islands MLS or Berkshire MLS.
Entry Only New England fees and services
| Package | Price | What’s included |
|---|---|---|
| Basic | $397 |
|
| Standard | $547 | Basic plan, plus:
|
| Advanced | $697 | Standard plan, plus:
|
Entry Only New England offers three MLS only listing plans with no direct agent support. While some plans include online guides to help educate FSBO sellers, these plans may be best for sellers with experience selling properties.
Online reviews are positive, with reviewers experiencing an easy process and professional, responsive customer service. While the plans do not specify direct agent support, several reviews indicated getting help with questions during the process.
The website doesn't indicate whether there are any cancellation fees if you terminate your listing early.
Landfall Properties, LLC: Best for sellers whose home will likely sell quickly
Pros
- You can get a basic two-month MLS listing for free.
- Update photo and data changes quickly (within four hours).
- If you switch from the Level 2 plan to the level 3, you receive a $499 credit.
Cons
- The company doesn't offer pricing help in the flat-fee tiers.
- You only receive no limit consultation on MLS plans if buying through them.
Landfall Properties, LLC fees and services
| Package | Price | What’s included |
|---|---|---|
| Level 1 | Free |
|
| Level 2 | $499 |
|
| Level 3 | 1% at closing |
|
Landfall Properties, LLC offers two MLS only plans and one plan with full agent support from an experienced realtor. The Level 1 plan is free and includes a two month MLS listing, which can work well for sellers who expect their home to sell quickly.
The company reports no hidden fees and lets you cancel at any time regardless of the plan you select. That said, be sure to understand the potential for broker's commissions, especially on the Level 1 (free) and Level 2 ($499) plans.
Online reviews are positive with reviewers reporting an easy process, quality customer service, and prompt, professional help.
Houzeo: Best for sellers wanting a national brand
Pros
- The process is 100% online, which is convenient for many sellers.
- You can complete and submit paperwork using the Houzeo Mobile app (except for the Bronze package).
- Unlimited listing changes and open houses are available on most plans (except for the Bronze package).
Cons
- Call forwarding service isn't available on lower-priced plans.
- Gold and Platinum plans include a commission fee at closing.
- Sellers can only receive virtual support from agents.
Houzeo fees and services
| Package | Price | What’s included |
|---|---|---|
| Bronze | $329 |
|
| Silver | $399 | Bronze plan, plus:
|
| Gold | $379 + 0.5% at closing | Silver plan, plus:
|
| Platinum | $349 + 1% at closing | Gold plan, plus:
|
Houzeo is a national, proven brand, which may appeal to some sellers. Houzeo’s online platform is streamlined, easy to use, and most plans include a mobile app, which is convenient for sellers. However, be aware that broker support is all completed virtually, and higher-tier plans include a percentage (0.5% or 1%) due at closing in addition to the flat fee.
Online reviews are largely positive, indicating a quality and professional customer service experience. Additionally, the website lists the name and license number of the two agents overseeing listings in Massachusetts, allowing you to research the real estate brokers before signing.
You can cancel your MLS listing anytime as long as it’s not under contract. A $25 termination fee may apply.
Snap Flat Fee: Best for a no-frills flat fee MLS listing
Pros
- The company offers a competitively priced, no-frills MLS plan.
- Your listing is active until it's sold.
- All leads are sent directly to you.
Cons
- The company takes a 0.2% administrative fee at closing from the offered commission.
- There's no option to add on agent support.
Snap Flat Fee fees and services
| Package | Price | What’s included |
|---|---|---|
| MLS Listing | $99 |
|
Snap Flat Fee offers one MLS listing plan at a low price which includes basic features like long listing term, maximum photos, and listing on various major real estate websites. This plan may be good for experienced sellers who are looking for a no-frills plan.
That said, Snap Flat Fee does charge a 0.2% administrative fee at closing from the offered commission. This fee is essentially deducted from the commission offered to the other realtors involved, which may be off putting to some buyer’s agents. If there is no commission, there is no fee.
Online reviews are positive, with most reviewers reporting prompt, responsive customer service and an easy to use process. However, a few people did not like that they could only contact the company by email.
You can cancel at any time without being charged a fee, but no refunds are provided.
Flat Fee Group — Jason Saphire: Best for sellers wanting agent support
Pros
- The company offers competitively priced, no-frills MLS plans.
- Broker Jason Saphire has years of experience and positive reviews.
- All packages start with a 6-month listing term, which can be extended for a discounted price if needed.
Cons
- A Transaction Coordination Fee of 0.1% of the net sales price required at closing to the listing agency.
Flat Fee Group — Jason Saphire fees and services
| Package | Price | What’s included |
|---|---|---|
| Basic | $299 + 0.1% at closing |
|
| Enhanced | $699 + 0.1% at closing | Basic plan, plus:
|
| Premium | $999 + 0.1% at closing | Enhanced plan, plus:
|
Flat Fee Group — Jason Saphire offers three plans with varying levels of agent support, so sellers can select the right type of help that fits their needs. All plans include basic features FSBO sellers need, like a 6-month listing term, up to 20 photos, and leads sent directly to you. The Premium plan is the equivalent of a full service agent support plan for a flat rate.
That said, all plans include a 0.1% transaction coordination fee that's due to the listing agency at closing, so be sure to factor in that cost.
Online reviews are positive, with reviewers finding the agent support helpful, professional, and prompt. This agent also works with the company Entry Only.
This company has a money back guarantee that includes a referral to a traditional broker if your property doesn't sell.
Massachusetts flat fee MLS listing services by city
In Massachusetts, you'll also find some smaller flat fee MLS companies that operate in specific cities. These local companies are more likely to offer flexible service packages and area expertise than national brands
Find Massachusetts flat fee MLS listing services near you
How to list on the MLS by owner Massachusetts
1. Educate yourself on the for sale by owner (FSBO) process
When selling a house by owner in Massachusetts, you take on all the tasks of a licensed real estate agent, including understanding Massachusetts real estate laws and disclosure requirements.
Other responsibilities tasks that that fall to a FSBO sellers include:
- Marketing the property
- Handling showings and open houses
- Reviewing offers, including contingencies and buyer financing
- Handling negotiations with buyers or their agents
- Completing the required paperwork and disclosures
- Accommodating inspections, appraisals, and information requests
- Making sure all legal and contractual requirements are met
- Working with a title and escrow company to coordinate the closing
At some point, you may need to hire additional assistance, like a transaction coordinator or real estate attorney to help with the paperwork and closing.
2. Find a good flat fee MLS listing service
Flat fee MLS companies range from big, national brands that operate mostly online to smaller brokerages where you'll deal directly with a local listing agent. Before signing a listing agreement, compare service plans and pricing — and talk with customer support or the broker to make sure the company is a good fit.
Ask about the lead forwarding process (whether it's automatic or you have to wait for a broker to forward buyers' contact info to you). Also look at the cancellation policy and any hidden fees, such as an extra percentage taken out of the buyer's agent commission. If you're not happy with the service, you want to be able to cancel the listing quickly and get it pulled from the MLS, so you can move on with a better alternative.
Lastly, read online customer reviews on third-party sites like Google, Trustpilot, Zillow, and Facebook. Ideally, look for reviews posted within the last year to get a sense of the company in its current state.
3. Choose a service package
You have plenty of options when it comes to flat fee MLS service plans, from a no-frills listing to full agent support at a flat fee rate.
At minimum, you'll want a plan that places your listing on national and local real estate websites, allows for numerous photos (24 or more ideally), includes a 6–12 month listing term, forwards buyer leads in a timely manner, and lets you make changes to your listing for free.
If you know you'll want some additional help, look for companies that provide optional add-on services like pricing assistance, digital forms and disclosures, offer and contract review, and access to a platform like ShowingTime for easy appointment booking and feedback from agents.
Top alternatives to a flat fee MLS listing service in Massachusetts
Sell with a discount broker
The best discount realtors offer the same services as a traditional real estate agent, but at a much more competitive rate — as little as 1–2%.
For most sellers in Massachusetts, Clever offers the best value. When you request an agent through Clever's network, Clever sends you multiple agent matches from well-known local brokerages like Keller Williams, Berkshire Hathaway, and RE/MAX.
Every agent in Clever's network is hand-selected based on experience, sales performance, customer ratings, and local market knowledge — so you know you're getting a quality agent in your corner.
Once you select an agent, they'll take care of the details — including pricing, marketing, showings, negotiations, and closing paperwork. Better yet, they'll sell your home for a 1.5% listing fee (about half the typical rate).
Why pay more in commission fees for less service? Clever offers you bigger savings without sacrificing the service you expect from a traditional realtor.
With Clever:
✅ You'll only pay 1.5% to list your home
✅ You'll work with a full-service realtor from a top broker
✅ It's free, with zero obligation — you can walk away at any time
Saving on realtor fees doesn't have to mean sacrificing service. Find a top local agent today!
Sell with a flat fee realtor
Flat fee brokers work for a set rate instead of a commission fee, while still providing the support of a traditional realtor.
But like flat fee MLS listing companies, flat fee broker prices can vary from a few hundred dollars to several thousand so you’ll want to shop around.
However, regardless of the fixed rate, the savings can still add up, especially for more expensive homes.
When making a decision, consider whether you want a realtor that works for a national flat fee brand or a local Massachusetts realtor who may be more familiar with your local market.
» MORE: The Best Flat Fee Real Estate Agents and Brokers
Try selling 'for sale by owner' without an MLS listing
It’s technically possible to sell your house on your own in Massachusetts without listing it on the MLS. But this method isn't likely to work unless you already have a buyer lined up.
Without an MLS listing, fewer buyers will know your house is for sale. The MLS is the main way real estate agents find properties for their clients. It also guarantees that your listing gets on popular home-buying websites, including Zillow.
If you forgo an MLS listing, you’ll have to rely on less effective sites like Facebook Marketplace and Craigslist. Or you can hope that a buyer sees the for sale sign in your yard.
» LEARN: FSBO vs. Realtor Facts and Statistics
FAQ about flat fee MLS listings in Massachusetts
How much do flat fee MLS services cost in Massachusetts?
Typically, you should expect to pay about $299–400 for a flat fee MLS entry listing in Massachusetts. However, we've seen basic plans for as low as $99 and more comprehensive services that charge as much as $999. Additionally, some companies charge a listing agent fee due at closing.
What is the best flat fee MLS listing service in Massachusetts?
The best flat fee MLS Massachusetts company is Entry Only, because it offers competitively priced plans for all types of sellers. Other good options for sellers wanting agent support include Entry Only New England and Flat Fee Group — Jason Saphire. For sellers looking for a basic, low-cost flat fee listing, Snap Flat Fee and ISoldMyHouse.com offer inexpensive plans.
How do I get access to the MLS in Massachusetts?
Only licensed real estate agents have access to the local MLS in Massachusetts. Typically, sellers work with an agent to get their house on the MLS. But to save money in realtor fees, sellers also can list on the MLS for a flat fee by working with one of the best flat fee MLS Massachusetts companies.