Whether you're selling a condo in Memphis or a cabin in the Smoky Mountains, paying 6% in realtor fees is a lot.
That’s why some sellers use a flat-fee MLS company to list their home on the MLS — the main place where realtors find homes to show their clients — in exchange for a small one-time fee.
What’s the catch?
- Less support: You manage your own sale — without a full-service agent to handle pricing, photography, paperwork, and negotiations.
- Lower sales price: For sale by owner (FSBO) homes usually sell for significantly less than homes sold by agents — 6% less on average compared to agent-represented properties.
- You still pay a buyer’s agent fee: 88% of buyers work with an agent — who still needs to get paid. In Tennessee, you’re on the hook for 2.36%-3.09% of the final sale price.
If you want to save on fees but aren’t ready for a “Do-It-Yourself” experience, Clever can match you with full-service realtors who work for a low flat fee of 1.5%.
Clever is the best alternative to the full DIY approach if you're in Tennessee! You'll save thousands on listing fees, while still getting the support you need to sell your home fast AND for top dollar.
If you’re still interested in finding flat-fee MLS listing options in Tennessee, read on! We’ve reviewed the best (and worst!) services in The Volunteer State.
The 5 best Tennessee flat-fee MLS companies*
List With Freedom
Tennessee Flat Fee MLS
Unlimited listing updates
For sale sign
* 💰 indicates extra fee or premium purchase required
Experienced sellers who know what services they do and don't need
- If you know exactly what you need, you can go with a cheaper package and buy the extras on their own.
- There's no cancellation fee for live listings.
- You can pay a little more for showing and open house assistance.
- There's only one photo included in the base package.
- List With Freedom offers no built-in pricing support or home valuation.
Sellers are confident their homes to sell quickly
- You can choose from three-month, six-month, and 12-month listing term options.
- All the listing packages allow you to add open houses to your MLS listing without paying an extra fee.
- The basic listing package only includes one free listing change. You'll have to pay extra for more.
- The broker doesn't offer any help with pricing your property.
Sellers willing to pay for the convenience of an all-in-one listing package
- Both listing packages include a professional photographer taking pictures of your property for your listing.
- You can request a free comparative market analysis to help you price your property.
- The broker offers contract reviews and negotiation assistance for an extra fee.
- The listing packages don't allow for unlimited listing changes. The basic listing comes with five free changes and the Gold listing comes with 10 free changes.
- The basic listing package only includes 10 photos. Companies in the same price range and with similar packages offer 25 or more.
Cash-strapped sellers looking for a simple, affordable listing
- Even though the packages are cheap, you still get the same basic services (like a six month listing, six photos, and all the state-required forms) that other, more expensive companies offer.
- If you go with the upgraded package, you can get an upgraded listing with a virtual tour on Realtor.com.
- Free changes only include the status, not the listing information or pictures.
Sellers looking for a lot of a-la-carte options
- You can fill out, sign, and submit all your seller's paperwork on the Houzeo app.
- When you enter your address, Houzeo auto-fills publicly available data about your property.
- Houzeo lets you buy additional services like contract reviews, agent showings, and professional showings a la carte.
- You have to pay extra for pricing assistance — several local competitors offer this for free.
- You're limited to 10 free changes for price, status, and description in their two most popular packages. Most competitors offer unlimited free changes.
Flat-fee MLS companies in Tennessee by city
In Tennessee, you'll also find some smaller flat-fee MLS companies that specialize in particular cities. These uber-local companies are more likely to offer flexible service packages and to bring more area expertise than the big guys.
Every Tennessee flat-fee MLS service is different. Always make sure to read the fine print when evaluating offerings to make sure you're getting a fair deal.
Flat-fee MLS companies in Memphis
Many of the Memphis-based flat-fee MLS companies offer free listing changes, multiple photo uploads, and free lockboxes and yard signs. Pricing for basic packages begins at just $99.
» EXPLORE: The Best Memphis Flat-Fee MLS Companies
Flat-fee MLS companies in Nashville
We found that Nashville has some unique offerings from flat-fee MLS companies in the city. You can expect to pay anywhere from $99 to $500 for a basic MLS listing package.
» EXPLORE: The Best Nashville Flat-Fee MLS Companies
Hidden costs of flat-fee MLS companies
Some companies claim to offer flat-rate MLS services but charge "hidden" fees at closing. We've even seen some companies that claim to offer a "free" MLS listing only to charge you a percentage of the sale price at closing.
These predatory practices could cost you thousands of dollars when you expect to pay only a few hundred.
Always make sure to read the fine print for any service. Look out for "closing fees" or "admin fees" that you'll owe the broker in addition to an up-front flat fee.
Further, some flat-fee MLS companies offer a la carte services like photography, paperwork help, and signage. These services can reduce some of your DIY work, but watch out. These add-ons can add up!
At a certain point, you may be better off finding a full-service agent who charges a clear and upfront discounted rate.
Frequently asked questions
How much do flat-fee MLS services cost in Tennessee?
Typically, you should expect to pay about $200 for a flat-fee MLS listing in Tennessee. However, we've seen basic plans for as low as $89 and more comprehensive services that charge as much as $500.
Do I still need to pay the buyer's agent commission?
Although you'll save some money by not having to pay commission to a listing agent (typically 2.35%-3.08% of the sale price), we strongly recommend offering a commission to the buyer's agent. This will incentivize agents to bring their clients to your home.
How much to offer a buyer's agent is up to you, but most selling agent commissions in Tennessee range from 2.36%-3.09%.
How do I sell by owner in Tennessee?
Tennessee real estate laws require sellers to disclose all important information about their property, including:
- Building and safety information
- Environmental information (like erosion, noise pollution, and whether it's in a flood plain)
- Sewer and wastewater treatment
You'll make these disclosures by filling out the Residential Property Condition Disclosure. Potential buyers will review this document to make sure the property is free of deal-breaking flaws. You can either get this form from your listing broker or directly from the Tennessee state legislature.
What are the alternatives to using a flat-fee MLS service in Tennessee?
Discount and flat-fee real estate agents
Discount real estate brokers will list your property for as little as 1% — keeping in mind that you usually still have to pay a 2.6–3% buyer’s agent fee.
We’ve reviewed four national and regional discount brokers that operate in Tennessee.
In Tennessee, Clever offers the lowest rates, with an added advantage: Clever lets you compare multiple agents from major brands like Keller Williams, Century 21, and RE/MAX.
Clever matches home sellers like you with pre-vetted, full service agents for only a 1.5% listing fee. That's half the rate agents typically charge, letting you keep thousands more in your pocket when your home sells.
Your Clever agent will handle everything for you, from helping you accurately price your home to high-quality photography to negotiating with prospective buyers and filling out the paperwork.
You'll pay only a little more than you'd pay a flat-fee MLS service but save hours of effort by not having to do it all yourself!
Selling without an MLS listing
It's always possible to try selling your house by owner without listing on the MLS. But this makes sense only if you already have a potential buyer lined up.
That's because not listing on your local MLS means not getting the most effective exposure for your property. MLS listings are posted to every major real estate website. Plus, real estate agents access MLS listings to find properties for their clients.
If you don't secure an MLS listing, you'll be limited to sites like Craigslist and Facebook Marketplace and relying on a yard sign.
iBuyers are companies that buy homes for cash outright at what they claim are market prices. When you sell to an iBuyer, you could have a preliminary offer in as little as 24 hours.
The major downside of selling to an iBuyer is that these companies make money by charging steep service fees — typically 5-14% of the purchase price. So they're a good alternative only for sellers more concerned with convenience and speed than costs.
There are currently two iBuyers operating in certain Tennessee markets. Click below to learn more.