7 Best Flat Fee MLS Virginia Listing Services (2023)

What to consider before using a flat fee MLS service | 7 best flat fee MLS companies in Virginia | Other ways to save on realtor commissions

What is a flat fee MLS listing service?

A flat fee MLS listing service charges a fixed rate (usually $99–499) to list your home on the multiple listing service (MLS). The MLS is the main directory for property listings in a specific area, which helps ensure agents and buyers see your property. However, only agents can use it.

Some sellers choose a flat fee MLS service to save on the realtor fees but still list on the local MLS. Paying a few hundred dollars for an MLS listing instead of the 2.5–3% commission charged by traditional seller's agents could add up to thousands in savings.

However, most flat fee MLS listing services don't provide nearly the same level of support as a traditional realtor, which is why these listing services cost significantly less. Apart from the online exposure afforded by the MLS, you'll be selling your home yourself (called "for sale by owner" or "FSBO").

A flat fee MLS listing service can work well for sellers familiar with real estate transactions and who have the time and knowledge to handle all aspects of the selling process. But most homes sold this way sell for significantly less.

For most sellers, there are better alternatives to help you save on realtor fees.

» SAVE: Get a full-service agent for half the commission

What to consider before hiring a flat fee MLS service

While you can save on realtor fees by using a flat fee MLS service, the service isn't for everyone.

To determine if a flat fee MLS service is right for you, consider:

• How savvy are you with 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?
• Have you weighed the savings against the potential risks and time costs?

If you're up for the challenge of selling FSBO, you can benefit in several ways from listing with a reputable flat fee MLS service in Virginia.

Potential benefits

You’ll get online exposure for your listing

Using a flat fee MLS listing service will get your home on the MLS and popular home-buying websites like Zillow, Realtor.com, and Redfin. Since 96% of buyers use these online resources in their home search, you'll likely significantly limit the number of buyers and agents who learn about your property if it’s not on the MLS.

You can control the process

Since you're selling FSBO, you're in charge of the marketing, showing, and negotiations. This can make the experience more personal and human for both the buyer and seller.

You’ll save on listing fees

For instance, using a flat fee listing service may only cost you $99–499 for an entry-level plan. But a seller using a Virginia listing agent will pay a commission fee, which can be thousands of dollars.

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 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 $345,000 commanded for homes sold through an agent.

You may miss out on leads

MLS rules prevent your contact information from appearing within the listing. Instead, it will appear in the "agent remarks" that only other agents have access to. In most cases, you'll have to rely on your listing broker to forward buyer leads. Be sure to ask how forwarding leads is handled to ensure all leads are forwarded promptly, even on weekends. And be aware that some buyer's agents may steer their clients away from these types of listings, anticipating a difficult sale or extra work on their part.

You'll likely 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 Virginia, the buyer's agent commission is typically 2.5–3% of the sale price.

You may face hidden fees

Review the terms and conditions of service carefully to avoid hidden charges or fees. Additionally, select add-on services thoughtfully, as these costs can add up quickly.

You'll be on your own

When you list with a flat fee MLS service, you're essentially selling FSBO. That means you handle the pricing, marketing, photography, showings and open houses, offer and buyer financing reviews, negotiations, title and escrow requirements, and closing paperwork.

Between the extra risks and hidden fees, you may be better off using a discount realtor or flat fee agent that offers a full-service listing package for a clear, up-front rate.

7 best flat fee MLS listing services in Virginia

Cottage Street Realty: Best for inexperienced sellers

Pros

• The company forwards all buyer leads to you.
• The Basic package includes the maximum number of photos the MLS allows and a six-month listing term.
• The Supreme plan provides realtor support at a fixed fee.

Cons

• The cost of add-on services adds up quickly.
• Only the Supreme plan includes DocuSign contracts.
• The Supreme plan may not include assistance with closing.

Cottage Street Realty fees and services

Cottage Street Realty offers two listing only packages and two plans with realtor support. The FSBO plans are somewhat pricey for what you receive compared to some competitors, especially if you need to add on any additional services. However, the Basic plan provides a six-month listing term and max photos on the MLS, which is more than some other entry-level plans allow.

The difference between the Premium and Supreme plans is limited, especially given the price points. Additionally, while the Supreme plan states it provides full-service agent support, it isn't clear if you'll get assistance with the closing process.

Sellers can customize plans by selecting add-on services. However, these features can add up quickly.

Online reviews are positive, with reviewers reporting professional and knowledgeable support and service. Additionally, the realtor promptly returned calls, emails, and texts and had good attention to detail.

Sellers can cancel anytime with no additional fee.

Home Discovery Realtors: Best for sellers who want a longer listing term

Pros

• The company lets you choose the length of your listing term.
• It handles your listing — no intermediary is involved.
• You can consult with the broker regarding offers and marketing strategies.

Cons

• The website is low-tech and not secure, and sellers provide listing data through a Google form.
• The company has few reviews, making it a riskier option.

Home Discovery Realtors fees and services

Home Discovery Realtors offers one MLS listing package with realtor support, such as discussing marketing strategies and a contract review. Additionally, the service promises quick entry in the local MLS, often less than 24 hours, and a simple process.

Online reviews are limited to one 5-star review, so we encourage you to talk with the broker before signing to make sure the service fits your needs.

There are no hidden fees, and you can cancel anytime.

Net Realty Now: Best for sellers wanting a virtual tour listing

Pros

• Plans include a virtual tour upload.
• Buyer leads are forwarded to the seller.
• The Full Support plan provides realtor guidance throughout the entire selling process.

Cons

• ShowingTime is only available as an add-on.
• The cost for the commission-based service is unclear.

Net Realty Now fees and services

Net Realty Now offers two flat fee services and a full-service seller representation for commission — a basic flat fee MLS listing service and a flat fee full support service. Both flat fee plans provide a good amount of photos, a sixth-month listing term, and the ability to upload a virtual tour, which not all flat fee services allow. However, sellers who want to use ShowingTime must pay an additional fee, even with the full-service package.

The amount of commission due for the commission-based plan is unclear. If you're interested in a more traditional realtor approach, we recommend interviewing the broker to make sure you understand the terms, policies, commission rate, and what's included.

Online reviews are positive, focusing on the efficiency of the services, expert knowledge, and quality customer support.

There's no penalty for canceling a listing but no refund either. The company requires a written cancellation notice via email 24 hours in advance.

United Brokers LTD: Best for budget-conscious sellers

Pros

• The company offers a basic, entry-level plan for less than most competitors offer.
• You can cancel anytime for free.

Cons

• The entry-level plan allows only six photos and a three-month listing term and doesn't include free listing changes.
• Only the Full Service plan includes electronic forms and signatures.

United Brokers LTD fees and services

United Brokers LTD offers several plans at an affordable price, which can be helpful for budget-conscious sellers. However, these plans contain only the basics unless you pay extra for optional features, which can get pricey. That said, the flat fee Full Service plan offers broker assistance with some aspects of the selling process, which can help those on a budget who need support.

We recommend talking with the broker before signing up to make sure the plan you select fits your needs, as some information on the website is contradictory.

Online reviews are positive, with reviewers experiencing professional, prompt service. Additionally, many reviewers noted that they've used this company more than once.

You can cancel your listing anytime at no charge.

Virginia Flat Fee MLS: Best for experienced sellers

Pros

• The company offers basic, no-frills MLS plans that may work for experienced sellers.

Cons

• None of the plans include agent support.
• The entry-level plan allows only six photos.
• The free changes are only for the status, not the listing information or pictures.

Virginia Flat Fee MLS fees and services

Virginia Flat Fee MLS offers three MLS listing plans at an affordable rate. These plans don't offer any agent support, so they may be best for experienced sellers. The plans vary only on the number of photos, listing term, and type of listing on Realtor.com.

There are no online reviews. We encourage you to talk to the broker first to make sure this service is a good fit. The company doesn't give a refund once a listing goes live.

Flat Fee Group — Debbie Kent: Best for sellers who want options on the level of agent support

Pros

• The entry-level plan provides the maximum number of photos the MLS allows and a six-month listing term.
• The company offers plans with different levels of support.
• All inquiries are forwarded to the seller, even on the weekend.

Cons

• Only the two higher-cost plans include unlimited changes.
• Electronic document signing is only offered on the highest-priced plan.

Flat Fee Group — Debbie Kent fees and services

Flat Fee Group — Debbie Kent offers several plans to fit different sellers' needs. That said, the entry-level plan costs more than some other competitors, especially for the services provided.

Online reviews are positive, with reviewers reporting prompt, professional service and a seamless process.

You can cancel your listing anytime by completing a withdrawal form, as long as it's not under contract. You can add unlimited changes to one of the entry-level plans for an additional cost.

Homecoin: Best for sellers wanting à la carte options

Pros

• The process is all online.
• Sellers receive comparable sales, a home value report, and disclosures.
• All MLS listings have automatic email forwarding and email and text notifications.

Cons

• Homecoin doesn't provide a full-service option.
• The cost of add-ons can add up quickly, particularly for less-experienced sellers.

Homecoin fees and services

Homecoin offers an affordable flat fee MLS listing service. Sellers can select from optional add-ons, allowing for customization. However, the prices of some features, like help with forms, vary per location, so sellers should contact each location to determine the total cost.

While the basic price is inexpensive, first-time sellers may want to shop around to find the right level of support for them, since the cost of the à-la-carte system can add up.

Online reviews are highly positive. Reviewers enjoyed the automated online platform, easy process, and professional communication.

Canceling your listing with Homecoin is free, and you can do so anytime as long as there are no outstanding offers on your property.

Virginia flat fee MLS listing services by city

In Virginia, you'll also find some smaller flat fee MLS companies that specialize in particular cities. These local companies are more likely to offer flexible service packages and expertise than national brands.

How to get an MLS listing without a realtor in Virginia

Top alternatives to a flat fee MLS listing service in Virginia

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 Virginia, 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 handle the details — including pricing, marketing, showings, negotiations, and closing paperwork. Better yet, they'll sell your home for a 1.5% listing price (about half the typical rate).

Sell with a flat fee realtor

Flat fee brokers offer a set rate instead of working on a commission basis.

This fixed fee won't change regardless of the home's final sale price. 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. For instance, a flat rate of $5,000 on a million-dollar home will be greater savings than $5,000 on a $250,000.

When deciding, consider whether you want a realtor that works for a national flat fee brand or a local Virginia 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 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 must 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 Virginia

How much do flat fee MLS services cost in Virginia?

In Virginia, a flat fee MLS listing typically costs $299–499. But we've found basic plans that cost just $95, while premium packages cost as high as $1,299.

Do I still need to pay the buyer's agent commission?

You should offer a competitive buyer's agent commission when selling a house. The buyer's agent commission is an incentive for agents to show your home to their clients, which helps your listing get more exposure and sell at a better price. What you offer for a buyer's agent commission is up to you. A typical buyer's agent commission in Virginia is 2.36–2.96%.

What is the best flat fee MLS listing service in Virginia?

Cottage Street Realty is a top pick for the best Virginia flat fee MLS listing service. Unlike many other flat fee listing services, it offers a high photo limit and unlimited updates, and its premium packages include broker assistance. Home Discovery Realtors, Net Realty Now, and United Brokers LTD are other good flat fee services. Check out our top picks for Virginia flat fee MLS services!

How do I get access to the MLS in Virginia?

Only a person or company with a valid real estate license, such as a real estate agent or a flat fee MLS service, can post your listing to the MLS. Virginia flat fee MLS listing services allow sellers to access the local MLS for a flat fee, which is often cheaper than hiring a listing agent. Learn more about flat fee MLS companies in Virginia!

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