The best MLS services | Other ways to save on your sale | FAQs about flat fee MLS companies
Whether you’re selling a vacation home in Virginia Beach or a split level in Lynchburg, you could pay as much as 6% in realtor fees with a traditional agent.
Those fees are thousands of dollars, which is why some sellers use a flat fee MLS Virginia company instead. These companies charge a relatively low upfront fee in exchange for listing your home on the multiple listing service (MLS). The MLS is the main directory where realtors find homes to show their clients, making it an almost essential tool for sellers to find buyers.
But flat fee MLS companies come with a few significant drawbacks.
You’ll probably sell for less. You won’t have an agent handling pricing or negotiations for you, which can easily lead to your home selling for less than it’s worth. Agent-represented homes get 6% more on average than homes sold without an agent.
You’ll have less support. Flat fee MLS agents offer limited service, essentially leaving you to be your own real estate agent. Tasks like pricing, negotiations, showings, and marketing will be your responsibility.
You'll still pay the buyer’s agent. While you won’t have to pay a listing agent fee, you’ll likely still have to offer a buyer’s agent commission. In Virginia, the buyer’s agent commission is usually 2.36% to 2.96% 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 $3,000 or 1.5%.
Clever is the best alternative to the full DIY approach if you're in Virginia! You'll save thousands on listing fees, while still getting the support you need to sell your home fast AND for top dollar.
» SAVE: List with a full-service agent for just $3,000 or 1.5%
If you’re still interested in finding flat fee MLS listing options in Virginia, read on! We’ve reviewed the best (and worst) services in The Old Dominion State.
The 6 best Virginia flat fee MLS companies*
Cottage Street Realty | Home Discovery Realtors | Net Realty Now | United Brokers LTD | Virginia Flat Fee MLS | FSBO.com | |
|---|---|---|---|---|---|---|
Price range | $299–999 | $379 | $299–1,299 | $99–875 | $99–149 | $399.95 |
Money-back guarantee | ❌ | ❌ | ❌ | ❌ | ❌ | ❌ |
Unlimited listing updates | ✅ | ❌ | ✅ | ❌ | ✅ | ❌ |
Downloadable forms | ✅ | ✅ | ✅ | ✅ | ✅ | 💰 |
For sale sign | 💰 | 💰 | ❌ | 💰 | ❌ | 💰 |
Lockbox | 💰 | 💰 | ❌ | 💰 | ❌ | 💰 |
* 💰 indicates extra fee or premium purchase required | ||||||
Cottage Street Realty
Cottage Street RealtyBest For
Inexperienced sellers who want extra guidance from their listing broker
Price Range
$299-999
Pros:
- The basic package includes the maximum number of photos allowed by your local MLS while many flat fee MLS companies limit you to six or fewer photos.
- The premium and supreme packages get the broker more involved in your listing with things like contract reviews and market analysis.
Cons:
- You have to sign up for the Premium package ($799) before you can e-sign contracts.
- The basic listing doesn't include any kind of pricing assistance.
Home Discovery Realtors
Home Discovery RealtorsBest For
Sellers who may need longer than the typical six-month listing to sell their property
Price Range
$379
Pros:
- You'll get quite a bit of broker assistance for things like offer consultations, contract reviews, and marketing assistance (beyond just the MLS listing).
- You can fill out and sign your forms completely online instead of having to either mail, fax, or drop them off in person.
Cons:
- It’s not clear if you can change your listing, what changes you can make or how much it costs to make them.
Net Realty Now
Net Realty NowBest For
Experienced sellers who only need a basic listing
Price Range
$299-1,299
Pros:
- The basic listing package includes comparable sales info for similar properties in your area, giving you a better idea of how to price your house.
- For an extra fee, you can access Showingtime, a software Realtors use to coordinate property showings.
Cons:
- You don't have many options if you need more than the basic listing but don't want to pay for the full support listing package ($1,299).
United Brokers LTD
United Brokers LTDBest For
Budget-conscious sellers who need an affordable basic listing
Price Range
$99-875
Pros:
- You can get the basic bundle for cheaper than many other companies if you don't need much additional support from the broker.
- For an extra fee, you can add a virtual tour to your MLS listing.
Cons:
- If you buy the basic package, any changes to your listing cost $10 each, but free changes to your price, status, and description are included in the Standard, Enhanced, and Full-Service bundles.
- You can e-sign forms only if you sign up for the Full-Service bundle ($875).
Virginia Flat Fee MLS
Virginia Flat Fee MLSBest For
Cash-strapped sellers looking for the cheapest option possible
Price Range
$99-149
Pros:
- 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.
Cons:
- Free changes only include the status, not the listing information or pictures.
FSBO.com
Read Our Full ReviewBest For
Sellers who also want to list on a large FSBO marketplace
Price Range
$400
FSBO.com is a well-known FSBO website and one of the few that will also get you listed on Redfin.
But watch out: only its most expensive plan will actually get you an MLS listing. Chances are you can find a cheaper option with MLS access elsewhere.
Pros:
- Your home will appear in your local MLS and on FSBO.com. A lot of people shop directly for FSBO properties on their site.
Cons:
- FSBO.com refers you to a broker in your area instead of listing your property itself. Your experience could vary greatly dependin on the broker you're matched with.
- You have to pay for seller disclosures, for sale signs, and lock boxes separately.
1 (800) 690-5802
Flat fee MLS companies in Virginia by city
You don’t need to limit yourself to national or statewide flat fee MLS companies in Virginia. There are also smaller companies that focus on specific cities. These businesses provide more local expertise and services.
No matter which flat fee MLS company you choose, read the fine print before committing. Make sure you get the level of service you need at a fair price.
Flat fee MLS companies in Virginia Beach
Many statewide flat fee MLS companies also operate in Virginia Beach, one of Virginia's most popular destinations. Still, you can find some low rates and unique packages from local companies. You can expect to pay as little as $49 to nearly $5,000 for a complete listing package.
» EXPLORE: The Best Virginia Beach Flat Fee MLS Companies
Hidden costs of flat fee MLS companies
Some flat fee MLS listing companies engage in misleading practices and charge hidden fees. Carefully read the contract of any flat fee MLS company before signing up. You’ll want to look out for hidden fees disguised as “closing fees” and “admin fees.”
Be especially wary of companies that claim to offer “free” MLS listings. These offers are usually too good to be true. At closing, such companies often charge a percentage of the final sale price of your home, which can cost thousands of dollars.
Most flat fee MLS companies also charge extra for à la carte services, like pricing assistance, yard signs, and listing changes. While these fees aren't hidden, the costs can add up quickly, leaving you with a much bigger bill than you were expecting.
With these extra costs and hidden fees, you may be better off working with a real estate agent who offers a clear and upfront discounted rate.
What are the alternatives to using a flat fee MLS service in Virginia?
Discount and flat fee real estate agents
A discount real estate broker will list your property for as little as 1% — but keep 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 Virginia.
In Virginia, 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 is an agent-matching service that can match you with a pre-vetted, full-service agent for only $3,000 (or 1.5% if your home is priced above $350,000), plus the typical buyer's agent commission.
Your Clever agent will handle everything for you, helping you accurately price your home, get high-quality photography, negotiate with prospective buyers, and complete paperwork.
You'll pay only a little more than you'd pay a flat fee MLS service, but you'll save hours of effort by not having to do everything yourself!
Selling without an MLS listing
You’re not required to use the MLS to sell your house. However, not using it will make selling your home much harder, unless you already have a potential buyer lined up.
That's because an MLS listing gives your property the most widespread exposure. Listings on the MLS get syndicated to major real estate websites, and buyer’s agents use the MLS to find properties for their clients.
Without an MLS listing, you’ll be stuck relying on a for sale sign and free websites like Craigslist and Facebook Marketplace. These are far less effective ways to find buyers and get the sale price you want.
Frequently asked questions about flat fee MLS Virginia companies
In Virginia, a flat fee MLS listing typically costs around $200-400. But we’ve found basic plans that cost just $50, while premium packages cost as high as $1,300.
You should offer a 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. But it’s a good idea to offer a rate that is competitive with what other sellers are offering. In Virginia, typical buyer agent fees range from 2.36% to 2.96%. By using a flat fee MLS company, you won’t have to pay the listing agent commission, which is typically 2.26% to 2.87%.
Virginia abides by the "buyer beware" principle in its real estate disclosure laws. While sellers cannot conceal or lie about a property's condition, they are not legally required to disclose any problems to prospective buyers.
But the Virginia Residential Property Disclosure Act states a few exceptions that sellers have to disclose, including:
- Non-transferrable septic system waivers
- Noise and accident potential zones for military air installations
- Pending building and zoning violations
- The property previously being used to manufacture methamphetamine
- Privately owned stormwater management facilities on the property
Sellers can download all the disclosure forms from the Virginia Department of Professional and Occupational Regulation.
Cottage Street Realty is our 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. Other good flat fee services are Home Discovery Realtors, Net Realty Now, and United Brokers LTD. Check out our top picks for Virginia flat fee MLS services!
Only a person or company that has 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. Most Virginia flat fee MLS listing companies offer services beyond a simple MLS listing, such as pricing assistance, legal forms, and marketing materials, either for an extra fee or as part of a premium package. Learn more about flat fee MLS companies in Virginia!
A flat fee MLS company posts your property on the local multiple listing service (MLS) — the main listing directory used by realtors and online listing sites like Zillow — for a flat fee. Otherwise, you would need to hire a real estate agent to post to the MLS for you. Flat fee MLS companies are cheaper than real estate agents, but they offer fewer services. You’ll have to do most of the work of selling your house yourself, which can be stressful and risky, especially for inexperienced sellers. Learn about flat fee MLS companies (and whether they’re right for you).