7 Best Flat Fee MLS Virginia Listing Services (2023)

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By Trevor Wallis Updated July 5, 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

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 find the most up-to-date information on 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

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.

💰 Incredible savings, none of the DIY

Selling your home is difficult, even with a flat-fee MLS company to handle your listing. Add in hidden fees, a la carte services, and premium service tiers, and you'll save a lot less than you planned, but still be stuck with most of the work.

There's a better option. Clever pre-negotiates cheaper listing fees with the top agents in your area. You still save on commission, while getting the support of a full-service agent.

  • Clever partner agents offer full-service support for a fraction of the full-service price: a 1.5% listing fee — half the typical rate.
  • Clever sellers save an average of $7,000 on commission AND they get offers 2.8x faster than the national average

Ready to find real estate agents who can help you save thousands on your sale? Enter your zip code below to get started!

7 best flat fee MLS listing services in Virginia

Company Price range Avg. customer rating (1–5) Availability
Cottage Street Realty $299–999 4.9 (60+ reviews) DC, MD, VA
Home Discovery Realtors $499 5 (1 review) VA
Net Realty Now $299–1,299 4.9 (20+ reviews) DC, MD, NY, VA
United Brokers LTD $99–775 4.9 (150+ reviews) NC, SC, VA
Virginia Flat Fee MLS $99–149 0 reviews VA
Flat Fee Group — Debbie Kent $299–1,299 4.5 (100+ reviews) VA
Homecoin $95 4.9 (100+ reviews) AZ, CA, FL, GA, IL, MI, MN, MO, NC, NY, SC, TN, TX, VA, WI
Show more

Cottage Street Realty: Best for inexperienced sellers


  • 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.


  • 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

Package Price What's included
Basic $299
  • Sale or rent
  • 6-month listing term
  • Maximum photos allowed by MLS
  • Contracts, addendums, and disclosures forms
  • Lead forwarding
Showcase $399 Basic plan, plus:

  • Combo key box
  • Yard sign
  • Showing service and feedback
Premium $799 Showcase plan, plus:

  • Sale only
  • 1-year listing term
  • Printable color flyer
  • Market analysis
  • Contract review
  • Guide to settlement
Supreme $999 Showcase plan, plus:

  • List until sold
  • Sentrilock electronic key box
  • Professional yard sign
  • Professionally installed sign post
  • Negotiations handled by agent
  • DocuSign contracts
Show more

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


  • 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.


  • 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

Package Price What's included
Flat Fee MLS Listing $499
  • You choose the listing period
  • 40 photos
  • Lead forwarding
  • Printable brochures
  • Electronic signatures
  • Broker consultation with offers
  • Open house announcements
  • Contract forms
  • Contract review
  • Legal disclosure forms
  • Property web page with contact information
  • Listing extensions
Show more

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


  • 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.


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

Net Realty Now fees and services

Package Price What's included
Flat Fee MLS Listings $299
  • 6-month MLS listing
  • 50 photos
  • Virtual tour Listing on Netrealtynow.com social media
  • Unlimited text editing of MLS listing
  • Comparable sales information on similar properties
  • Lead forwarding
  • Legal documents and property disclosures
Full Support Flat Fee Property Listing $1,299 ($299 upfront + $1,000 at closing) Flat Fee MLS Listings plan, plus:

  • 150 photos
  • All paperwork completed electronically
  • Unlimited consulting services, including marketing advice, contract negotiations, and guidance through selling process
Full Service Seller Representation Listing Commission-based, varies
  • Full seller representation
  • Marketing support
  • Professional photos and virtual tours supplied by broker
  • Install lockbox
  • Broker scheduled showings
Show more

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


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


  • 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

Package Price What's included
Basic $99 3-month MLS listing 6 photos Required forms and disclosures Lead forwarding Broker email and phone support
Standard $195 Basic plan, plus:

6-month MLS listing 16 photos Price and status changes Centralized showing services and e-showings Sample purchase contracts

Enhanced $295 Standard plan, plus:

12-month MLS listing Max photos allowed by MLS Seller-provided virtual tour Negotiations and closing bundle (for a fee)

Full Service $775 Enhanced plan, plus:

12-month MLS listing or list until sold United for sale sign Negotiations and closing bundle Offer to purchase and contract assistance Comparable market analysis Electronic forms

Show more

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


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


  • 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

Package Price What's included
6 Month 6 Photo Option $99
  • 6-month MLS listing
  • 6 photos
  • Status changes
  • Seller's contact info shown on MLS
  • State-required forms and disclosures
6 Month 25 Photo Option $149 6 Month 6 Photo Option, plus:

  • 25 photos
  • Listing showcased on Realtor.com
12 Month 25 Photo Option $188 6 Month 25 Photo Option, plus:

  • 12-month listing
Show more

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


  • 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.


  • 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

Package Price What's included
Supreme $299 6-month MLS listing Max photos allowed by MLS Listed in 1–2 business days Lead forwarding Printable color flyer Real estate disclosures
Enchilada $465 Supreme plan, plus:

Online success kit Sign panel Realtor or combo lockbox FSBO listing on #1 VA Site Featured home and Facebook post

Whole 9 Yards $999 Enchilada plan, plus:

Market analysis Contract review Guide to closing Handle negotiations with agent Showing service and feedback Unlimited changes QR code

Full Support $1,299 Whole 9 Yards plan, plus:

Electronic document signing Offer prep for FSBO sale Realtor lockbox report

Show more

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


  • 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.


  • 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

Package Price What’s included
Flat Fee MLS Listing $95
  • 12-month MLS listing
  • Unlimited photos
  • 10 listing changes
  • Optional add-ons
Show more

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.

Find Virginia flat fee MLS listing services near you

How to get an MLS listing without a realtor in Virginia

1. Educate yourself on the for sale by owner (FSBO) process

Before using a flat fee MLS company to place your home listing on the MLS, it's important to understand what you need to do to sell your property yourself. Educating yourself in advance may help you determine what type of flat fee MLS service you need, such as no agent support, limited, or full assistance.

When selling FSBO, you take on all the tasks of a licensed real estate agent. For instance, you'll need to familiarize yourself with the Virginia laws and paperwork requirements. You'll also need to set pricing, market your home, handle open houses, negotiate with the buyer or buyer's agent, and more. Unless your home sells fast, it can be a time-consuming process.

You may also need to hire assistance, like a transaction coordinator or real estate attorney, to help with the paperwork and closing.

2. Find the right flat fee MLS listing service for you

Once you know what level of support you may (or may not) need, it's a good idea to shop around before selecting a flat fee MLS service. You'll want to talk with customer support or the broker to make sure the company is a good fit for you, even if you're selecting a plan with limited agent support.

Additionally, ask about any additional fees and the cancellation policy. You don't want to be surprised by hidden fees or restrictions, so take time to understand the fine print before signing a listing agreement.

Also, read online customer reviews on third-party sites, including both positive and negative reviews. Ideally, look for reviews posted within the last year to get a sense of the current functioning of the company.

If you find the FSBO process is more than you want to manage, consider a low-cost alternative like a flat fee realtor or discount broker.

3. Choose a service package

Most flat fee MLS companies offer different plans, from a basic MLS listing to full agent support. When comparing plans, consider what services and level of support you'll realistically need.

At a minimum, you'll want a plan that places your listing on local and national real estate websites, allows for a good number of photos (24 or more ideally), has a 6–12 month listing term, and lets you make changes to your listing for free.

If you want more support, look for companies that provide additional services like comparative market analysis, pricing assistance, agent support, and paperwork review.

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).

👋 Get a better agent AND bigger savings

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 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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