How to List on the MLS Without a Realtor

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By Steve Nicastro Updated August 20, 2024

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Are you considering selling your home without a realtor but confused about how to get it listed on the Multiple Listing Service (MLS)? There are two ways to get on the MLS: You can either partner with a real estate agent who handles the listing for you, or list with a flat fee MLS service.

However, selling a home is more than just securing an MLS listing. There's a lot to juggle—from setting the right list price to marketing, negotiating deals, and handling inspections and paperwork.

Plus, you'll need to follow all legal requirements, like filling out property disclosures accurately. You may miss some crucial steps without professional guidance, leading to costly mistakes or legal issues. While the DIY route can save on commissions, it demands time and a solid grasp of the selling process.

Read on to learn more about how to list your home on the MLS without an agent. This advice comes from a former realtor who has also used a flat fee MLS provider as a FSBO seller.

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What is the MLS and why do I need it?

Think of the MLS as a complete database of homes for sale, maintained by real estate professionals.

More than 800 regional MLSs exist where participating realtors list homes for sale.[1] Buyer's agents from different brokerages can access the same pool of properties consolidated in one place, making buying and selling homes more efficient.

The MLS is essentially the premier stage where potential buyers view most homes. It's known for its accuracy and up-to-the-minute updates. It's so effective that about 90% of sellers trust it to showcase their homes.[2]

Key benefits of listing on the MLS

Listing your home on the MLS does more than put it in one place: it catapults it across the web. After going live on the MLS, your listing will appear on popular real estate websites like Zillow, Trulia, and Realtor.com.

This is important because, in today's digital age, 100% of home buyers start their search online.[3] They're scouring the internet for their dream home, paying special attention to photos, detailed property info, floor plans, and how to contact a realtor or seller.

By leveraging the MLS, you increase the likelihood of your home catching the eye of its next owner. It's about drawing attention to your home's listing and presenting it in the best way to a targeted audience of buyers.

So, by harnessing the power of the MLS, you should improve the chances of your home finding its next buyer.

Can I list on the MLS without a realtor?

Listing your home on the MLS doesn't always require a realtor. A budget-friendly alternative exists for those opting to sell a house without a realtor: flat fee MLS listing services.

These companies offer a path to the MLS, typically charging less than $1,000 – a significant saving compared to the standard 2.5–3% fee most listing agents charge.

Key things to consider:

  • Fixed upfront cost. Flat fee services list your property on the MLS for a set price — perfect for FSBO sellers who want exposure without high expenses.
  • Variety of service levels. Services can range from basic listings (you manage the sale) to full support (including pricing, showings, and contract advice).
  • Flexible pricing. Costs vary from $100 to $1,000, so choose a package that fits your budget and how hands-on you want to be in the sale.

» Need to list on MLS without a realtor? Our top picks for flat fee MLS services

Understanding MLS access: Who gets it?

Access to the MLS is a privilege that comes with certain professional credentials. It's exclusively available to licensed real estate agents and brokers (including flat fee MLS companies).[4]

MLS systems are regionally operated, and each has its own set of rules and membership requirements. While many MLSs are affiliated with the National Association of Realtors and often grant access primarily to NAR members, some allow access to any licensed real estate agents, regardless of their NAR membership status.[5]

Why is MLS access limited?

There are a couple of key reasons why only agents and brokers can access the MLS: 

Protecting sensitive information. The MLS contains detailed property data, including the personal information of sellers and potential buyers. It also includes security details like access codes and schedules for property showings when homes are unoccupied. Restricting access to professional realtors helps safeguard this sensitive information.[6]

Operational costs and maintenance. Running an MLS isn't just about keeping a website live. It involves ensuring the database is current, accurate, and high-quality. The fees collected from NAR members help cover these operational costs, supporting the maintenance and integrity of the MLS databases.

How the NAR settlement impacts the MLS

With the NAR's lawsuit settlement, significant commission-related changes to the MLS have taken effect. Key updates include:

  • Listing brokers or sellers can't offer compensation to buyer brokers through the MLS. Buyers must now sign a written agreement outlining their commission rate with their agents.
  • All compensation-related fields have been removed from MLS listings, and MLSs are prohibited from supporting non-MLS platforms for compensation offers.
  • MLS participants can't filter or restrict listings based on compensation offers, ensuring equal access to all property listings.[7]

For FSBO sellers listing on the MLS, this means they'll need to navigate commission negotiations with buyers' agents directly, which could add complexity to their sale and require a more proactive approach to managing their transaction.

What is a flat fee MLS company?

Also known as limited listing services, flat fee MLS providers offer a straightforward way to list your home on the MLS. 

For a set fee, usually a few hundred dollars, these services post your home on the MLS for you, and include a property description, photos, and a listing duration of six to 12 months.

For additional costs, premium packages (ranging up to $1,000-2,000) provide extensive support. These include professional photography, virtual tours, extended listing terms, free listing updates, market analysis, pricing assistance, negotiation support, and essential real estate documents.

While cost-effective, these services often demand more effort from you as the seller. You'll handle many aspects of the selling process, which typically requires time and knowledge of real estate transactions.

Pros and cons of flat fee MLS companies

Pros

  • Cheaper than agent commission
  • Maximum online exposure
  • Pick the services you need

Cons

  • Still pay buyer's agent fee
  • No agent networking connects
  • Extra services cost more

The biggest pro is the online reach you get for your home. A flat fee service isn't just limited to the MLS; it automatically extends to all major real estate websites like Zillow, Trulia, Redfin, and Realtor.com, boosting your home's online visibility.

The services can also be affordable, from just $99 to a few hundred dollars.

Remember that while you avoid paying the typical 2.5-3% listing agent commission, you may still need to cover the buyer's agent fee – which averages 2.66% nationwide, according to Clever's survey on average real estate commission rates.

Remember that sellers paying the buyer's agent fee is part of the negotiation process. A skilled realtor in your corner could help you negotiate for the buyer to cover their agent’s fee.

How to list on the MLS without an agent

Step 1: Research the best companies near you

With hundreds of flat fee MLS services operating nationwide, finding the right one for your needs requires digging. National providers like Unreal Estate, Fizber, and FSBO.com offer wide coverage, but local market presence can vary significantly.

Opting for a national company often means your property will be listed by a local broker associated with that company, who will act as your primary contact.

However, for a more direct approach and local expertise, consider starting with a local flat fee MLS company or realtor familiar with your area's market dynamics.

When selecting a flat fee MLS service, inquire about their network of brokers to ensure they offer strong coverage in your region and access to the specific MLS platforms necessary to target the right audience.

Reading online reviews can provide valuable insights into past customers' experiences and satisfaction levels with their services, enabling informed decisions.

» EXPLORE: Flat fee MLS listings: Find the best services

Step 2: Choose a plan that's right for you

After identifying a suitable flat fee MLS company, the next step is to select a service package that aligns with your needs and budget. Consider the trade-offs of each plan.

For example, choosing a basic plan that skips professional photography may appear cost-effective. Yet, compelling visuals are key to engaging online buyers. A recent study highlighted that high-quality images are the top feature online buyers find very useful, with an impressive 85% rating it as such.[8]

A lack of quality photos could result in your property lingering on the market, potentially leading to a significant price reduction later. So, you'll either need to opt for professional photo services from the flat fee MLS company or hire a photographer alone.

Not sure what services you'll require? Ask whether the company allows you to add individual services à la carte as needed. This flexibility acts as a safety net, allowing you to adjust your listing based on market feedback.

Step 3: Sign the listing agreement

After choosing your plan, the next step involves signing an exclusive listing agreement. This crucial document details what services are included in your package and who is responsible for providing them.

Review the fine print of this agreement carefully. Be wary of companies that advertise a simple flat fee but then add additional "closing fees" or "administration fees" later. Any ambiguous or unclear terms should be a red flag.

Should you encounter such provisions, consider it a sign to reassess your options and search for another company.

Step 4: Write an engaging property description

Creating a compelling property description is crucial for engaging potential buyers. Providing detailed information about your property is immensely valuable, ranking as the second most important feature for online buyers, with 80% considering it highly useful.[8]

Here's how to write a great listing description: 

  • Include key details. Mention the number of bedrooms and bathrooms, square footage, and any unique features that set your home apart.
  • Use concise, targeted language. Highlight what makes your home special, such as being ideal for families, pet lovers, or outdoor enthusiasts.
  • Mention nearby amenities. Good schools, shopping, or parks are key selling points to stand out. 
  • Keep your description short. Keep it under 250 words to fit website constraints and maintain buyer interest.

Still need help? Consider consulting a professional or using templates provided by your flat fee MLS service.

Step 5: Upload photos and view your listing

Homes that feature more photos tend to sell quicker. According to Zillow's research, the optimal range is between 22 to 27 photos. This is often the maximum number allowed by MLS companies. Listings with fewer than nine photos are roughly 20% less likely to sell within 60 days than those with 22–27 photos.[9]

Considering that about 85% of buyers find professional photos extremely or somewhat important in their home-buying decision, investing in a professional photographer or videographer can significantly impact your listing’s attractiveness.

Next step: Reviewing your listing

Your listing will be live within 24–48 hours of submission. It's crucial to review it for accuracy immediately, as some plans may charge for subsequent changes.

Be prepared to handle calls and schedule showings, if your package doesn't cover these services.

Finally, you must inform your flat fee MLS service within one business day of closing to update the listing status. Neglecting this step could lead to penalties.

Flat-fee MLS alternatives

Discount brokers

Discount real estate brokers provide a cost-effective alternative for selling your home. They offer services at rates lower than the 2.5–3% most traditional realtors charge.

These brokers typically charge real estate commission fees similar to traditional agents but at reduced rates. For instance, agents affiliated with Clever Real Estate offer their services for a 1.5% listing fee at the closing, lower than the national average.

While the market is flooded with various discount brokerage options, the quality of service, savings, and overall value can vary significantly. For sellers seeking a balance of experience, service quality, and affordability, Clever Real Estate is a top pick.

Clever connects sellers with multiple seasoned, full-service agents, enabling them to select an agent who best meets their needs while maintaining a uniformly low listing fee of 1.5%.

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Sell FSBO without the MLS

Another choice is to forego listing on the MLS, and instead, post your home listing on FSBO websites like Zillow, Trulia, and Realtor.com, separately, while also advertising locally with Facebook, putting up yard signs and posters, word of mouth, etc.

The benefit is it's a complete DIY method, and you'll likely save money compared to using a flat fee MLS service.

While this route can save money, it's not recommended for those who don't already have a buyer or interested parties lined up.

Article Sources

[1] National Association of Realtors – "Multiple Listing Service: What is It?".
[2] National Association of Realtors – "Quick Real Estate Statistics".
[3] National Association of Realtors – "2023 Profile of Home Buyers and Sellers".
[6] National Association of Realtors – "MLS Data Security".
[7] National Association of Realtors – "Summary of MLS Policy Changes".
[8] National Association of Realtors – "2023 Home Buyers and Sellers Generational Trends Report".

Authors & Editorial History

Our experts continually research, evaluate, and monitor real estate companies and industry trends. We update our articles when new information becomes available.

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