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Are you considering selling your home without a realtor, but are confused about how to get it listed on the Multiple Listing Service (MLS)? You can get on the MLS either by partnering with a real estate agent who handles the listing for you or by listing with a flat fee MLS service.
However, selling your home without a realtor takes more than just learning how to list on the MLS by owner. You need to juggle a lot — from setting the right list price to marketing the property to negotiating deals to handling inspections.
Plus, you'll need to handle the paperwork and follow all legal requirements, like properly disclosing issues with your property. 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 by owner. This advice comes from a former realtor who has also used a flat fee MLS provider as a for sale by owner (FSBO) seller.
Learn how to list on the MLS by owner in your state
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 500 regional MLSs exist where participating realtors list homes for sale. Buyer's agents from different brokerages can access the same pool of properties consolidated in one place, making buying and selling homes more efficient.[5]
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 88% of sellers trust it to showcase their homes.[6]
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.
Getting widespread exposure is important because, in today's digital age, 43% of home buyers start their search online. 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.[1]
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.
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).
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.[2]
Only agents and brokers can access the MLS for a couple of key reasons:
- Limited access protects 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.[3]
- Real estate professionals pay for and maintain the MLS. 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.
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.
Flat fee MLS companies offer a path to the MLS. They typically charge less than $1,000, which is a significant savings compared to the standard 2.5–3% fee most listing agents charge.
Some other things to know about flat fee MLS services:
- They usually have a 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.
- They offer a variety of service levels, ranging from basic listings (you manage the sale) to full support (including pricing, showings, and contract advice).
- They usually have 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
The NAR's lawsuit settlement in 2024 introduced significant commission-related changes to the MLS. 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.[4]
For sellers without a realtor listing on the MLS, this means they'll need to negotiate commissions directly with buyers' agents, which could add complexity to their sale and require a more proactive approach to managing their transaction.
What is a flat fee MLS company?
Flat fee MLS companies, also known as limited listing services, have licensed brokers who can list your home on the MLS.
Most flat fee MLS companies offer a variety of plans ranging from budget ($50–$200), to standard ($200–$500), to premium ($500–$3,000).
Budget plans usually get your home posted on the MLS for you, and include a property description, photos, and a listing duration of six to 12 months.
Premium packages typically provide extensive support, including 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.
💡 Clever expert insight: If you're set on listing on the MLS without a realtor, we recommend using a basic flat fee MLS plan. Sometimes, the cost of a more expensive plan equals the price you'd pay for a discount broker to represent you.
Pros and cons of flat fee MLS companies
Pros
- Maximum exposure on popular real estate websites
- Cheaper than agent commission
- Low up-front costs
- More control over your sale
- Option for a la carte services
Cons
- 13% loss vs. listing with real estate agents[1]
- Still pay buyer's agent fee
- Extra services usually cost more
- No help with pricing and negotiation
- Danger of making legal mistakes
The biggest pro of a flat fee service is the online reach you get for your home. Using a flat fee service means your listing automatically extends beyond your local MLS to all major real estate websites like Realtor.com, Redfin, Trulia, and Zillow, boosting your home's online visibility.
💡 Clever expert insight: Remember that while you avoid paying the typical 2.5-3% listing agent commission by using a flat fee MLS company, you may still need to cover the buyer's agent fee, which averages 3.01% nationwide.[5]
Remember that sellers paying the buyer's agent commission 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 by owner
Step 1: Research the best flat fee MLS companies near you
With hundreds of flat fee MLS services operating nationwide, finding the right one for your needs requires digging. National providers like 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. The local broker will act as your primary contact.
Consider starting with a local flat fee MLS company for a more direct approach and local expertise. Reading online reviews can provide valuable insights into past customers' experiences and satisfaction levels with their services, enabling informed decisions.
💡 Clever expert insight: 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.
Step 2: Choose a plan that's right for you
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 83% rating it as such.[6]
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 on your own.
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
The next step involves signing an exclusive listing agreement. This crucial document details the services in your package and who provides them.
Review the fine print of this agreement carefully. Be wary of companies that advertise a simple flat fee but add additional "closing fees" or "administration fees." 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 79% considering it highly useful.[6]
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 real estate 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 22–27 photos. Listings with fewer than nine photos are roughly 20% less likely to sell within 60 days than those with 22–27 photos.[7]
Considering that about 83% 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.[6]
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
Consider these alternatives to selling by owner and listing with a flat fee MLS company.
Sell with a traditional real estate agent
A traditional real estate agent will provide full support, helping you do everything from preparing and pricing your home to closing the sale.
You'll usually pay more to work with a traditional agent. Listing agents charge an average of 2.28% commission vs. around 1.5% for a low commission agent.
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%.
Try Clever's free agent matching service: compare top agents in your market, get built-in commission savings.
- Choose from top local agents from major brands like Compass and RE/MAX
- Get a pre-negotiated 1.5% listing fee (half the typical rate)
- Clever's service is 100% free with no obligation
- You only pay your agent's low listing fee when your house sells
Click below to view agents in your area and see how much you could save!
Sell by owner without listing on the MLS
You can market your home without listing on the MLS by:
- Posting your home on a for sale by owner website
- Using a For Sale By Owner yard sign
- Promoting your sale through personal posts or ads on social media
- Relying on word of mouth
If you have a buyer lined up already, you likely won't need to list on the MLS.
While you'll save on the cost of a flat fee MLS plan if you don't list on the MLS, we don't recommend this path while selling for sale by owner. You'll reach far fewer potential buyers and their agents if you don't list on the MLS, which can hinder your sale.
Cash home buyers
Cash home buyers usually buy houses in poor condition or from sellers looking for a quick sale.
Cash home buyers often pay around 70% of fair market value. Sellers using an experienced local real estate agent typically get fair market value for their sale.
iBuyers
iBuyers purchase homes for cash at a discount and then resell them. By selling to an iBuyer, you'll avoid realtor fees.
Most iBuyers charge sellers a service fee of 5%–13%. They also usually deduct the cost of any required repairs after an on-site visit.
FAQ
The MLS is actually more than 500 local and regional private databases. These MLSs are created, maintained, and financed by real estate agents, real estate brokers, and other real estate professionals.
Because real estate professionals own and operate these private databases, they regulate who can list on each MLS, as well as what information is publicly visible for security reasons.
You'll pay $80–$3,000 using a flat fee MLS company.
Real estate agents don't have to pay to list homes on their local MLS.
The time it takes to list a house on the MLS varies, but you can generally expect a listing to go live within 48 hours after you submit it through your flat fee MLS company.
Why you can trust us
Our team conducted in-depth research on multiple listing services, flat fee MLS companies, and selling without a realtor. Our research involved:
- Surveys and interviews of real estate agents for on-the-ground insights into the home-selling process
- Surveys of more than 1,000 home sellers, including sellers without a realtor and those who considered selling without a realtor but eventually sold with an agent
- Analyses of more than 500 flat fee MLS plans, as well as publicly available data on pricing, plan services, customer reviews, and more
- Original research from other trusted sources, such as the National Association of Realtors
About Clever Real Estate
Clever strives to provide its readers with the most up-to-date, accurate, and useful information. We’ve earned buyers’ trust with a 4.9-star rating on Trustpilot and more than 3,700 customer reviews.
Our team of industry-leading researchers is committed to making home selling more transparent by educating sellers through guides like this one.
Learn more about why you can trust our articles.
