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Edited by Jessica Johansen
Written by Jon Stubbs
Edited by Jessica Johansen
Best flat fee MLS listing services for Illinois | Should you use a flat fee MLS listing service? | What’s included with a flat fee MLS listing? | Typical pricing | Top alternatives | FAQ
If you’re selling for sale by owner (FSBO), a flat fee MLS listing service can post your home on the multiple listing service (MLS) for a one-time fee starting around $100–400. You get the same basic visibility as you would selling with a realtor, without having to pay 2.5–3% to a listing agent.
The downside is that you have to do most of the work yourself — which is often a lot more than first-time FSBO sellers realize.
Additionally, FSBO homes sell for an average of 6% less than comparable homes sold with an agent. So you need to weigh the commission savings against the potential profit loss — especially since you still need to pay a buyer’s agent if your buyer uses a realtor.
Should you use a flat fee MLS listing service?
Using a flat fee MLS service instead of a real estate agent can save you thousands in realtor commission. But you’ll work hard to earn those savings by doing the tasks a realtor normally does.
Here are the pros and cons of using a flat fee MLS listing service:
Pros
- Commission savings. You pay a few hundred dollars to a brokerage instead of a 2–3% commission to a listing agent.
- Control over the sale. Because you’re selling without a realtor, you have direct control over pricing, presentation, and negotiations.
- Pay-per-service. Many flat fee MLS companies offer multiple service packages and add-ons (such as a lockbox or help reviewing offers) so you can pay only for what you need.
Cons
- Lower sale price. FSBO homes generally sell for less than homes sold with an agent. In 2022, the median sale price for FSBO listings was $225,000, compared to $345,000 for agent listings.
- Missed leads. MLS rules prevent your contact info from being posted to public sites like Zillow. Unless your MLS package comes with automated lead forwarding, buyers have to go through your broker, who may be slow to respond.
- Hidden costs. Flat fee MLS companies often charge extra fees for their most valuable add-ons. And in most cases, you still need to pay a buyer’s agent, so you may save less than you think.
If you’re on the fence about selling FSBO but still want to save, we recommend using an alternative like Clever Real Estate. Clever can connect you with top local agents who offer a 1.5% listing commission through its network. You’ll still save thousands, but you’ll have a full-service realtor by your side.
If you decide a flat fee MLS listing is right for you, Illinois has several decent listing services to choose from. We’ve compiled a list of regional and nationwide companies that offer good value at various price points.
Best flat fee MLS listing services in Illinois: Quick view
| Company | Our Rating | Listing Fee | Availability | |
|---|---|---|---|---|
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Best for sellers wanting affordable realtor support
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357 reviews
|
$295–645
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44 Illinois counties
|
Learn More |
|
41 reviews
|
$295–795
|
Chicago and surrounding areas
|
Learn More |
|
8 reviews
|
$299–399
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All of Indiana and 10 Illinois counties
|
Learn More |
|
587 reviews
|
$99 to $599 upfront + 1% at closing
|
AL, CA, CT, FL, GA, IL, MN, NC, SC, TX
|
Learn More |
|
10 reviews
|
$295–795
|
Nationwide
|
Learn More |
|
111 reviews
|
$0–599 upfront + 0.5% at closing
Use code “Clever” to save
|
Nationwide, excluding SD
|
Learn More |
|
4,500+ reviews
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$329–379 upfront + percentage at closing
|
Nationwide
|
Learn More |
What is a flat fee MLS listing?
A flat fee MLS listing allows sellers without a realtor to post their home on the multiple listing service (MLS), the same place where realtors list their clients’ homes.
Once on the MLS, property listings get syndicated to popular home buying websites like Zillow, Realtor.com, and Redfin. If your home isn’t listed on the MLS, most buyers won’t even know it’s an option — so it’s pretty much a necessity.
While you’d normally hire a realtor to handle your listing, since only licensed real estate professionals can access the MLS, a flat fee MLS service provides a low-cost workaround. With this type of brokerage, you get a legal MLS listing through a licensed broker without having to pay for the other services a realtor typically provides.
What’s included with a flat fee MLS listing?
At minimum, a flat fee MLS listing package should include an MLS listing with photos, syndication to real estate sites like Zillow and Realtor.com, and a way to receive leads from buyers and buyers’ agents.
Higher-priced service packages tend to offer more assistance with the sale, which you might need if you’re not as experienced. In Illinois, for example, Houzeo offers virtual broker assistance to help you with pricing, negotiations, and paperwork — but the plan costs $329 up front, plus an extra 1% at closing.
While these extras can be helpful, the costs can easily add up into the thousands — and when it comes to pricing and negotiations, it’s probably better to have someone local to your market.
If you need extra support from a realtor, you may want to consider hiring a low commission realtor who knows the local market and can provide hands on support for similar savings.
How much do flat fee MLS services cost?
In Illinois, the flat fee MLS listing services we reviewed have entry-level packages ranging from $99 to $329. Starting packages usually include a basic MLS listing with a few photos and some kind of system for forwarding leads from buyers. They may also offer a freebie or two, like downloadable disclosure forms and flyers.
Most companies also have higher-tier packages ranging from a flat $399–795, all the way up to $349 plus 1% of the sale price due at closing. These packages include extra services like contract reviews, yard signs, and access to an agent when you need some advice.
Typically, the cheaper the plan, the less that’s included. And you may have to pay extra for important items, such as lock boxes, additional photos, and changes to your listing.
Flat fee MLS service fees may be higher in Illinois!
In minimum service states, real estate brokers — including flat fee MLS companies — are required by law to provide certain services to their clients.
While minimum service requirements vary by state, they often include having a broker help with accepting, reviewing, and negotiating offers. As a result, you may have to pay more to list with a flat fee MLS provider in these states.
Given the higher price tag, it may be worth exploring alternative ways to save on realtor commissions in Illinois.
How do flat fee MLS services work?
Most flat fee MLS listing services follow the same basic steps. To get an MLS listing, you can:
- Visit the company website and choose a service package.
- Place an order online or over the phone.
- Fill out forms with your home’s information and submit photos.
For basic MLS listings, that’s pretty much it! If your service package includes additional features like a lawn sign, lockbox, or professional photography, you’ll coordinate with the company to pick up items or schedule a photo shoot.
Once the company lists your home on the MLS, a broker will likely manage your listing and forward buyer leads to you.
Best flat fee MLS listing services in Illinois: Full breakdown
Listing Fee
Overview
Service packages
Availability
Circle One Realty offers four affordable MLS packages that all come with realtor support. That support includes answering your questions, offering advice, and handling all the negotiations and paperwork. The more expensive packages include features like professional yard signs and photography.
The company has a 5-star rating across hundreds of customer reviews. Clients praise the founder, Ryan Cheney, for his attention to detail and willingness to answer questions.
There are no hidden fees, and you can cancel for free.
Pros
- All packages come with full realtor support.
- The company isn’t a referral service, so there’s no intermediary.
- Customers rate the service highly.
Cons
- The company doesn’t offer a DIY option.
MLS Entry: $145
- For vacant land only
- 3-month MLS listing
- 1 photo
- Full-service realtor support
MLS Basic: $295
- 6-month MLS listing
- 25 photos
- Full-service realtor support
- Standard yard sign
- No cancellation fees
MLS Classic: $495
Includes MLS Basic plan, plus:
- 12-month MLS listing
- Professional photographer
- Combo lockbox
MLS Elite: $495 (usually $645)
Includes MLS Classic plan, plus:
- List until sold
- Professional yard sign
- Showing appointment scheduling
Circle One Realty is available in 44 Illinois counties, including Chicago and the surrounding areas.
Listing Fee
Overview
Service packages
Availability
Prello Realty is a local, family-owned flat fee MLS listing service. Its packages are competitively priced, and all plans include agent support. The more expensive packages come with professional photography and showing appointment scheduling.
Its website offers tips and tools to help you prepare your home to get the most out of the sale.
Prello Realty has great customer reviews. Clients were happy with the level of customer service and the amount of money they saved.
The company has a money-back guarantee if you decide to list with one of its full-service agents.
Pros
- All packages include agent support.
- All packages include features like a yard sign and unlimited listing changes that some companies charge extra for.
- The company offers a 1% buyer rebate if you buy with it.
Cons
- The company doesn’t offer a bare-bones option for more experienced sellers.
MLS Basic: $295
- 6-month MLS listing
- 25 photos
- Unlimited listing changes
- Live agent support
- Lead forwarding
- Unlimited open house advertising
- Standard yard sign
- Sales contracts and disclosures
MLS Plus: $495
Includes MLS Basic plan, plus:
- 9-month MLS listing
- Professional photography
MLS Pro: $795
Includes MLS Plus plan, plus:
- 12-month MLS listing
- Professional yard sign
- Showing appointment scheduling
- Combination lockbox
Prello Realty is available in Chicago and the surrounding areas, including Cook, DuPage, Grundy, Kane, Kankakee, Kendall, Lake, McHenry, and Will counties.
Listing Fee
Overview
Service packages
Availability
Mentor Listing offers three MLS listing plans, which vary only in the number of photos allowed. The company offers several add-ons to customize your plan, including full representation. All packages come with some broker support.
Online reviews are favorable. Clients appreciated the broker’s willingness to answer questions, and they’re highly likely to recommend his services.
There’s no cancellation fee, and you can cancel anytime.
Pros
- The company offers lots of optional add-on services.
- All plans include broker support.
- You can get a market survey report to help you price your home.
Cons
- The Basic and Standard packages have very limited photo allowances.
- The only difference between packages is the number of photos.
Basic: $299
- 6-month MLS listing
- 1 photo
- Unlimited listing changes
- Lead forwarding
- Contracts and disclosures
- Phone and email support
- Unlimited open house postings
- Broker support
- Renew listing for 6 months ($99)
- Premium sign, including stand ($75)
- Electronic lockbox ($100 rental fee + $150 refundable deposit)
- Market survey report ($175)
- 100 custom color flyers ($65)
- Full representation ($499)
Standard: $349
Includes Basic, plus:
- 6 photos
Premium: $399
Includes Standard, plus:
- 25 photos
Mentor Listing is available throughout Indiana and in 10 Illinois counties: Boone, Cook, DeKalb, DuPage, Grundy, Kane, Kendall, Lake, McHenry, and Will.
Listing Fee
Overview
Service packages
Availability
beycome offers three flat fee packages, ranging from a basic MLS listing to mostly full service. The Basic plan is competitively priced and includes lots of helpful features, making it a good choice for experienced FSBO sellers.
The concierge service isn’t worth the money. It offers hands-on support with pricing, negotiating, and closing. But it costs about the same as some leading low-commission brokerages — and you still have to do some of the work yourself.
beycome has a 90-day money-back guarantee. However, you won’t get your money back if you close, are under contract, or receive at least two credible offers within 90 days. You can cancel anytime.
Online reviews are positive. Reviewers report a high-quality, professional experience, quick responses, knowledgeable information, and no hidden fees.
Pros
- Listings appear on the MLS within 36 hours.
- Customer service is available in English and Spanish via phone, chat, and email.
- All plans include a listing until sold and the max photos allowed by the MLS.
Cons
- A comparative market analysis is included only with the Concierge Service.
- Agent support is included only with the Concierge Service.
Basic Package: $99
- List until sold
- Max photos allowed by MLS
- Unlimited listing changes
- Open house scheduler
- Home visit manager tool
- Access to legal forms and disclosures
- Customer service in English and Spanish
Enhanced Package: $399
Includes Basic plan, plus:
- 25 professional HDR photos
- Customizable flyers and brochures
- Personalized yard sign
- Printable promotional items
- Open house package
- Craigslist easy click and share ad
- Virtual tour YouTube video
- Listing featured on beycome.com
Concierge Service: $599 upfront + 1% at closing (min. $999)
Includes Enhanced plan, plus:
- Comparative market analysis
- Home valuation service and pricing assistance
- Full marketing support
- Immersive 3D tour
- Full negotiation and paperwork support
- Dedicated closing coordinator
beycome operates in AL, CA, CT, FL, GA, IL, MN, NC, SC, and TX, although its Enhanced Package isn’t available in CA or MN, and its Concierge Service isn’t available in CA, CT, MN, or TX.
Listing Fee
Overview
Service packages
Availability
Flat Fee Group is a nationwide company that matches you with a local listing broker. In Illinois, the broker is Robert Picciariello of Prello Realty. Flat Fee Group’s offerings are slightly different than what you’d get through Prello Realty directly, so you’ll want to compare both companies.
Clients are impressed with Robert’s professionalism and ability to answer their questions.
Pros
- A local broker handles the transaction.
- All packages allow 25 photos.
- You get phone and email support throughout the selling process.
Cons
- The services are very similar to what you’d get through Prello Realty directly.
MLS Basic: $295
- 6-month MLS listing
- 25 photos
- Lead forwarding
- Contracts, addendums, and disclosures
- Phone and email support
- Printable MLS sheet color flyer
- Basic sign
MLS Plus: $495
Includes MLS Basic, plus:
- 9-month MLS listing
- Professional photography
MLS Pro: $795
Includes MLS Plus, plus:
- 12-month MLS listing
- Professionally installed sign
- Combo key box
- CSS (showing service and feedback)
- Contract review and offer advice
- Negotiate and process offer
- Professional sign
Flat Fee Group is available nationwide.
Listing Fee
Overview
Service packages
Availability
Unreal Estate is a nationwide flat fee MLS service with a wide range of plans and good reviews. Notably, Unreal Estate offers a Starter package with no up-front costs — you just pay 0.5% at closing.
But the company’s two top-tier plans offer the best overall value. You get a higher photo limit, phone support, and lead forwarding.
Unreal Estate’s pricing includes a flat fee plus 0.5% at closing. However, our partners at Clever have an exclusive agreement with Unreal Estate. The company drops the 0.5% charge on most plans when you use code “Clever,” so you get a flat rate of $99–450 no matter how much your home sells for.
Pros
- The company offers three affordable options.
- The Starter package charges nothing upfront.
- You choose the buyer’s agent commission.
Cons
- The Starter package includes a cancellation fee if you cancel during the term of the agreement.
- The company charges a portion of the buyer’s agent commission, which could buyer’s steer agents away from showing your home.
- Phone support is only available at higher price points.
Starter: 0.5% at closing
- 6-month MLS listing
- 5 photos
- Email Q&A with a licensed broker
- Live chat support
Basic: $99 upfront + 0.5% at closing (or just $99 through Clever)
Includes Starter plan, plus:
- 15 photos
- 2 listing changes
- Email support
- Lead caller ID
- No cancellation fee
Deluxe: $139 upfront + 0.5% at closing (or just $250 through Clever)
Includes Basic plan, plus:
- 25 photos
- 4 listing changes
- Phone support
- Optional “for sale” sign
- Call forwarding
Premium: $249 upfront + 0.5% at closing (or just $450 through Clever)
Includes Deluxe plan, plus:
- 45 photos
- Unlimited listing changes
- Sales agreement form(s) review
- 30-minute broker form review
- Buyer qualification information
Unreal Estate is available nationwide, excluding South Dakota.
Listing Fee
Overview
Service packages
Availability
Houzeo is one of the most well-known flat fee MLS brands. It stands out for its online dashboard, which lets you easily manage your listing. With its higher-priced plans, you can also manage showings and compare offers online.
However, Houzeo’s plans don’t provide great overall value. The two top-tier plans cost at least $999. While they do include some virtual broker assistance, you can get the same service for less with other local flat fee companies.
Most Houzeo reviews online are positive. But the most common complaints are about Houzeo being slow to fix problems, like listing errors. A few customers also complained about hidden fees.
Pros
- You can fill out, sign, and submit all your seller’s paperwork on the Houzeo app.
- When you enter your address, Houzeo autofills publicly available data about your property.
- It offers additional services like contract reviews, agent showings, and professional showings for an extra fee.
Cons
- Most plans provide poor value overall.
- You have to pay extra for pricing assistance.
- Its least expensive package charges $25 for each listing change and open house.
Bronze: $329
- 3-month MLS listing
- 6 photos
- Used when selling land or lot
- IntelliList listing management
- Cancel anytime
- Listing changes ($25 each)
- Open houses ($25 each)
- Custom yard sign ($49)
Silver: $399
Includes Bronze plan, plus:
- 6-month MLS listing
- Max photos allowed by MLS
- Unlimited listing changes
- Unlimited open houses
- Custom yard sign ($49, money back if you send a selfie with the yard sign)
- Houzeo mobile app
- Houzeo Showings
Gold: $379 upfront + 0.5% at closing (min. $999)
Includes Silver plan, plus:
- Custom premium yard sign
- Houzeo Offers platform
- Federal and state disclosures
- Rush service (draft in 12 hours)
- Personal concierge
- Call forwarding service
- Virtual basic service with licensed broker
Platinum: $349 upfront + 1% at closing (min. $999)
Includes Gold plan, plus:
- 12-month MLS listing
- Listings on additional MLS
- Virtual full service with licensed broker
Houzeo is available nationwide.
Top alternatives to flat fee MLS listing services in Illinois
Discount real estate brokers | FSBO without the MLS | Flat fee real estate agents
Sell with a discount real estate broker
Top discount brokers provide the same services as traditional real estate agents — but for a 1–2% commission instead of the typical 3%.
With this type of company, a local agent will list your home on the MLS and provide the localized expertise to help you sell for your asking price. And you won’t have to worry about doing all the work of selling your home yourself like you would if you sold FSBO.
Sell FSBO without an MLS listing
It’s possible to sell a home without using an agent or listing on the MLS, especially if you already have a buyer lined up. But if you need to drum up interest in your home, you’ll need to look for creative ways to market it.
Get started by listing your home on free FSBO listing websites like:
- Facebook Marketplace
- Craigslist
- ForSaleByOwner.com
- Zillow
- Trulia
You’ll also need to familiarize yourself with Illinois’ real estate laws and FSBO paperwork requirements.
» LEARN MORE: How to sell without a realtor in Illinois
Sell with a flat fee real estate agent
Flat fee real estate agents work for a flat rate instead of the standard 3% commission most listing agents charge.
Flat fee agents can provide great savings. For example, if you’re selling a $500,000 house, a flat fee agent may charge you a set $5,000 fee instead of 3%, which would be $15,000.
But it’s important to research the brokerage before signing a contract. Many flat fee brokerages claim to provide full service, but they may actually cut corners on service to meet their price point.
To make sure you have the right realtor before committing, try a free service like Clever Real Estate. Clever gives you the opportunity to interview multiple full-service agents until you find the right fit. All of Clever’s agents offer a flat fee of $3,000 on homes less than $200,000 and just 1.5% commission for homes above $200,000.
FAQ about flat fee MLS listings
What is the best flat fee MLS company in Illinois?
In Illinois, we recommend Circle One Realty for its affordable realtor support, Unreal Estate for its discount pricing through Clever, and Mentor Listing for its add-on services. Learn more about other flat fee MLS companies in Illinois.
Do I have to pay a buyer's agent commission in Illinois?
We recommend offering a competitive buyer's agent commission. This will incentivize buyer's agents to show your home to their clients. In Illinois, the average buyer's agent commission is 2.56%.
How do I get access to the MLS in Illinois?
You can get on the MLS in Illinois by either hiring a listing agent or using a flat fee MLS service. You can't post on the MLS yourself, since only licensed real estate agents can access the MLS.
What is a flat fee in real estate?
A flat fee is a one-time fee paid to a real estate agent or MLS service instead of a commission. Most real estate agents charge a commission of 2.5–3% of the home's sale price. Some agents work for flat fees starting at $3,000, but they may limit the level of service they provide.
More ways to save on realtor fees
Top 10 Low Commission Real Estate Agents and Companies: We’ve done a lot of the research for you. Discover the best low commission real estate agents and companies to help you save on your home sale.
Top 2% Real Estate Commission Companies: A 2% real estate commission can save you a lot of money on your home sale compared to a traditional commission. Check out our handpicked list of top 2 percent commission realtors.
How to Sell Your House without a Realtor: In this guide, we cover the steps to selling without a realtor, plus the pros, cons, and costs.
More Illinois home selling guides
How to Sell a House without a Realtor in Illinois: Selling FSBO means saving on realtor commission, but there’s plenty of work you’ll need to do to earn those savings. Learn about required paperwork, state laws, costs, and more.
Average Real Estate Commission in Illinois: Even if you decide to sell without a realtor, it’s still a good idea to offer a buyer’s agent commission. Learn how much this could cost you.
Top “We Buy Houses” Companies in Illinois: “We buy houses” companies offer to buy homes quickly, even if they’re in poor condition. If you need to sell fast, find out if one of these agencies can help.
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