Houzeo Reviews: Are the Savings Worth the Trade-offs?

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  Written by Michael Warford

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  Edited by Josiah Wilmoth

Should I use Houzeo? | Houzeo reviews | Potential red flags | Fees and listing packages | Best alternatives

Houzeo Reviews: Quick Summary

Houzeo has an average customer rating of 4.9/5 across 3,616 reviews on Google and Trustpilot.

These reviews are primarily for Houzeo’s customer service team, which is only responsible for the initial listing setup. Houzeo may be prompting clients to leave a review when they sign up rather than after they sell their home. So these reviews may not tell the whole story.

Reviews about the entire selling process are harder to locate. But the ones we found complain about listing mistakes and fewer showing requests than expected, possibly due to problems with Houzeo’s lead forwarding process.

Houzeo complaints also reference the inconsistent quality of Houzeo’s partner realtors and its restrictive refund policy — which doesn’t allow customers to recoup their costs if they’re disappointed with the service.

Should you use Houzeo?

Houzeo is one of the only nationwide flat fee MLS companies, but it may not be the best option for most sellers. It’s often more expensive than other flat fee MLS companies, and it charges extra for services (like listing changes and additional photos) that you can get for free elsewhere.

Houzeo’s online dashboard is better than most and makes it easy to manage your listing.

However, you have to pay for one of the premium plans to get the most helpful features, like the ability to manage showing requests and offers online. Otherwise, these requests go through your listing broker — and customers warn that Houzeo agents can be hit-or-miss.

As this Reddit user explains:  

It’s been two weeks and we have received only a single call from an agent about our listings. I’m not saying I expect an offer by now by any means but I would expect a request for showings, a question — literally anything at all?

The houses are priced below the Zillow estimates/fair market value. We are offering a 3% buyers commission. 

On the MLS/Zillow, etc., it shows the agent’s name and contact info but it should provide our direct contact info in the private/agent remarks. My concern is non-agents won’t see the private remarks and will have to go through the assigned agent, who I’m seeing has a TON of listings, presumingly from doing these kind of flat feet listing services.

I’m really frustrated by this unknown because it leads me to believe there is either something really wrong with my listings, prices, pictures, etc. or correspondences are not being forwarded by this listing agent. I feel like we are stuck between a rock and a hard place because they won’t let us switch agents and we won’t be able to get a refund to try another service.

If you want to ensure the most exposure for your home, but you don’t want to pay high realtor fees, we recommend talking to some discount real estate brokers. Compare their fees and service packages to what you get with a flat fee MLS service like Houzeo — especially if you’re considering a Houzeo package that costs an extra 0.5–1% at closing.

For just a slightly higher listing fee, you can skip the hassles of FSBO and have a local, full-service agent on your side.

Houzeo reviews: What real customers say

Houzeo generally gets high marks for customer service

Many Houzeo reviews praise the company’s customer service for being polite and attentive. This customer’s experience with Houzeo’s representatives was typical:

In our own experience talking with Houzeo representatives, we also found them to be eager to help and patient with any questions we had. Unlike some other flat fee MLS companies, we never felt pressured by Houzeo’s representatives into purchasing their services.

However, one thing we didn’t like was that in order to chat online with a Houzeo representative, we had to enter our address, phone number, and email. For a simple chat, this seemed like an excessive amount of information.

You could get matched with a bad agent

While Houzeo itself tends to have good customer service, that’s not always the case with its partner agents — who you may end up working with more than Houzeo.

Houzeo doesn’t post to the MLS itself. To get your listing on the MLS, Houzeo passes your listing to a local real estate agent, who then lists your home for you.

Because of this arrangement, if you have any issues with your listing, you will have to talk to your agent instead of Houzeo. That’s where things can go wrong.

Unfortunately, you have no say in which agent you get matched with. So you may be left disappointed if yours fails to meet your expectations, as this customer discovered.

This customer had a similar experience, with their agent being unresponsive despite the customer paying for Houzeo’s most expensive plan:

Houzeo’s refund policy is strict

Houzeo’s refund policy is restrictive and makes it difficult to cancel your listing and get your money back. As this customer discovered, if you notice a problem with Houzeo’s services, trying to get a refund can feel like an uphill battle.

The $50 fee that Houzeo charges for refunds is also high for a flat fee MLS company — especially given that Houzeo’s fee is around $200 for its most basic plan in many markets. Other companies charge much less, if anything at all, to process a refund.

Your listing may not appear in searches

Some reviewers reported problems with their listing appearing in realtors’ searches, which meant buyers didn’t see their home. This customer said it was hard to get this problem solved.

What else to consider before listing with Houzeo

Aside from the common complaints revealed by customers, there are some other aspects of the company’s policies you should be aware of. While not necessarily deal breakers, these are issues that could potentially have a negative impact on the quality and cost of Houzeo’s services for you. They’re also the most common source of Houzeo complaints.

🚩 Watch out for fees for listing changes 🚩

If you choose the Bronze package, watch out for change fees. You have to pay $25 for each change you make to your listing, even if you change essential information like the listing price.

That can be a big problem for FSBO sellers, who will likely need to modify the listing price at some point. Pricing is the number one challenge for FSBO sellers, according to a 2022 survey of home sellers by the National Association of Realtors (NAR).

On top of other changes that you may have to make — such as adding pictures, editing your listing description, or updating some statistics about your home — the extra change fees can quickly add up.

Houzeo’s change fee stands in stark contrast to other flat fee MLS companies, many of whom allow at least some, if not unlimited, changes. And given that Houzeo’s Bronze package isn’t even competitively priced to begin with, the fact that you could pay even more in extra charges makes it less likely to meet your needs.

🚩 Houzeo provides limited support after your listing is posted 🚩

Houzeo is a bit unusual for a flat fee MLS company in that it doesn’t actually post your listing to the MLS itself. Instead, it partners with local real estate agents who then post on the local MLS themselves.

This is done because — unlike many flat fee MLS companies — Houzeo doesn’t have its own real estate license, which is required to access the MLS. So they have to rely on local agents — who do have real estate licenses — instead.

This can create issues for you because if you have any questions or problems with your listing, Houzeo may not be able to provide much support.

Instead, you’ll need to directly contact the agent who posted your listing. And because you don’t get a say in who your agent is, you’ll have no way of knowing whether or not they’re going to offer adequate support.

In fact, a recurring Houzeo complaint from customers is that they were disappointed with the quality of their agents. For example, this customer lost a deal and almost had other offers canceled because they had trouble getting the listing agent’s signature.

Additionally, depending on your area, your agent may not be local. For instance, this customer had only one option for an agent, and they were 600 miles away.

🚩 Houzeo’s refund and cancellation policy isn’t great 🚩

Houzeo’s refund and cancellation policy is more restrictive compared to many other flat fee MLS companies. To qualify for a refund, you will have to meet four conditions:

1. It’s been less than 14 days since your purchase
2. You haven’t signed a listing agreement
3. Your listing has not yet gone live
4. You haven’t been assigned a draft listing (which you can’t get until after you’ve signed a listing agreement)

Most other flat fee MLS companies have much more lenient cancellation policies. For example, some let you cancel your listing so long as it hasn’t gone under contract, while others give you a much longer time frame for canceling — up to 90 days for some, as opposed to Houzeo’s 14 days.

Even if you meet all of Houzeo’s conditions, you’ll also have to pay a $50 non-refundable deposit, which is higher than what most other flat fee MLS companies charge.

Given that Houzeo is already a bit pricier than alternative flat fee MLS companies, its refund and cancellation policy could be a lot better.

If you do decide to go with Houzeo, make sure you understand their policies. Otherwise, you could end up losing out on a lot more money than you anticipated if you need to cancel your Houzeo listing.

🚩 Houzeo may not save you money 🚩

While Houzeo will save you money on a traditional seller’s agent commission, there are other expenses to keep in mind.

First, Houzeo’s prices are generally higher than other flat fee MLS companies — many of which offer more extensive service at a lower rate. If you shop around, chances are you’ll be able to find a cheaper flat fee MLS company near you. That said, prices for most flat fee MLS companies — including Houzeo — vary by state, so it’s possible that Houzeo is cost-effective in your area.

Also, as with every flat fee MLS company, you will still have to pay the buyer’s agent commission, which is 2.5–3%. While you can offer a lower buyer’s agent commission, we strongly advise you not to.

The lower your buyer’s agent commission is, the less the buyer’s agent gets paid if their clients buy your house. So they’re less incentivized to show your house, which ultimately means fewer prospective buyers for you. Since about 90% of buyers use an agent, not offering a competitive buyer’s agent commission is putting your listing at a big disadvantage.

Finally, when selling FSBO, you’re less likely to get the full amount of what your house is worth. On average, FSBO homes sell for 5.5–26% less than what homes with an agent sell for. That more than cancels out the savings you’ll get from avoiding the listing fee of approximately 2.72%.

If you want savings without the risk, we recommend trying a free agent matching service like Clever Real Estate. Clever negotiates low 1.5% listing fees with top realtors from trusted brands like Keller Williams and reputable local brokerages. You get full service from a great local agent, but pay a fraction of the 3% most realtors charge.

👉 Find a top local listing agent, pay half the commission

What is Houzeo?

Houzeo is a nationwide flat fee MLS listing service. The company uses an online dashboard and third-party brokers to help FSBO sellers list and sell their home. Sellers pay a flat fee upfront to list their property on the local MLS, although some plans include additional fees at closing. 

Houzeo’s plans provide varying levels of support and services, such as virtual assistance from a licensed broker, a showings platform, and contract review. However, not all services and plans are available in all areas, and the prices vary by location.

While Houzeo’s services are geared toward sellers, you can use its website or dashboard to look for properties as a buyer.

How Houzeo works

Houzeo has four service packages in most states, with its cheapest plan typically starting at $379. Actual prices may vary widely by state. For instance, the entry-level Bronze package is $379 in many states, but in Colorado it includes an extra 0.5% at closing.

To check the prices for your state:

• Go to Houzeo’s website
• Click the Pricing tab
• Scroll down to the map or click the “Select your state to get exact pricing” text
• Select your state

When you list with Houzeo, you use its IntelliList Listing Management system to provide details about your property for the local MLS and Houzeo.com. The details include property type, number of rooms, and square footage. You also create the listing description and add photos.

Since Houzeo is a third-party service, it doesn’t directly post your listing. Instead, it forwards the information to a local listing broker who posts your home on the MLS. You can review and approve the final listing beforehand. Once on the MLS, your listing is syndicated to real estate websites like Zillow and Trulia.

Houzeo’s user-friendly technology streamlines the listing process, but you create your listing without support from a realtor. Traditionally, a realtor helps gather, create, and upload the information, ensuring your listing captures buyers’ attention. Some flat fee MLS listing services also provide support from a licensed broker to ensure your listing is well crafted.

Houzeo fees and listing packages

Bronze package

👍 What we like:

• Easy to manage your listing online

👎 What we don’t like:

• $25 fee per change
• Three-month listing period
• Few photos for your listing
• No disclosure forms
• Yard sign not included
• Can’t manage showings online
• Can’t manage offers online

The Bronze package is Houzeo’s cheapest option, starting at $379 in most states.

With the Bronze package, you’ll only get a three-month listing — very short compared to alternatives — and just six photos, which is also low.

On top of that, you’ll have to pay $25 every time you make a change to your listing, even if you’re just updating the list price. Since pricing is one of the areas many FSBO sellers struggle to get right the first time, there’s a very high chance you’ll have to change your list price at least once (if not more). Other flat fee MLS services tend to offer at least some free listing changes.

The one good thing about the Bronze package is that its online dashboard makes it easy to view your listing and make changes to it (although you’ll still have to pay for them). But you won’t get all of the features of it, like scheduling viewings and making counter offers.

Silver package

👍 What we like:

• Unlimited changes
• Easy to manage your listing online
• Includes maximum allowed photos
• Ability to manage showings online

👎 What we don’t like:

• Expensive for what you get
• Has an additional fee at closing in many states
• Yard sign not included
• No disclosure forms
• Can’t manage showings online
• Can’t manage offers online
• No call forwarding service

The Silver package is a big step up from the Bronze package. You’ll get unlimited listing changes, the maximum number of photos allowed on the MLS, and a six-month listing — all of which is more in line with what other flat fee MLS companies offer.

If you decide to use Houzeo, the Silver package can be a reasonable option if you’re in a state where the Silver package is priced much lower than the Gold package. And so long as you’re a highly experienced seller and comfortable handling most of the work of selling your house.

However, prices are still on the high side — starting at $399 plus additional closing fees — and you don’t get anything that you probably can’t find for less through an alternative company. Plus, you still won’t be able to unlock the full benefits of Houzeo’s online dashboard, and you won’t get disclosure forms, any virtual broker support, or the call forwarding service.

If you can’t find a cheaper flat fee MLS company in your area — and you’re adamant about using one — then Houzeo’s Silver package may be a worthwhile option. But you’ll need to shop around to make sure you’re actually getting the best value for your money.

Gold package

👍 What we like:

• Call forwarding service
• Access to Houzeo’s mobile app
• Ability to receive and make counter offers online

👎 What we don’t like:

• Expensive
• Has an additional 0.5% fee at closing
• Yard sign not included
• Limited services from the broker, which are virtual and only available on request

The Gold package has some legitimately useful features, including disclosure forms, call forwarding service, and some limited virtual services with a licensed broker to help with forms and contracts.

Plus, with the Gold package, your digital experience with Houzeo also improves. You’ll be able to use the mobile app and receive and make counter offers using your Houzeo listing dashboard.

That said, the Gold package has a high flat fee (starting at $379 but higher in most states) and also requires 0.5% (minimum $999) at closing. That means the minimum cost of the Gold package is $1,374, which is high for what you get.

In many states, Houzeo’s Gold package may be only slightly more expensive than its Silver package — so check the costs carefully before deciding on a plan. For instance, in Virginia, there’s only a $30 difference between the Silver and Gold packages, because both include a 0.5% fee at closing. 

In these situations, the Gold package may be a better option than the Silver plan because you get more services. However, be aware that the broker services are virtual and limited. Additionally, you’ll have to specifically request help from the listing agent and wait for them to reply.

Platinum package

👍 What we like:

• One-year listing with max photos
• Contract review
• Pricing assistance

👎 What we don’t like:

• Very expensive, including an extra charge at closing (usually 1%)
• Some of the additional services aren’t available in all states
• Broker services are virtual and don’t include help with marketing

Platinum is Houzeo’s most expensive package, starting at $349, plus an extra 1% of the sale price at closing.

In addition to everything you get with the Gold package, the Platinum package gets you virtual assistance from a real estate broker, who can help with things like pricing, paperwork, and offer reviews.

However, customer complaints mention inconsistent service quality among Houzeo agents — and you can’t switch agents once you sign the listing agreement.

Given the extra 1% at closing, we don’t think Houzeo’s Premium package is a good deal — especially because many highly rated agents charge just 1–2% through platforms like Clever Real Estate and Ideal Agent.

If you feel like you could use some guidance on your home sale, consider using a low-commission real estate brokerage instead. That way, you can still save on listing fees, but you’ll have the support of a full-service realtor that you can choose yourself.

If you’re committed to selling for sale by owner (FSBO), we suggest checking out other flat fee MLS companies. Some of them offer nearly identical packages as Houzeo, but at a far more reasonable price.

What are some good Houzeo alternatives?

Discount brokers

A discount broker provides more support than a flat fee MLS company. With a discount broker, you’ll get all the services of a traditional realtor, but for a listing fee far below the nationwide average of 2.72%.

Other flat fee MLS services

Houzeo usually isn’t the cheapest flat fee MLS company. If you’re looking for similar alternatives that cost less or offer more extensive service, you may want to research other options.

When shopping for a flat fee MLS service, look into local companies. They may offer better prices and customer service compared to national brands like Houzeo.

Also consider what level of service you need. Flat fee MLS companies can offer a broad range of services, but more support typically means a higher cost. Beware of filler services that drive up the cost but don’t add real value.

You could also consider choosing a local agent who offers a flat fee instead of a company. That way, you can save money on agent commissions while still accessing a local expert. Having a local contact may help you avoid the customer service problems at national flat fee companies.

Kristyn Grewell, a real estate agent with over 15 years of experience in the Oklahoma City market, offers this advice: “If a homeowner is determined to do a flat fee MLS, some agents in the area may offer this service. That can be better than using the flat fee companies because they have a local contact. However they need to understand they will not receive the same level of service the agent offers other clients.”

How does Houzeo compare to top competitors?

Houzeo’s listings are available in four pricing tiers, with its most basic package holding up poorly to the competition. That package is more expensive and lacks the services that other companies offer. Houzeo’s premium tier (the Platinum package) also compares unfavorably, due to the high fees and inconsistent service quality.

Its two mid-tier packages — called Silver and Gold — are more in line with what other flat fee MLS companies offer. However, we suggest shopping around since prices vary by state and you’ll likely find better value elsewhere.

Here’s how Houzeo compares to top competitors.

Beycome

✅ Best for experienced sellers looking for an affordable MLS listing without any surprise charges.

Beycome is one of the cheapest flat fee MLS options available, with its most basic plan costing less than half Houzeo’s cheapest rate. With an unlimited listing term, unlimited free changes, max photos, and good refund policy, it also beats Houzeo in terms of quality.

However, Beycome is only available in a handful of states, and not all of its plans are equally good. We recommend sticking with its cheaper packages as its more expensive options tend to offer less value for money.

Homecoin

✅ Best for DIY sellers who want the cheapest way to get onto the MLS without any extras.

Homecoin is roughly tied with Beycome as the cheapest flat fee MLS company. If you’re a true DIY seller and just want an MLS listing and you’re fine handling everything else yourself, Homecoin is probably the best option.

However, like Beycome, it’s only available in select states. If you need any extras, like a lockbox or yard sign, expect to pay a premium for them, which can quickly drive up your final bill.

Fizber

✅ Best for those who want an affordable MLS listing and live in a state where cheaper options aren’t available.

Fizber doesn’t offer as many add-ons as Beycome or Homecoin, and it’s more expensive. But it is available in every state, so it may be the best available option for you.

While it does offer a free package, we don’t recommend it as it won’t get you on the MLS. Instead, you’ll have to pay closer to $300 for a package that is actually worthwhile. In some states, that’s affordable, while in others you can probably find a better deal (which is possible even with Houzeo).

List With Freedom

✅ Best for experienced FSBO sellers who want an affordable, no-frills flat fee MLS service.

List With Freedom is an affordable listing service available throughout most of the country. It offers three packages, but its premium package (Platinum+) is the only one that will give you the max photo allowance. All three of its packages will get your home on the MLS and top real estate sites, like Zillow, and include unlimited changes to your listing.

List With Freedom is geared toward highly experienced FSBO sellers who can handle most of their home sale. It offers some help with pricing and negotiating, but it charges marked-up prices for these services, making them poor value.

FAQ

Related reading

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The Best Discount Real Estate Brokers for Every Budget: Looking to save money without sacrificing service? A discount real estate broker is probably your best bet. We’ve ranked the ones that’ll keep the most cash in your pocket.

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