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Best flat fee MLS listing services | Find one near you | Pros and cons | Alternatives | Methodology
Are you selling your home without a realtor? A key factor in your success is getting your property listed on the Multiple Listing Service (MLS). The MLS significantly boosts your chances of finding a buyer, but it often comes with the hefty cost of a listing agent’s commission (2-3% of your home’s final sale price.)
That’s where flat fee MLS listing services come in. These services allow you to list your home on the MLS without hiring a traditional realtor, helping you save thousands in commissions.
Our guide highlights the best flat fee MLS services for 2024, handpicked for their value, reliability, and top customer reviews to ensure you have access to the best options.
But selling FSBO isn’t for everyone, so we’ve also listed some FSBO alternatives — including the best low-commission real estate brokers. These options can help you save on realtor commissions and get top dollar for your home.
🤝 Want expert help and big savings? Instead of going it alone, leverage the knowledge and support of a top-rated local agent from Real Estate Witch. Our partner agents from major brokerages like Keller Williams and RE/MAX can help you sell your home quickly while saving on commission. Skip the hassle—connect with a trusted local expert and save big today!
Best flat fee MLS companies of 2024
Choosing the right flat fee MLS provider hinges on your selling experience, desired support level, and location. Remember that many top flat fee MLS companies operate within specific states or cities. Explore local options to find the ideal listing service for your needs.
Company | Our Rating | Availability | Listing Fee | |
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Best price for our readers
Unreal Estate |
100+ reviews
|
Nationwide, excluding SD
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$0–599 upfront + 0.5% at closing
Use code “Clever” to save
|
Learn More |
HomeZu |
500+ reviews
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Nationwide, excluding ND and WY
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$399 + 1% at closing in most states
|
Learn More |
Congress Realty |
100+ reviews
|
12 states
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$299–499 or $399 upfront + 0.5% at closing
|
Learn More |
Houzeo |
9,000+ reviews
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Nationwide
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$399 – $499 upfront + .50% – 1% at closing
|
Learn More |
Homecoin |
7,000+ reviews
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18 states
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$95
|
Learn More |
beycome |
600+ reviews
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10 states
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$99 to $599 upfront + 1% at closing
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Learn More |
ISoldMyHouse.com |
25 reviews
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Nationwide, excluding ND
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$299–399
|
Learn More |
List With Freedom |
2,000+ reviews
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46 states
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$149, $195, and $295
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Learn More |
Fizber |
100+ reviews
|
Nationwide
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$270–295
|
Learn More |
Flat Fee Group |
Reviews vary by location
|
Nationwide
|
$299–1,289
|
Learn More |
Listing Fee
Our take
Details
Reviews
Unreal Estate distinguishes itself in the flat fee MLS listing service market, focusing on For Sale By Owner (FSBO) offerings. Known for its easy-to-navigate platform and strong ustomer service, it allows sellers significant savings by avoiding traditional realtor fees. The company’s professionalism and streamlined process have garnered positive customer feedback, appreciating both the ease of use and the financial benefits.
Pros
- User-friendly platform
- Significant cost savings
- Positive customer reviews
Cons
- Limited marketing resources
- Less personalized support
- May provide less value than other FFMLS services
Basic Package
- Cost: Free to $299, varying by the level of service chosen.
- Features: This entry-level option includes listings on major real estate platforms like Zillow, Realtor.com, and Trulia, providing basic exposure for FSBO sellers.
Enhanced Packages
- Silver, Gold, and Platinum Tiers: Ranging from $99 to $299, these packages build on the Basic offering by adding more robust features such as:
- Maximum photos allowed by MLS for broader visual representation.
- Priority listing placement and featured property banners on the Unreal Estate website for increased visibility.
- Marketing tools including brochures and flyers to help sellers attract potential buyers.
Concierge Service
- Cost: $599 upfront plus 1% of the sale price at closing, with a minimum fee of $999.
- Features: Offers comprehensive support throughout the selling process, from listing to closing. This includes a Comparative Market Analysis (CMA), pricing assistance, and extensive paperwork support, catering to sellers seeking a more hands-on approach with professional guidance.
Unreal Estate has a weighted average customer rating of 4.3 across more than 200+ reviews.
- Google: 4.6
- BBB: 4.2
- Trustpilot: 4.2
- Yelp: 2.9
Many reviewers highlight the substantial savings on fees when using Unreal Estate’s FFMLS service, even when accounting for a 2-3% buyer’s agent commission. Both BBB and Trustpilot reviews frequently mention the good value Unreal Estate offers, with several sellers using the service multiple times due to the cost benefits.
However, some users were taken aback by Unreal Estate’s 0.5% share of the buyer’s agent commission, feeling this was not made clear upfront.
Listing Fee
Our take
Details
Reviews
HomeZu’s Basic plan offers a straightforward approach with essentials like a six-month listing and ample photo space for a flat fee, ideal for sellers who prefer simplicity. While it’s pricier than some competitors, including lead forwarding and easy cancellation add value. However, the one-plan-fits-all approach in most states and commission sharing might not suit everyone, especially those looking for more options or to keep costs low.
Pros
- High photo limit
- Lead forwarding included
- Free cancellation
Cons
- Pricier basic plan
- Commission sharing
MLS Listing/Basic Plan: $399 upfront + 0.1% at closing
- 6-month MLS listing
- 25 photos
- Free listing changes
- Lead forwarding
- Phone and email support
- Disclosure forms
Note: In a handful of states, HomeZu offers premium packages with a contract review or full broker support. Services and pricing vary by state, but these packages generally costs $700–999. Contact HomeZu directly to see if premium packages are available in your area.
HomeZu reviews are largely positive, with users commending its straightforward, easy-to-use platform and responsive customer support.
Many users highlight significant savings on fees and the advantage of managing their real estate transactions with confidence, thanks to HomeZu’s guidance. While the service demands a degree of self-reliance in handling sales, customers value the platform’s efficiency in facilitating quick sales and offering substantial cost savings.
» JUMP TO: How HomeZu compares to other flat fee MLS companies
Listing Fee
Our take
Details
Reviews
Congress Realty is a licensed brokerage that offers four affordable MLS listing plans and good customer service. It also provides add-ons so you can tailor the services to your needs.
However, lower-priced packages don’t include some features that most MLS listing services provide. For instance, the Basic plan only offers up to four photos and limits the number of changes to the listing.
Pros
- Showing schedule tool on all plans
- Responsive and knowledgeable customer support
Cons
- Basic plan only allows up to four photos
- Basic and Plus plans don’t offer unlimited changes to your listing
- Sales comps only on Full Service plan
Basic: $299
- 6-month MLS listing
- 4 photos
- 5 listing changes
- DocuSign
- ShowingTime
- State forms and disclosures
- Seller’s contact information on MLS listing
Plus: $399
Includes Basic plan, plus:
- Max photos allowed by MLS
- 10 listing changes
- Automated phone lead forwarding
Premium: $499
Includes Plus plan, plus:
- Unlimited listing changes
- Unlimited open house postings
- Listing posted on CongressRealty.com and social media
Full Service: $399 + 0.5% at closing
Includes Premium plan, plus:
- Dedicated support from an experienced agent, including help with negotiations, paperwork, and closing
- Sales comps
Add-ons:
- 2-year MLS extension ($50)
- Virtual tour ($350)
- Yard sign ($150)
- Lockbox ($50+)
Congress Realty has received mostly positive reviews from its customers.
Many highlight substantial savings on commission fees and effective property exposure. Reviewers frequently praised the platform’s ease of use, its comprehensive features, and the responsive, professional support from the team, especially noting Jared Andrew English’s exceptional assistance.
» JUMP TO: How Congress Realty compares to other flat fee MLS companies
Listing Fee
Our take
Details
Reviews
Houzeo, a flat fee MLS service with a high average customer rating, shows promise in its customer service, particularly during the initial listing setup. However, limited reviews on the complete selling process suggest some challenges, including listing inaccuracies and variable service quality from partner realtors.
While Houzeo’s online dashboard and service plans appeal to FSBO sellers, potential users should weigh these mixed experiences, alongside the service’s costs and refund policy, before choosing it for their real estate needs.
Pros
- User-friendly online dashboard
- Positive reviews of its customer service
- Nationwide coverage
Cons
- High fees for some services
- Varied service quality
- Restrictive refund policy
Houzeo Package Details
Bronze Package – $399+
- 6-month listing on the MLS.
- Up to 24 photos.
- IntelliList Listing Management system.
- Management tools for showings and open houses.
- Option to add a Premium Yard Sign.
Silver Package – $399 + 0.5% at closing
- Includes everything in the Bronze plan.
- Allows the maximum number of photos permitted by the MLS.
- Access to the Houzeo Offers Platform for streamlined offer management.
- Federal and State Disclosures provided.
Gold Package – $429 + 0.5% at closing
- Builds upon the Silver package.
- Extends the MLS listing to 12 months.
- Offers Rush Service for faster listing processing.
- Includes Personal Concierge service for dedicated support.
- Features Call Forwarding and Full Virtual Service with a Broker for enhanced communication.
Platinum Package – $499 + 1% at closing
- Expands on the Gold package features.
- Introduces Coming Soon marketing to generate interest before the official listing.
- Lists your property on additional MLSs for wider exposure.
- Provides Comprehensive Broker Support for all aspects of the sale.
Houzeo has an average customer rating of 4.9 across more than 10,000 reviews.
- TrustPilot: 4.9 (2,400+ reviews)
- Houzeo.com: 4.9 (8,000+ reviews)
» JUMP TO: In-depth Houzeo review analysis
Listing Fee
Our take
Details
Reviews
Homecoin offers a streamlined, flat fee MLS service that stands out for its affordability and simplicity, appealing to sellers who prefer to manage their sale process directly. With a fee of $95, Homecoin makes it possible to list properties on the MLS without the hefty commissions associated with traditional brokerages. The service is praised for its straightforward approach and effectiveness in providing significant commission savings.
However, Homecoin may not provide the full spectrum of services and support some sellers seek. For those needing more comprehensive assistance, including professional photography or hands-on agent guidance, exploring alternatives is recommended.
Pros
- Cost effective service
- Allows sellers to manage their own listing process
- Straightforward, easy-to-use platform
Cons
- Limited support
- Extra services may incur additional charges
- Lacks some of full-service offerings
Homecoin is designed to streamline the home selling process by offering a straightforward, flat fee MLS listing service. For a single fee of $95, Homecoin lists your property on the Multiple Listing Service (MLS), which is the primary platform real estate agents use to find homes for their clients. This service includes:
- 12-Month MLS Listing. Your property stays listed on the MLS for up to 12 months, offering ample exposure to potential buyers.
- Unlimited Photos. Depending on the MLS, Homecoin allows you to upload as many photos as the listing service can, showcasing your property’s best features.
- Free Cancellation. If you withdraw your listing, Homecoin offers a hassle-free cancellation policy.
- State and Federal Disclosures. Ensures compliance with real estate regulations by providing necessary legal forms and disclosures.
- Listing Changes. Offers the flexibility to update your listing, including price adjustments and open house schedules, at no extra cost.
Homecoin has an average customer rating of 4.6 across more than 7,000 reviews.
- Google: 4.6 (70+ reviews)
- Houzeo: 4.6 (7,000+ reviews)
Our review of customer feedback shows that people like how easy and cost-effective Homecoin is. However, a few mentioned they had problems with customer service.
Listing Fee
Our take
Details
Reviews
Beycome stands out for homeowners who want to sell their homes independently, offering valuable exposure and tools at competitive rates. It has a 4.5-star rating from its customers, and provides a 90-day money-back guarantee, making it a strong contender for those seeking to bypass traditional agent fees.
Particularly suited for experienced sellers across its served states, Beycome’s flat-fee MLS packages provide essential visibility and services. However, it might fall short for first-timers or those desiring more hands-on support. When considering Beycome, exploring other services to ensure the best fit for your selling needs and preferences is wise.
Pros
- Competitive pricing
- Good market exposure
- Money-back guarantee
Cons
- Limited support
- Some users have reported challenges with customer service
- Services are limited to certain states
- Starter Package ($99): Includes maximum MLS photos, unlimited listing changes, and free legal forms/disclosures.
- Plus Package ($299): Adds marketing tools like priority website placement and professional brochures/flyers.
- Premium Package ($599 + 1% at closing, minimum $999): Offers full sale support, including CMA, pricing help, and paperwork assistance.
- 90-Day Money-Back Guarantee: Available unless the property sells, is under contract, or receives two credible offers within 90 days, adding a layer of security for sellers.
- Alternative Options: Comparable services, such as Clever, might provide similar benefits at a lower listing fee of 1.5%.
Beycome has an average customer rating of 4.47 across more than 600 reviews.
- Google: 4.5 (600+ reviews)
- TrustPilot: 3.5 (21 reviews)
- Zillow: 4.6 (22 reviews)
Several reviewers have highlighted a potential issue with Beycome regarding the risk of properties being listed on the incorrect MLS.
» JUMP TO: In-depth Beycome review analysis
Listing Fee
Our take
Details
Reviews
ISoldMyHouse.com presents a straightforward platform for FSBO sellers, offering essential services for those new to selling homes independently. While not the most economical flat fee MLS service available, it provides two main packages—Get Listed and Get Sold—catering to different seller needs with a focus on simplicity over comprehensive support.
The platform operates in 49 states, offering visibility on major real estate websites. Yet, its limited add-on options and lack of support for tasks like market analysis and contract negotiations may prompt some sellers to seek more inclusive or affordable alternatives.
For those requiring additional assistance, exploring options with low commission real estate agents could yield better support and savings.
Pros
- Lots of free learning materials for new FSBO sellers
- Available nationwide
Cons
- Overpriced
- Few add-ons
- Limited support
Get LISTED!: $299
- 6-month MLS listing
- 6 photos
- Schedule open houses
- Online customer support
- Lead forwarding
- Custom, printed sign ($75)
- Realtors combo lockbox ($50)
- One-month featured listing ($25)
Get SOLD!: $399
Includes Get LISTED! plan, plus:
- 12-month MLS listing (in some states)
- 25 photos
ISoldMyHouse.com earns high praise for its user-friendly platform and significant savings on traditional realtor fees.
- Better Business Bureau: 4.53 (19 reviews)
- Facebook: 5.0 (2 reviews)
- Angie’s List: 2.3 (3 reviews)
Customers appreciate the simplicity of listing their homes, including uploading photos and details, with the flexibility to make updates and manage open houses easily. The responsive and helpful customer service is also frequently commended, providing timely assistance when needed.
Negative experiences with ISoldMyHouse.com center around issues with listing setup, lack of MLS listing despite payment, and customer service challenges.
» JUMP TO: ISoldMyHouse.com reviews
Listing Fee
Our take
Details
Reviews
List With Freedom stands out in the crowded marketplace of flat fee MLS services by offering homeowners a powerful tool for saving on traditional commission costs while maintaining control over the selling process. With its user-friendly platform and supportive staff, it simplifies the listing process, making it accessible even to first-time sellers. Although it garners praise for affordability and efficiency, potential users should be aware of occasional listing errors and unexpected fees reported by some customers.
Pros
- Big commission savings
- User-friendly platform
- Helpful customer service
Cons
- Some users report listing errors
- Unexpected fees
- Listings have appeared on the wrong MLS
Gold Package: $149
- 6-month MLS listing for broad exposure.
- Allows up to 6 photos to showcase your property.
- Offers unlimited listing changes for flexibility.
- Provides downloadable forms and disclosures for legal compliance.
- Option to host open houses, priced at $25 each.
- Ability to post your virtual tour for an additional $40.
- Access to an online showing service for $59, facilitating property viewings.
Platinum Package: $195
- Includes all the features of the Gold package.
- Expanded photo allowance, featuring up to 25 photos for a more comprehensive property showcase.
Platinum+ Package: $295
- Builds upon the Platinum package with additional benefits.
- Extends the MLS listing period to 12 months for longer exposure.
- Allows for the maximum number of photos permitted by the MLS, providing the fullest visual representation of your property.
- Offers unlimited open houses without additional costs, enhancing opportunities for property exposure.
- Includes the posting of your virtual tour, adding a dynamic element to your listing.
- Provides access to the online showing service, streamlining the scheduling of property viewings.
List With Freedom has a 4.27 rating out of 5 across more than 2,200 customer reviews.
- Google: 4.6 (400+ reviews)
- TrustPilot: 4.2 (1,800+ reviews)
Our review of List With Freedom’s customer feedback reveals a mixed picture. Customers often report significant commission savings and appreciate the user-friendly platform and responsive staff. However, there are also reports of listing errors, unexpected fees at closing, and issues with being placed on the wrong MLS.
» JUMP TO: In-depth List With Freedom review analysis
Listing Fee
Our take
Details
Reviews
Fizber shines as a cost-effective, straightforward platform for FSBO sellers aiming for MLS listings with various service levels. While the low upfront costs are appealing, mixed reviews about customer service and aggressive sales tactics are worth considering. Before deciding, compare Fizber with other services to find the best match for your selling needs and preferences.
Pros
- Cost-effective
- User-friendly
- Listings get good visibility
Cons
- Mixed service reviews
- Aggressive sales
- Limited support
Fizber’s service offerings focus on providing FSBO sellers with a platform to list their properties on the MLS through various packages, each designed to enhance visibility and streamline the selling process.
Digital Boost ($95). Offers basic MLS listing services, open house promotion, and listing on Redfin, suitable for those seeking essential exposure.
MLS Boost ($270). As their most popular choice, this package includes everything from the Digital Boost plus enhanced MLS listing features, syndication to major real estate websites like Zillow and Trulia, up to 6 MLS photos, and a 6-month listing duration.
Premium MLS Boost ($295). Builds on the MLS Boost with priority listing placement on Fizber’s website, a featured property banner, and the option for a virtual tour on the MLS. This package aims for maximum visibility with unlimited photos and extends your listing for up to 12 months.
Fizber charges an additional 0.5% at closing in CO, ND, SD, and WY.
Fizber has a 3.21 average rating across 100+ customer reviews.
- Google: 2.0 (7 reviews)
- TrustPilot: 3.5 (100 reviews)
- Better Business Bureau: 1.36 (11 reviews)
Customers report mixed experiences with Fizber, praising its cost savings and listing visibility but critiquing its customer service and aggressive sales tactics.
While many find value in avoiding traditional realtor fees and enhancing their listing’s exposure, concerns about support and upselling highlight the need for careful consideration before using the service.
» JUMP TO: Fizber customer reviews
Listing Fee
Our take
Details
Reviews
Flat Fee Group is great for sellers who want to pick their broker. But, with prices and services varying by state and brokers that might not be nearby, it might not suit everyone. It’s a decent choice if you value transparency, but consider other options if local expertise and consistent fees are important to you.
Pros
- Transparent brokerage
- Widely available
- Competitive pricing
Cons
- Limited local expertise
- Service is inconsistent between states
Flat Fee Group offers a range of packages tailored to the needs of FSBO sellers. These packages vary by state and broker, but here’s a general overview of what you might find:
Its basic, entry-level option lists your home on the MLS. It typically includes the listing with photos and basic MLS exposure. Ideal for sellers confident in handling the sales process themselves.
An upgraded package might add more photos, featured listing status, and additional marketing tools like yard signs and lockboxes. Suited for sellers seeking extra visibility.
Pros
- You work directly with a state broker.
- You get good customer service.
- All plans allow the maximum number of photos.
Cons
- MLS Only plan costs more than some competitors.
- Extra charges at closing can be high.
Flat Fee Group itself doesn’t have aggregated online reviews due to its structure as a collective of independent brokers. To gauge service quality, you’ll need to search for reviews of the specific broker assigned to your state.
Typically, broker profiles on Flat Fee Group include a Zillow star rating or Better Business Bureau badge, but direct links to reviews may not work. Instead, copy the broker’s name into a search engine to find their individual reviews.
Our research into several state-specific brokers revealed generally positive feedback, with most earning between four and five stars on platforms like Zillow or Google Reviews. However, availability and quantity of reviews can vary, with brokers in areas like Utah and North Dakota having fewer reviews.
JUMP TO: Flat Fee Group reviews
Find the best flat fee services near you
The best flat fee MLS services aren’t always the big national brands. Local companies sometimes offer better rates and service. They have a stronger grasp of the local market and can often provide more personalized support.
Our team analyzed hundreds of national and local services to find the best companies in each state. Click on your state below to see which flat fee MLS services are available.
💼 Minimum Service Laws: State-Specific Considerations
Fourteen states have minimum service laws in place for real estate brokers. In these states, flat fee MLS services and brokers are legally required to offer their clients a minimum level of service. The specific services mandated vary by state but typically extend beyond providing an MLS listing.
If you reside in one of these states, you may find that flat fee MLS providers charge more than states without such regulations. However, you’ll often receive more comprehensive services in return.
In cases where true flat fee MLS companies are scarce or non-existent in minimum service states, considering a discount real estate broker is often a more practical choice. You’ll still benefit from reduced commission fees and a service level that often surpasses legal requirements.
Should you use a flat fee MLS listing service?
Pros
- Increased listing visibility.
- Savings on commission.
- Greater control of your home sale.
- Customizable plans.
Cons
- Potentially lower sale price.
- You may not reach all potential buyers.
- You’ll likely still pay a buyer’s agent fee.
- Challenges of selling FSBO.
Opting for a flat fee MLS listing can be crucial when selling your home without a realtor, particularly if you don’t have a buyer lined up. This service lists your property on the MLS, significantly increasing its visibility to buyers and their agents. MLS listings are also automatically shared on major websites like Zillow and Realtor.com.
🏡 Do you really want to sell FSBO?
Thinking of selling your home without an agent to save on realtor fees? Hold that thought! It’s not just about avoiding costs. Selling a home requires savvy in pricing and negotiation. Without these skills, you might sell for less, wiping out those commission savings.
Consider the following:
- FSBO homes sold at a median of $310,000 last year, significantly lower than the median of agent-assisted homes at $405,000.1
- Plus, only about 9% of FSBO homes sell successfully, and in 57% of the cases, it’s because the seller knows the buyer.
The bottom line: Make sure you’re fully prepared before taking the FSBO plunge, and consider your alternatives first.
Pros
✅ Far more buyers see your listing when it’s on the MLS
A staggering 86% of sellers use the MLS, making it the top choice for home listings.2 Far ahead of traditional yard signs, the local MLS is the go-to resource for buyers and their agents. It’s where most buyer’s agents start their search, and listings here also appear on major real estate websites like Zillow and Realtor.com.
Homes listed on the MLS also tend to sell for about 18% more than those sold off-MLS, highlighting its significant impact on sale prices. 3
The extensive reach of the MLS means more potential buyers see your home, increasing your chances of selling at a desirable price. Surprisingly, recent NAR data says that only 3% of FSBO sellers utilize the MLS. Don’t miss out on this crucial platform to maximize your home’s visibility and appeal.
✅ You can save big on commission
The standout benefit of a flat fee MLS listing is huge potential savings on real estate agent commission.
On average, a seller’s agent commission is around 2.74%, which can mean thousands in costs on a home sale. In contrast, listing on the MLS without a realtor typically costs just a few hundred dollars.
✅ You control your home sale
Perfect for the DIY-minded seller, this arrangement allows you to steer every part of the sale: setting the right price, crafting your marketing strategy, managing showings, and leading negotiations.
Plus, direct interactions with buyers and their agents add a personal touch to the process, making negotiations smoother and more friendly.
Indiana seller Troy Janes notes that “only communicating through forms delivered by realtors makes the process impersonal.”
✅ You can choose the services you need
Flat fee MLS services offer the flexibility to pick and choose exactly what you need.
Experienced in buying and selling homes? Opt for a basic package with essentials like the MLS listing, saving money on unnecessary extras. Need a bit more support? Many companies offer add-ons like broker assistance and contract reviews to guide you through the process.
Just remember that the more services you add, the higher the cost of your plan.
Cons
❌ Risk of a lower sale price
Selling FSBO can have big financial drawbacks. Recent data from NAR indicates that FSBO homes often sell for a median of $95,000 less than agent-assisted sales.
Considering that the average listing agent’s commission ranges from 2.5% to 3%, the savings on realtor fees might not compensate for the potential lower sale price.
One key challenge for FSBO sellers is correctly pricing the home. Realtors typically use MLS data for a comparative market analysis (CMA) to set competitive prices. Although you can get a CMA for free from a realtor, less-experienced sellers might struggle with negotiating contingencies, closing costs, and repairs.
To balance saving money and minimizing the risk of a lower sale price, consider finding a realtor through Real Estate Witch. You’ll still enjoy reduced commission fees, with the added benefit of a full-service real estate agent to help you secure the best sale price for your home.
❌ Potential shortage of buyer leads
A downside of FSBO sales is the risk of missing out on leads. Some buyer’s agents hesitate to work with FSBO sellers, fearing double the workload for the same compensation.
Realtor Kristyn Grewell highlights that in FSBO transactions, the buyer’s agent often takes on both sides of the deal to ensure everything proceeds smoothly. Consequently, FSBO listings may attract fewer potential buyers.
This issue is particularly significant in areas with numerous similar properties for sale. Grewell points out that when multiple options are available to a buyer’s agent and are similar, they might overlook the FSBO property.
Even if you’re an experienced seller, buyer’s agents may not know your expertise. Given the choice, they often prefer showing properties listed with agents, perceiving it as a lower-risk option.
❌ You may still pay buyer’s agent commission
The buyer’s agent fee varies by region but averages 2.58% nationwide.
Historically, the seller has covered this fee in full. However, following the recent NAR settlement, buyer’s agent commissions must now be negotiated separately between the buyer and their agent before viewing homes and are no longer automatically covered by the seller.4
However, offering to pay part or all of the buyer’s agent commission is still a common practice. Since most buyers work with an agent, not doing so could affect your ability to sell your home quickly and at the price you want.
❌ You’ll be on your own
Using a flat fee MLS company essentially turns you into your own agent, and it’s a demanding role.
In Clever’s 2024 survey, sellers identified the most challenging aspects of the selling process:
- Preparing the home for showings (cleaning, painting, staging, etc.) (32%)
- Evaluating offers (comparing terms, contingencies, buyer financing, etc.) (31%)
- Pricing their home (30%)
Handling legal risks is another big concern. Failure to disclose property defects can result in future legal and financial troubles, even with a real estate attorney. While they can ensure your paperwork is in order, ensuring compliance with your state’s disclosure requirements falls on your shoulders.
Flat fee MLS listing services rarely offer assistance in these areas unless you choose a full-service upgrade. However, these upgrades, including pricing assistance, contract reviews, and negotiation support, often lack local expertise—something real estate agents excel at providing.
How to choose a flat fee MLS listing service
1. Understand the FSBO process
Before listing your house FSBO, you need to learn how to be your own realtor. This includes knowledge of local, state, and federal real estate regulations, particularly regarding disclosures and legal requirements.
Understanding the FSBO process aids in identifying what you can handle independently and what services you need from a flat fee MLS provider. This knowledge is also instrumental in reassuring buyer’s agents about your proficiency in managing the sale process.
🚨 Avoid legal pitfalls
According to a recent survey by Clever, more than one-third (36%) of FSBO sellers say they made legal mistakes because they didn’t have an agent. If you need some extra help, you can hire a transaction coordinator or real estate attorney. They can assist with paperwork, escrow, title, and closing requirements.
2. Compare multiple companies
Shop around before you decide on a flat fee MLS company. Begin by exploring customer feedback on independent review platforms like Google and Trustpilot. These reviews can offer valuable insights into a company’s reliability and quality of service.
Key factors to consider include:
- The extent of their service coverage.
- Limits on the number of photos you can upload.
- The duration of the listing.
- Policies regarding changes to your listing.
- The terms for canceling the service.
Be mindful of pricing variations, too. While opting for the most affordable option is tempting, the lowest-priced services often recoup costs through additional charges for essential features like edits to your listing and forwarding leads.
Most importantly, always read the contract thoroughly. While many flat fee MLS companies operate with integrity, some may conceal extra charges in their contracts. A careful contract review can help you avoid unexpected costs and fees.
3. Find the right listing package
When selecting a flat fee MLS listing service, choosing a package that aligns with your experience level and specific needs is best. Most flat fee MLS companies offer plans with different levels of support, and many even allow you to customize your package with à-la-carte services.
At the very least, your package should provide:
- A listing term of 6 to 12 months
- A substantial photo limit, ideally 25 or more
- Complimentary changes to your listing
- Lead forwarding services
Those seeking additional assistance might consider options such as:
- Professional photography services
- Expert pricing advice
- Marketing materials to enhance your listing
- Electronic lockboxes for secure and convenient access
- An online dashboard for streamlined management of showings and offers
- Broker assistance, though this often comes at a higher cost
Upgrading your plan so your listing looks more professional may be worth the money. As real estate agent Brian Wittman points out: “Most homes are sold by starting on the internet, so you want to show it in its best light — making sure the house is cleaned up and staged, that you have quality photography, 3D floor plans, and so on.”
What do you get with a flat fee MLS listing service?
When selling your house, flat fee MLS companies offer a straightforward solution: they list your property on the MLS for a fixed fee. Generally, this fee covers the basic listing, and other services are included only if you choose an upgraded package.
Upgraded packages might offer extra features such as social media marketing, lockbox access, online appointment scheduling tools, electronic document signing (DocuSign), and professional photos.
However, evaluating whether these premium packages are cost-effective for your needs is a good idea. A basic package is likely sufficient if your primary requirement is simply an MLS listing.
On the other hand, if you need more comprehensive support, it might be more beneficial to explore other companies that offer a wider range of services or seek the help of a licensed agent through a discount brokerage.
How to improve your MLS listing
Getting your home onto the MLS is just the beginning. It’s equally essential to present it in an appealing way to potential buyers.
When opting to sell without a realtor, your listing shouldn’t only capture attention and effectively address prospective buyers’ preferences. To help you achieve this, consider these valuable tips for optimizing your flat fee MLS listing.
Flat fee listing alternatives
Concerned about selling your home as a FSBO but want to reduce realtor fees? Consider partnering with a discount real estate broker like Clever or Redfin.
With these services, you get the support of a dedicated agent without paying full commission. While discount brokers may seem more expensive than flat fee MLS services upfront, they often save you more in the long run by providing professional help with marketing, pricing, and negotiations.
The bottom line: Partnering with a discount broker can help you sell faster and for a higher price. Explore our top picks for the best discount brokers and see how much you can save.
Methodology
At Real Estate Witch, we take the process of choosing the best flat fee MLS listing services seriously. When selling your home, we understand that your chosen platform can significantly impact your success. That’s why our selection process is comprehensive, data-driven, and focused on ensuring you have the best options available.
Here’s how we evaluated and handpicked the top flat fee MLS listing services for 2024.
Pricing analysis. We conducted an in-depth examination of the pricing structure for each service, including both free and paid options. We aim to pinpoint platforms that offer exceptional value for the fees they charge, guaranteeing that sellers receive premium services without overpaying for them.
Customer service. We scrutinized the level of service and support provided by each platform. This encompassed evaluating the availability of each customer service team, the platform’s user-friendliness, and the provision of additional services like professional photography, legal document templates, and marketing tools.
Ease of use. We considered the ease of listing a property, managing listings, and the overall user interface of each website. We prioritize platforms that offer a seamless and user-friendly experience to sellers.
Website visibility. We delved into the traffic and reach of each flat fee MLS listing service. Higher visibility translates to more potential buyers, increasing the likelihood of a successful sale.
Customer reviews and feedback. Real user experiences and reviews played a pivotal role in our evaluation process. We considered feedback from actual users to gauge the effectiveness and reliability of each platform.
Related reading
What Companies Offer the Lowest Real Estate Commission Fees? If you want to save money on your home sale, you have more options than just flat fee MLS services. Check out which brands offer the lowest commission fees.
Best for Sale by Owner Websites: Want to sell your home for sale by owner? Find out which websites offer the best prices and services if you want to sell without a realtor.
Should You Avoid Listing FSBO on Zillow? Read This First: Is it worth it to list FSBO on Zillow? Find out the true cost of Zillow for sale by owner fees, tips to improve your listing, and more.
Sources
- National Association of Realtors. “2023 Profile of Home Buyers and Sellers.” ↩︎
- National Association of Realtors. “Quick Real Estate Statistics.” ↩︎
- Bright MLS. “On MLS Study.” ↩︎
- National Association of Realtors. “What the NAR Settlement Means for Home Buyers and Sellers.” ↩︎
tom says
Boothbay, Maine area please. Thanks.
Bjorn Benson says
Hi, Great advice. Any suggestions for Tacoma, WA? Thanks.
Jessica says
Do you have a recommendation for South Carolina? Thanks!
Don Woods says
Hi Ryan
Loved the article. I live in St.George,Utah and the market is pretty hot for sellers. Who do you recommend for the Southern Utah area.
Mary Haines says
I live in Overland Park, Kansas and apparently Kansas laws require realtors to provide more services in order to provide a flat fee listing which drives up the price. Can you recommend one for my area?
Diane Smith says
Hi Ryan,
Thank you so much for your insightful post. We have a house in western Riverside County, California and are battling the Zestimate issues, also. This is because the tract is fairly new (2012-2013) and very few houses have sold in the past 3 years, particularly no NexGen homes, as we have. My mother was a real estate broker with her own office in California, and my father joined her after his retirement, so I am very familiar with the real estate world – just disappointed with the service we have received in our last couple of transactions. Therefore, FSBO this time. Would you please send information on good Flat Fee MLS services for the Eastvale/Corona, California area? Thanks so very much. You are a godsend!
Crystal Baker says
Hi, could you please send me your recommendation for a flat fee service in Florida? We are selling our home in Marion County. Thank you!
Whitney says
Ryan,
Thanks for such an informative article on options for FSBO options. I’ve listed my home on Zillow and Trulia in Knoxville, TN. I’m thinking of branching out to include an MLS listing. Would you mind sharing your findings for companies in this area?
Thanks!
Whitney