Flat Fee MLS Listing Services: Everything You Need to Know

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  Written by Michael Warford

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  Edited by Jessica Johansen

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  Reviewed by Nicole Beauchamp

Best flat fee MLS listing services | Services by state | Pros and cons of flat fee MLS listings | How to improve your listing | Flat fee MLS alternatives | FAQ

A flat fee MLS listing service is a way to get your home listed on the multiple listing service (MLS) without a realtor. An MLS listing drastically increases the odds of finding a buyer when selling FSBO — and you can avoid paying a listing agent commission, which averages 2.5–3% of your final home sale price.

A basic flat fee MLS listing costs around $100–400. For this amount, a broker will post your home to the MLS with details about how to contact you. But you’ll largely act as your own realtor, so expect to put in a lot of time and effort. And keep in mind that you could be disappointed with the savings. Homes sold without a realtor sell for an average of 6% less.

If you’re up for the challenge of selling FSBO, there are plenty of decent flat fee MLS listing services to choose from. These companies offer good value and have consistently high customer ratings.

If you’re on the fence about using a flat fee MLS service, a discount realtor could be a better alternative.

Companies like Clever Real Estate negotiate lower listing fees with top realtors at brokerages like Keller Williams and RE/MAX. You get the full support of a great local agent, but pay a fraction of the 3% listing fee agents typically charge. Learn how Clever can help you save on your next home sale.

Should you use a flat fee MLS listing service?

If you’re selling without a realtor and don’t already have a buyer, you should absolutely consider using a flat fee MLS listing service.

This service is an easy way to get your property listed on the MLS, which greatly increases the number of buyers who’ll see your listing. The MLS is the primary source buyer’s agents use to find properties for their clients. And MLS listings automatically get syndicated to major listing websites, including Zillow, Realtor.com, and Redfin.

Many sellers who forgo a realtor do so to save money on realtor fees. But in general, you should sell without a realtor only if you have experience in real estate. You need to be comfortable pricing a home and negotiating.

If you’re not confident negotiating with an experienced realtor, you risk losing money on your home sale. Homes sold without an agent sell for an average of 6–26% less, more than negating any commission savings.

Only 8% of homes are successfully sold for sale by owner (FSBO) — and in half of those cases, the seller already knows the buyer.

Benefits of using a flat fee MLS listing service

👍 Far more buyers see your listing when it’s on the MLS

The MLS is the main way buyers and their agents find listings. It’s the first source most buyer’s agents go to when looking for properties to show their clients. And MLS listings are syndicated to the biggest real estate websites, including Zillow and Realtor.com, so the listings can reach a large audience. More potential buyers means you’re more likely to sell for a price you’re happy with.

👍 You pay less in commission

The biggest advantage of a flat fee MLS listing company is that you can avoid paying a seller’s agent commission, which is currently 2.72% on average. On a home sale, that can add up to thousands of dollars. In contrast, the cost to list on your local MLS without a realtor is only a few hundred dollars.

Don’t forget that although you can avoid the seller’s agent commission, chances are you’ll still have to pay the buyer’s agent commission, which is currently 2.65% on average. Failing to offer a competitive buyer’s agent commission could make your house extremely difficult to sell.

👍 You can control more aspects of the sale

Flat fee MLS services can be appealing for sellers with a DIY mentality. You control nearly every aspect of the sale, including pricing, marketing, showings, and negotiations.

You also interact directly with buyers and buyer’s agents. This direct communication can make negotiations more pleasant and personal. As Indiana seller Troy Janes notes, “only communicating through forms delivered by realtors makes the process impersonal.”

👍 You can choose the services you need

Many flat fee MLS companies allow you to tailor your package to your experience level. If you’ve already bought and sold a few houses, you may want a package that includes just the MLS listing and a few other items. That way you don’t waste money on services you don’t need.

If you want some more help, many companies offer add-ons like broker assistance and contract reviews. Of course, the more items you add, the more expensive your plan is.

Drawbacks of using a flat fee MLS listing service

👎 Your house may sell for less

Real estate data shows that FSBO homes sell for anywhere from 6% to 26% less than homes sold with an agent. By comparison, the average listing agent charges 2.5–3%, meaning your savings on realtor fees could be canceled out by a lower sale price.

People without access to the MLS often struggle to price their homes correctly. Realtors price homes by using MLS data to do a comparative market analysis (CMA) of similar homes in the area. You can get a CMA for free from a realtor. But if you’re a less-experienced seller, you may have a hard time negotiating contingencies, closing costs, and repairs with the buyer.

If you want to save money without the risk of selling for less, we recommend working with a low commission real estate company, like Clever Real Estate. You’ll still save money on realtor commission, but you’ll have a full-service real estate agent to help you get the best price for your home.

All the savings, none of the risk. Find a great agent with Clever!

👎 You may miss out on leads

Some buyer’s agents avoid working with FSBO sellers because they’re concerned about doing twice the amount of work for the same pay. As realtor Kristyn Grewell says, a FSBO sale means “the buyer’s agent is really going to be running both sides of that transaction to make sure everything’s done properly.” For this reason, FSBO listings can get fewer potential buyers.

Missing out on leads is an especially big problem in areas where similar properties are for sale. Grewell notes that “if there are plenty of options [for a buyer’s agent] to present to a customer and they are similar, it’s possible that [the FSBO] property might not be presented.”

Even if you’re an experienced seller, most buyer’s agents have no way of knowing that. If they have the option, they’ll often choose to show the property with the agent since it presents less risk.

👎 You won’t save on buyer’s agent commission

Even if you don’t sell with a listing agent, you’ll still likely have to pay a buyer’s agent commission, which averages about 2.65%. 

In a recent survey by Clever Real Estate, nearly half of sellers incorrectly believed that buyers pay the real estate commission. But the seller almost always pays the real estate commission for both the seller’s and buyer’s real estate agents.

Sellers offer a buyer’s agent commission to incentivize agents to show their house to buyers.

Since 90% of buyers use an agent, if you don’t offer a competitive buyer’s agent commission, you might struggle to find a buyer and sell for the price you want.

👎 You’ll be on your own

When you use a flat fee MLS company, you essentially act as your own agent, which is a full-time job.

In our Data Center’s 2022 survey, the most challenging aspects of selling a home according to sellers were:

• Preparing a house to sell (30%)
• Pricing a house correctly (20%)
• Attracting buyers (11%)
• Negotiating with buyers (10%)
• Filling out paperwork (8%)

Legal risks are also challenging. For example, if you fail to disclose defects about your property, you could be in legal and financial trouble later on. Having a real estate attorney is usually not enough to protect against these legal problems. They can make sure your paperwork is in order, but it’s not their job to ensure you follow your state’s disclosure requirements.

A flat fee MLS listing service typically doesn’t offer help in these areas unless you pay for a full-service upgrade. However, upgrades like pricing assistance, contract reviews, and negotiation help typically aren’t local — and that local expertise is usually what makes an agent worth paying for.

If you’re worried about having the time or ability to sell FSBO, you’re probably better off with a low commission realtor.

How to choose a flat fee MLS listing service

1. Educate yourself on the FSBO process

You need to learn how to be your own realtor before listing your house FSBO. That includes learning about local, state, and federal real estate laws, especially disclosure requirements. Educating yourself on the FSBO process can help you determine what you can do yourself and what you need from a flat fee MLS service.

This education can also help you convince buyer’s agents to show your house to clients. FSBO seller Troy Janes recommends “learning as much as you can about the process. … Buyer’s agents get a little nervous about working with FSBO sellers, but if you can show them that you know what you are doing, it helps.”

If you want 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. You can start by reading customer reviews on third-party sites like Google and Trustpilot. Pay attention to each service’s coverage areas, photo limits, term lengths, listing change policies, and cancellation policies.

Prices can vary a lot from one company to the next, even when the services are similar. But don’t just choose the option that looks the cheapest. Often, the “cheapest” flat fee MLS companies make money by charging extra for tools you need, like listing edits and lead forwarding.

Always read the contract carefully. While many flat fee MLS companies are reputable and honest, others are notorious for burying hidden fees in their contract.

3. Find a listing package that offers the right level of support

Most flat fee MLS companies offer plans with different levels of support. Many even allow you to customize your package with à-la-carte services.

At a minimum, your flat fee MLS plan should include:

• A 6–12 month listing term
• A decent photo limit (preferably 25 or more)
• Free listing changes
• Lead forwarding

Depending on your experience, you may also want:

• Professional photography
• Pricing assistance
• Marketing materials
• Electronic lockboxes
• An online dashboard to manage showings and offers
• Broker assistance (this add-on usually costs a lot more money)

It may be worth the money to upgrade your plan so your listing looks more professional. 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 is the best flat fee MLS listing service?

The best flat fee MLS provider depends on your experience selling homes, the level of support you want, and where you live.

If you’re interested in going the extreme DIY route, then a service that offers only an MLS listing is probably the most cost-effective option. For example, Homecoin offers a package starting at $95 that doesn’t include much assistance beyond a basic MLS listing.

But if you need even a few extras, like key boxes, disclosure forms, or closing assistance, you’ll want a company that offers a more comprehensive package. For example, Beycome has a premium-tier plan that includes extra features like a comparative market analysis, a dedicated closing coordinator, and negotiation and paperwork support.

Many of the best flat fee MLS companies only operate in certain states or cities. Check out the flat fee MLS companies in your state to find the best listing service near you.

The best flat fee MLS companies, ranked

Find the best flat fee MLS listing service 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 in your area.

What do you get with a flat fee MLS listing service?

Flat fee MLS companies offer a way for you to list on the MLS for a flat fee when you’re selling your house. While some throw in other very basic extras, the actual MLS listing is typically all you get unless you opt for an upgraded package. 

More expensive packages or pricing tiers may include services like: 

• Marketing on social media sites
• Lockbox
• Online appointment scheduling
• DocuSign
• Professional photography 
• Pricing advice for your area
• Negotiation support with buyers
• Help with closing paperwork

These upgraded packages are rarely a good value. If all you’re looking for is an MLS listing, you’ll probably want to steer clear of these upgraded packages. And if you do need additional support beyond a simple MLS listing, you’re better off going with one of the companies that we’ll cover in the next section.

Alternatives to using a flat fee MLS listing service

If you’re worried about selling FSBO but still want to save on realtor fees, a discount real estate broker — like Clever or Redfin — is a better option. With a discount real estate broker, you’ll still get all the advantages of having your own agent, but you won’t have to worry about paying full price.

While discount brokers are usually more expensive than flat fee MLS services on paper, in the long run they could save you more money. Unlike when you list on the MLS without a realtor, your agent will help with marketing, pricing, and negotiations, all of which can result in a higher sale price.

Clever offers better service and great savings

If you’re looking to save money, but you’re worried that a flat fee MLS service presents too many risks, our friends at Clever offer the best alternative.

With Clever, you’ll still get significant savings and your own full-service real estate agent — all for just a 1.5% listing fee. While that’s higher than the typical flat MLS listing fee, most flat fee MLS companies also don’t provide you with your own agent.

Redfin is a recognizable brand with some savings

Redfin offers a standard 1.5% listing fee that can represent significant savings compared to the national average of 2.72%. And the rate can be lowered if you sell and buy with Redfin. However, Redfin utilizes a team-based approach, meaning that instead of having a single agent handle most of your transaction, different members of Redfin’s team will handle different stages of your sale.

» MORE: Read our full Redfin review.

Houwzer provides savings for high-value homes

Houwzer offers a 1% listing fee as opposed to the average 2.72% charged by traditional real estate agents. It caps its commission at $10,000, which makes it a good option if you’re selling a high-value home. This is especially true for homes above $1,000,000 — where Houwzer’s flat-fee would represent less than 1% of the sale price. Like Redfin, Houwzer uses a team-based approach. 

» MORE: Read our full Houwzer review.

Can I get an MLS listing without a realtor?

Technically, only a licensed real estate agent or broker can post on the MLS — meaning you need to go through a realtor to get your listing added to the database.

When you use a flat fee MLS company, you technically have an agent, but they only post your MLS listing. You do the majority of the work to sell your house yourself.

Do you live in a minimum service state?

Fourteen states have minimum service laws for real estate brokers. In these states, all real estate brokers — including flat fee MLS services — must legally provide a minimum level of service to clients. The actual services that must be provided vary by state, but they all go beyond just an MLS listing.

If you live in one of these states, you may have to pay more for a flat fee MLS provider than you would in states without minimum service laws — however, you will typically get more comprehensive services.

Because true flat fee MLS companies are either difficult or impossible to find in a minimum service state, you’re often better off opting for a discount real estate broker instead. You’ll still get a discount on your commission fees, and you’ll get a level of service that usually goes beyond what is mandated by law.

How to improve your flat fee MLS listing

It’s not enough to just get your home onto the MLS — you also have to make it look amazing to potential buyers. If you decide to sell without a realtor, you need a listing that stands out and addresses what buyers are looking for. Here are some tips to optimize your flat fee MLS listing.

1. Write a compelling listing description

Your listing description should be concise — less than about 250 words — to comply with MLS rules and to grab buyers’ attention. Focus on items that are likely to be most important to buyers, including:

• Number of rooms and bathrooms
• Recent renovations, especially for kitchens and bathrooms
• Outdoor spaces
• Garage and parking
• Nearby amenities, such as schools and transit
• Unique features, such as architectural style, views, or waterfront access

Avoid using phrases like “motivated seller” or “fixer upper,” since they invite lowball offers. Specifics are powerful, as are brand names. Don’t just say your kitchen is updated. Talk about the stainless steel Viking appliances and Silestone waterfall countertops.

Try to frame items as benefits instead of features. Benefits are far more attractive than features. For example, a swimming pool is a feature, but having a private backyard oasis for long summer afternoons is a benefit.

2. Offer a buyer’s agent commission

You should offer a buyer’s agent commission that’s competitive with rates in your area, usually around 3%. Many local MLSs require a minimum buyer’s agent commission, while others allow you to offer no commission. But if you offer a low buyer’s agent commission or none at all, it’ll be harder to sell your home. Buyer’s agents are less likely to show homes without a guarantee of fair payment.

As realtor Kristyn Grewell says, “Agents are not going to work for free. In the U.S., buyers in most markets have no expectation of having to pay a commission to an agent. Offering none is not going to get your house shown.”

3. Get professional-quality photos

Buyers are visual. When they look at a home listing, they likely look at the photos first. That means getting good photos should be your highest priority. Great listing photos require proper staging, lighting, and composition. Photos that look unprofessional can turn off potential buyers.

Unless you have experience taking high-quality photos, you should hire a professional photographer, preferably one with real estate experience. Many flat fee MLS services offer photography as part of their standard package or upgrades.

4. Nail your list price

Pricing a home for your market is one of the hardest aspects of selling FSBO — and it’s one of the riskiest to get wrong. Set your listing price too high, and you’ll drive away buyers. Set it too low, and you’ll leave money on the table.

Look at similar properties online to get an idea of how much to list your home for. Consider the following factors when comparing your house to others that have recently sold:

• Location and proximity to amenities
• Square footage
• Number of bedrooms
• Age and condition of the house
• Recent updates and renovations
• Unique features
• Curb appeal

If you want to make sure you price your home right, it’s best to work with a realtor. A realtor will conduct a professional comparative market analysis to see how your home compares to local competition. To pinpoint its fair market value, they’ll also consider how inventory, buyer demand, time on market, and other factors may have shifted since a comparable home has sold.

5. Invest in home-selling tools

Although your MLS listing will increase your home’s visibility to buyers, you should still do everything you can to spread the word and make your home more enticing to buyers.

Invest in high-quality yard signs and flyers, as well as tools for showings. These tools include a lockbox and a scheduling service so buyer’s agents can easily contact you and schedule showings. Most flat fee MLS services offer these products, either as part of a package or as an add-on that costs extra.

The lockbox is especially important. Grewell says that “buyers are accustomed to … having free reign when they go into a house, they feel comfortable and they can go into the cabinet and check things out. Often FSBO properties aren’t set up that way. Often, [the sellers] don’t leave and they … [hover], and buyers are often uncomfortable.”

Investing in an electronic lockbox is a good way to avoid this problem. It allows buyer’s agents to show your house to their clients without you being there. Creating that extra level of comfort for buyers can lead to more interest and hopefully more offers.

6. Respect your obligations to the MLS listing service

Once you choose a flat fee MLS service, you’re often asked to sign an exclusive listing agreement that comes with certain requirements. Pay close attention to these. 

For example, if you accept an offer, you usually must inform the listing company right away — within one day. This same rule applies when you officially close.

FAQ

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