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 (2.5–3% 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 companies, handpicked for their value, reliability, and top customer reviews. We've also included state-specific recommendations to help you find the best flat fee MLS listing service near you.
But selling FSBO isn’t for everyone, so check out some FSBO alternatives — including low-commission agents. These options can help you save on realtor commissions and get top dollar for your home.
🤝 Want to save big on realtor fees and get expert help? Instead of going it alone, leverage the knowledge and support of a top-rated local agent. You can find agents from major brokerages like Keller Williams and RE/MAX who offer a 1.5% listing fee instead of the traditional 3%. Connect with a trusted local agent, and pay half the typical commission.
Best flat fee MLS companies
Choosing the right flat fee MLS provider hinges on your selling experience, desired support level, and location. Many top flat fee MLS companies operate within specific states or cities, so explore local options to find the right service.
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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
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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
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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
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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, knowledgeable customer support
Cons
- Basic plan limits photos to four
- Basic and Plus plans restrict listing changes
- Sales comps only on Full Service plan
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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
- Customer service issues
- Services limited to certain states
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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
- Free FSBO seller resources
- Available nationwide
Cons
- Overpriced
- Few add-ons
- Limited support
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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 offer less value than competitors
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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
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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
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.
💼 Find out if your state has minimum service laws
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 in 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.
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.
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.
🏡 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 $380,000 last year, significantly lower than the median of agent-assisted homes at $435,000.[1]
- Only 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.
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."
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.
1. Write an engaging listing description
Your listing description should be concise, typically within 250 words to adhere to MLS regulations and capture the attention of potential buyers. Focus on highlighting aspects that are likely to be of utmost importance to buyers, including:
- Number of rooms and bathrooms
- Recent renovations, particularly in kitchens and bathrooms
- Outdoor spaces
- Garage and parking facilities
- Nearby amenities like schools and public transportation
- Unique attributes such as architectural style, scenic views, or waterfront access
Avoid phrases like "motivated seller" or "fixer-upper" as they may invite lowball offers. Instead, emphasize specifics, including brand names. Rather than simply stating that your kitchen is updated, showcase features like stainless steel Viking appliances and Silestone waterfall countertops.
Try to convey these items as benefits rather than mere features, as benefits tend to be more appealing. For instance, while a swimming pool is a feature, highlighting the presence of a private backyard oasis for leisurely summer afternoons is a compelling benefit.
2. Get professional-quality photos
When potential buyers scroll through home listings, they're drawn to the photos. Photos play a crucial role in making a positive first impression. In fact, 83% of buyers think photos are the most useful feature on real estate websites.[2]
Here's an interesting fact: A survey by the National Association of Realtors (NAR) found that nearly nine out of ten buyers under the age of 57 considered photos as the most useful feature on real estate websites.
To ensure your listing stands out, focus on getting top-notch photos. This means arranging the rooms nicely, using good lighting, and framing the shots well. Unprofessional-looking photos can turn buyers away.
Unless you're skilled at taking excellent photos, hiring a professional photographer, especially one with experience in real estate photography, is smart. Many flat fee MLS services include photography as part of their standard package or offer it as an optional upgrade.
3. Price your home right
Pricing your home correctly for your local market is one of the most challenging aspects of selling FSBO. It's also one of the riskiest to get wrong. Potential buyers may be deterred if you set your listing price too high. On the other hand, if you price it too low, you could potentially lose out on money.
Sellers highly value real estate agents who can help them price their homes competitively. In fact, according to the NAR survey, about a quarter of all home sellers across different age groups prioritize this aspect when seeking the assistance of agents.
To determine the right listing price, it's essential to research similar properties that have recently sold in your area.
To ensure you price your home right, it’s best to work with a realtor. A realtor will conduct a professional CMA report 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.
4. Invest in home selling tools
Maximize your home's exposure to potential buyers beyond just the MLS listing. Investing in high-quality yard signs and well-designed flyers can significantly increase its visibility, too.
Additionally, consider utilizing practical tools for organizing showings, such as a lockbox and a professional scheduling service. These tools streamline the process for buyer’s agents and make it more convenient for them to showcase your home.
A key aspect to focus on is the lockbox. According to Grewell, buyers often prefer exploring a property without the seller present. This freedom allows them to inspect the home thoroughly and imagine it as their own. Property sold by owners can sometimes lack this aspect, as sellers might remain on-site during showings, making buyers uneasy.
An electronic lockbox is an excellent solution to this. It permits buyer’s agents to access your home and conduct showings in your absence, enhancing the buyer's comfort and potentially leading to greater interest and more offers.
Pros and cons of using 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 may still cover the buyer's agent commission
- Challenges of selling FSBO
Opting for a flat fee MLS listing service can be crucial when selling your home without a realtor, particularly if you don't have a buyer lined up.
✅ Far more buyers see your listing when it’s on the MLS
The MLS is the top listing platform, with 88% of sellers using it.[2] MLS listings are automatically shared on major websites like Zillow and Realtor.com.
The extensive reach of the MLS means more potential buyers see your home, increasing your chances of selling at a desirable price. Homes listed on the MLS tend to sell for about 18% more than those sold without the MLS.[3]
✅ You can save big on commission
The standout benefit of a flat fee MLS listing is huge potential savings on real estate agent commission.
A seller’s agent commission averages 2.74% of the home's sale price, which can be thousands of dollars. In contrast, listing on the MLS without a realtor typically costs just a few hundred dollars.
✅ You control your home sale
Flat fee MLS services give you autonomy over pricing, marketing, and negotiations. Sellers can price their homes using an appraisal (40% of FSBO sellers), recent comparable sales (36%), or online tools (16%). Although pricing correctly remains one of the most challenging steps for FSBO sellers.[4]
✅ You can choose the services you need
Flat fee MLS services offer the flexibility to pick and choose exactly what you need.
If you're an experienced seller, you can opt for a basic plan with just an MLS listing instead of extra services. If you need more support, many companies offer add-ons like broker assistance and contract reviews to guide you through the process. The more services you add, the higher the cost of your plan.
❌ Risk of a lower sale price
Selling FSBO can have big financial drawbacks. According to an industry survey, FSBO homes sell for around $50,000 less than agent-assisted homes.[2] Saving on the 3% listing agent fee might not compensate for the lower sale price.
One of the key challenges for FSBO sellers is getting the price right. Realtors typically use a comparative market analysis (CMA) to set competitive prices. Although homeowners can get a CMA for free from a realtor, less-experienced sellers might struggle with negotiating contingencies, closing costs, and repairs.
❌ Potential shortage of buyer leads
FSBO sellers risk missing out on leads. Buyers and their agents may avoid FSBO properties because those sales can be more complex. This issue is especially true in areas with many similar properties for sale. When multiple options are available, buyer’s agents may show properties listed with agents, perceiving it as a lower-risk option.
❌ You may still pay the buyer's agent commission
The buyer's agent fee averages 2.58% nationwide. Offering to pay part or all of the buyer’s agent commission is a common practice. Since most buyers work with an agent, not offering to cover the fee could affect your ability to sell your home quickly and at the price you want.
"If a seller does not pay the buyer’s agent commission, then they won’t have any buyers looking at their house," says Pamela Auld, a real estate agent based in Pennsylvania.
❌ 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. The most challenging aspects of the selling process are prepping for showings (according to 32% of sellers), evaluating offers (31%), and pricing the home (30%). You also have to ensure the paperwork complies with state laws.
Flat fee MLS listing services rarely offer help in these areas unless you choose a full-service upgrade. However, these upgrades often lack local expertise — something real estate agents excel at providing.
📉 Expert insights: Why FSBO sales are falling
FSBO sales reached a historic low of 6% in 2024, primarily because:
- 63% of FSBO sellers did not actively market their homes
- Most FSBO sales (38%) were to a relative, friend, or neighbor
Even among successful FSBO sellers, satisfaction was highest (70%) when the buyer was already known, emphasizing the difficulty of marketing a home without professional help.
Alternatives to using a flat fee MLS listing service
Flat fee MLS services aren’t ideal for everyone.
If you don't have much experience with the selling process or you're in a buyer’s market, you may need more support to price and market your home. In today’s market, where inventory is up and homes are sitting longer, a high list price and basic marketing strategy may not be enough.
Working with a local expert can make a big difference. An agent with market knowledge can help you price your home competitively and negotiate with demanding buyers — especially when they’re asking for more concessions.
Fortunately, you don’t have to pay the full 3% commission to get this level of support. Discount brokers like Clever Real Estate and Ideal Agent connect you with experienced agents for just 1.5–2%, saving you thousands without sacrificing service.
These companies offer full agent support, including pricing, marketing, negotiations, and closing assistance.
While the upfront cost is higher than flat fee MLS services, the added expertise can help you sell faster and for more money.
The bottom line: Discount brokers let you access full-service agent support at a fraction of the cost, helping you net more from your sale. Find and compare the top low-cost agents near you.
FAQ about discounted fee MLS listings
What is the best flat fee MLS listing service?
The best flat fee MLS listing service for you depends on your specific needs, level of experience in selling homes, and your location. We've ranked a list of some of the most popular options to help you make an informed decision.
How much do flat fee MLS listings cost?
Flat fee MLS services cost between $99-499. The average is close to $299. This does not include fees for add-on services like professional photos. Some states also have minimum service laws where flat fee MLS listing fees are typically higher.
Do flat fee MLS listing services work?
Flat fee MLS listing services can work well for experienced sellers who are willing to take on various responsibilities to get their house sold. However, they may not be the best choice for everyone, as potential savings can be offset by lower sale prices and the need to handle multiple aspects of the sale independently.
What's included in a flat fee service?
Flat fee MLS listing services are designed to help you get your property listed on the MLS for a predetermined flat fee. Typically, the core service includes the MLS listing itself, which is essential for gaining exposure to potential buyers. However, some flat fee MLS companies offer optional upgraded packages that may include additional services.
Methodology
At Real Estate Witch, we understand that selling your home is a huge financial decision, and we are committed to providing you with accurate, trustworthy, and comprehensive information to empower your choices. We spent dozens of hours researching flat fee MLS companies throughout the country. Our process included:
Firsthand experience. Our content is informed by real-world insights. I recently sold a condo in Charleston, SC, using a flat fee MLS service. By investing just $400 in a local flat fee MLS provider, I secured the exposure needed to attract multiple buyers and ultimately accepted an offer that met our target price. This approach saved nearly $9,000 in commissions compared to traditional agent fees, underscoring the value and effectiveness of flat fee MLS services for FSBO sellers.
Expert reviewers. Our articles are meticulously reviewed by experts in the real estate industry, ensuring that you receive the most up-to-date and valuable insights.
Nicole Beauchamp, an award-winning multi-lingual luxury global real estate advisor with nearly two decades of experience in the New York City real estate market, and Steve Nicastro, a trusted voice in real estate with hands-on experience closing over $6 million in transactions between 2020 and 2021, have both contributed their expertise to this article.
Comprehensive research. We conduct extensive research to provide the latest information, trends, and data on flat fee MLS listing services and real estate alternatives. Our methodology involves analyzing pricing structures, customer service, ease of use, website visibility, and customer reviews for each platform.
Independent reviews. We go beyond the surface by conducting reviews of more than 140 national, regional, and local flat fee MLS services. Our mystery shopping experiences and interviews with sellers and real estate agents provide valuable insights into the consumer experience.
User feedback. We value the opinions of real users. We actively monitor and analyze feedback from platforms like Google, Trustpilot, BBB, Facebook, and user forums like Reddit and Bigger Pockets. This helps us gauge the effectiveness and reliability of each platform.
Unbiased recommendations. Our recommendations are impartial and based on data-driven criteria such as pricing analysis, customer service quality, ease of use, website visibility, and user feedback. We aim to ensure that you receive the best value for your needs.
Real results. From personal experience to expert insights, we’ve seen firsthand how the right flat fee MLS provider can save sellers thousands in commissions while delivering results comparable to traditional agent services. With the tools and information we provide, you can navigate your home sale confidently and successfully.
