Read This BEFORE You Pay For a Flat Fee MLS Service

👉 Sections: Flat fee MLS companies by state | Alternatives | Drawbacks | Benefits | Best flat fee MLS companies | FAQs

A flat fee MLS company gets you on the multiple listing service (MLS) — the main directory of homes for sale used by realtors and sites like Zillow — for a flat fee, typically between $100 and $400. That way, you avoid paying a percentage-based commission to a listing agent, which is on average 2.72% of your final home sale.

These savings can come at a cost, though.

With a flat fee MLS listing, you’ll largely be acting as your own realtor, including taking care of marketing, pricing, showings, and negotiations. Expect to put in a lot of time and effort — and you could still be left disappointed with the savings at the end of it all.

If you’re thinking of using a flat fee MLS service, another great alternative is a flat fee or low commission realtor. They’ll handle the entire sale process for you, but you’ll still save big on commission fees.

For example, our friends at Clever Real Estate negotiate low 1% listing fees with realtors at top brokerages like Keller Williams, Berkshire Hathaway, and RE/MAX. You’ll get guaranteed full service from a great local agent, but pay a fraction of the 3% commission rate agents typically charge. Learn how Clever can help you save thousands on your sale!

Can you really save with a flat fee MLS listing?

A flat fee MLS company isn’t right for most sellers. While there are some upfront savings, in the long run, you risk losing more money on your home sale than if you had a real estate agent. Homes sold without an agent sell for less on average, so any savings you get by avoiding paying a listing fee may be negated by the lower sale price.

Selling for sale by owner (FSBO) is also time consuming and difficult. You’ll need to take on all the work of a real estate agent, like photography, writing a listing description, filling out paperwork, and negotiating with buyers. It’s a lot and it’s why very few sellers choose the FSBO route. In fact, our own Data Center recently found that only 8% of sellers plan to sell without a real estate agent.

Besides, getting an MLS listing without a realtor isn’t the only way to save money. Some alternatives offer significant discounts, but without the risk that a flat fee MLS listing entails. With Clever, for example, you can still get your own top local realtor, but without paying traditional realtor prices. Clever’s listing fee of 1% is just a fraction of the 2.5-3% traditional realtors charge. So you’ll save thousands and still get the reassurance that comes with having a pro on your side.

Flat fee MLS listing without a realtor: Pros and cons

Drawbacks of a flat fee MLS

👎 Your house may sell for less

Homes sold without an agent — referred to as for sale by owner (FSBO) — tend to sell for less than homes where the seller has an agent. The difference can be so much that you ultimately lose more through a lower sale price than you would have paid in realtor commission.

Various studies have found that FSBO homes sell for anywhere from 5.5% to 26% less than agent-represented homes. By comparison, the average realtor commission is 5.37%, with about half going to the seller’s agent and half going to the buyer’s agent.

And remember: You’ll most likely still be paying the buyer’s agent commission if you use a flat fee MLS service, so your total savings will only be around 2.5–3%. That’s not great compared to the 5.5–26% you may lose out on by not having an agent. The lower sale price is often because people who sell without a realtor often struggle to price their homes correctly and don’t have experience negotiating with buyers.

A real estate agent, in contrast, can perform a comparative market analysis (CMA) to determine a listing price for your home. A CMA is a customized estimate of your home’s potential listing price and is based on data that’s difficult for anyone without a real estate license to access. Getting the right listing price can attract buyers while still netting you a fair amount.

If you’re looking to save money on your home sale, but you want to avoid the risk of selling for less without a realtor, we recommend a discount real estate broker, such as Clever. That way, you can still save money on realtor commission compared to a traditional broker, but you’ll have a full-service real estate agent on your side trying to get you the best price possible for your home.

💰 Save money with Clever and still get a top agent 💰

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

Your MLS listing fee doesn’t get you off the hook for paying for realtor commission entirely. Even if you don’t use a realtor, you’ll still likely have to offer a commission to the buyer’s agent. 

Unfortunately, a lot of sellers have misconceptions about how realtor commission works. Our recent Data Center survey found that more than half of sellers didn’t know or weren’t sure what the average real estate commission is — and nearly half incorrectly believed that buyers pay the real estate commission. The fact is that the seller almost always pays the real estate commission for both the seller’s and buyer’s agents.

As the seller, you won’t have to pay the seller’s agent commission if you don’t use an agent, but you will still need to offer a buyer’s agent commission. The current average buyer’s agent commission is 2.65%.

While you can offer a lower buyer’s agent commission, we don’t recommend doing so. Since 90% of buyers use an agent, if you’re not offering a competitive commission rate to those agents, they’re far less incentivized to show your house to their clients.

That could result in your home sitting on the market for much longer than you anticipated and make it much harder to find a buyer at the price you want.

👎 You could face legal risks

Legal risks increase when you don’t have a real estate agent. In most states, liability in a home sale falls on the seller. That means you’ll have to disclose known defects with the home. Failing to do so could leave you open to legal or financial risks later on.

For example, if you fail to disclose a leaky roof, the buyer could hold you liable for the costs of the repairs and even take you to court for your failure to disclose them.

Legal risks can also make it harder to find buyers. Our Data Center’s recent survey of home buyers found that fear of legal risks was the number one reason why they’d refuse to buy a FSBO home.

Even if you get a lawyer to help with closing, that doesn’t usually protect you from liability claims. While a lawyer can help with paperwork, it’s not typically their job to make sure you’ve disclosed everything you’re supposed to. Your best bet for ensuring you meet your disclosure obligations is hiring a real estate agent.

Finally, while some states have “buyer beware” laws where sellers face fewer legal risks, even in these states you still have some legal obligations about hazards and defects that you must disclose. For example, federal law requires sellers to disclose the presence of lead paint, regardless of which state they live in.

👎 Selling without a realtor is a lot of work

Selling a house is a full-time job, and if you’re using a flat fee MLS company, you’ll essentially be acting as your own agent. Many sellers who choose to sell without a realtor often find that the amount of work is the biggest challenge.

For example, according to our own Data Center’s 2022 survey, the most challenging aspects of selling a home according to sellers are:

• Preparing a house to sell (30%)
• Pricing a house correctly (20%)
• Finding a qualified real estate agent (19%)
• Attracting buyers (11%)
• Negotiating with buyers (10%)
• Filling out paperwork (8%)

A flat fee MLS service typically doesn’t help address any of these issues, which are traditionally handled by a real estate agent. For that reason, if you’re worried about having the time or ability to tackle any of the above issues, you’re probably better off with a realtor. Otherwise, you may find yourself overwhelmed by the amount of work.

Benefits of a flat fee MLS

👍 You’ll pay less in commission

The biggest advantage of a flat fee MLS 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 the 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.

👍 Flat fee MLS companies may work for experienced sellers

If you have experience selling homes, then there are likely fewer risks with using a flat fee MLS listing for you than for most people. That experience comes in handy when overcoming some of the drawbacks of a flat fee MLS provider since you’re less likely to feel overwhelmed by all the work.

Sellers who have experience with marketing homes, know how to price them fairly, and are comfortable negotiating with buyers may get by fine without the services of a listing agent.

Also, if you’d prefer taking a more DIY approach, then a flat fee MLS service may be better suited to you. You’ll have total control over who you show your property to, how high or low you’re willing to price it, and your timeline for selling.

👍 In hot markets, desirable properties can sell themselves

A flat fee MLS service also has benefits if you live in a particularly hot property market where homes “sell themselves.” Because homes in such markets are almost guaranteed to sell, there is less need for a realtor to help market your home.

However, even in a hot housing market, you should still only list on the MLS by yourself if you already have experience selling a home.

You may have little trouble finding buyers and getting competitive offers. But other aspects of the sale, like paperwork and ensuring you’ve met your disclosure requirements, can cause problems for inexperienced sellers no matter how favorable the market is. In that case, you’re better off hiring a discount realtor to avoid costly mistakes.

Flat fee MLS companies in your state

Nationwide flat fee MLS providers are available in most states, but some companies offer more limited coverage. To see what flat fee MLS services are available where you live, click on your state below.

What are the best flat fee MLS listing services?

The best flat fee MLS provider — or, rather, the best of the worst since all of these companies come with big risks — depends on what you’re looking for, where you live, and your experience selling homes.

If you’re interested in going the extreme DIY route, then a service that only offers an MLS listing and nothing else is probably the most cost effective option. 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.

And remember that many flat fee MLS companies only operate in certain states, so check out what’s available in your state to find the service that’s best for you .

Beycome

If you’re a true DIYer and just want a no-frills way to list on the MLS, Beycome is probably your best bet. It offers an MLS listing with fewer unpleasant surprises compared to much of the competition.

Its basic $99 and $299 packages are both cost-effective options if you’re just looking for an MLS listing. But remember, these low-cost plans are designed for extreme DIYers, so don’t expect much support.

There are other drawbacks, too. Beycome is not yet available nationwide, and its higher priced Concierge Plan, which comes with a dedicated agent, is poor value for the money compared to what a discount broker can provide. If you do need an agent, you should be looking at discount brokers, not flat fee MLS services.

» MORE: Read our full Beycome review

Homecoin

With just a single $95 plan, Homecoin is easy to use and is the most no-frills way for how to get on the MLS without a realtor. You won’t get much more than an MLS listing, which is fine if you’re comfortable tackling almost every stage of the home selling process yourself.

However, if you’re interested in any add-ons, like lockboxes and yard signs, expect to pay a steep markup. In that case, you’re better off looking for a service that’s a bit pricier, but which includes more tools and features.

Fizber

Fizber boasts a variety of plans, ranging from free to $395. But watch out because you’ll only get an MLS listing if you pay for a plan that is $295+. That’s about average for a flat fee MLS service, but definitely not the best deal around. Getting listed on the MLS is crucial if you want to find buyers, so we don’t recommend wasting your time with any plan that doesn’t include it.

And Fizber hardly gets high marks for convenience. Unlike most of its competitors, Fizber doesn’t offer add-ons, like yard signs and lock boxes. If its current plans don’t have what you need, you’ll have to buy those items yourself or look for an alternative service that has a plan better suited to you.

» MORE: Read our full Fizber review

Houzeo

On the surface, Houzeo’s MLS listing fees — which start at $199 — don’t seem like a bad deal for a flat fee MLS company. However, they come with less than what other competitors offer.

You’ll also need to pay attention to additional charges, which can make Houzeo a worse deal. For example, under the Bronze Plan, you’ll have to pay $25 to make a single change to your MLS listing — meaning just a few changes could quickly end up costing you a lot of money.

In contrast, other flat fee MLS companies either charge less for changes or give you a certain number of changes for free.

Flat Fee Realty

Flat Fee Realty offers a decent product, but it doesn’t really stand out above the competition in any meaningful way. With listing fees ranging from $179–299, it has fairly competitively priced packages and is available across most of the country.

It also gives you the option to upgrade your MLS listing’s photo limit to 25 photos from the original 6 for a reasonable $50 — which we recommend given how persuasive photos can be for buyers.

In many states, you’ll also get disclosure forms and free changes for essential listing information (like status and price).

But prices and services do vary by state, so whether or not Flat Fee Realty is a good deal will depend on where you live. If you can get a package that’s closer to $200 and comes with disclosure forms and free changes to your listing, then Flat Fee Realty is a good option. Otherwise, you’re probably better off with a different company.

FSBO.com

FSBO.com is not worth the money it charges, and we don’t recommend it for most sellers. While it advertises two plans — one for $99.95 and the other for $399.95 — we don’t recommend the $99.95 package since it won’t get you on the MLS. We can’t stress this enough: An MLS listing is all but essential when selling a home since it’s how you’ll get your listing on sites like Zillow, Realtor.com, and Redfin.

If you want an MLS listing with FSBO.com, you’ll have to pay for the $399.95 plan, which is expensive for a simple MLS listing. That makes FSBO.com poor value for the money, especially given that you’ll have to pay even more money for most add-ons.

» MORE: Read our full FSBO.com review

ISoldMyHouse.com

Like FSBO.com, ISoldMyHouse.com isn’t a great deal for most sellers. It’s expensive and doesn’t offer enough features or add-ons to justify its high costs.

Fees range from $299–399, which is slightly higher than the industry average. And if you live in a minimum service state, you’ll have to pay even more.

It also offers fewer add-ons than most of the competition and has one of the more restrictive cancellation policies among flat fee MLS providers.

The one thing ISoldMyHouse.com does have going for it is that it offers free learning materials for FSBO sellers. These materials are useful for those new to selling without a realtor, but all of the material can be downloaded for free anyway on ISoldMyHouse.com’s website, so it shouldn’t factor into your decision to use its paid services.

Flat Fee Group

Flat Fee Group’s MLS listing fees and services vary a lot by state, which means it could be a competitive option or poor value for the money depending on where you live. Unfortunately, this inconsistency makes it difficult to say whether or not it’s right for you.

Flat Fee Group’s fees in most states are between $299 and $399. But some states, like Washington, fall below that range and others, like Utah and Nevada, fall above it. And in some states, you’ll have to pay 1% at closing, which largely defeats the entire purpose of a flat fee MLS in the first place.

Everything else, including additional services and cancellation policies, also vary a lot from one state to the next. If you’re considering Flat Fee Group, you’ll have to compare it to other options in your particular state.

What does an average flat fee MLS service offer?

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 
• Staging help 
• 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 flat fee MLS providers

For most sellers, 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 1% or $3,000 for homes under $350,000. 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.

» MORE: Read our full Clever review.

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 to 1% 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 flat fee of $5,000 as opposed to the average 2.72% charged by traditional realtors. That makes it a good option if you’re selling a high-value home — typically above $500,000 — where Houwzer’s flat-fee would represent less than 1% of the sale price.Like Redfin, Houwzer utilizes a team-based approach. 

» MORE: Read our full Houwzer review.

Can I get an MLS listing without an agent?

Technically, no. Only a person or company with a real estate license can post on the MLS. Because flat fee MLS providers have real estate licenses, they can list on the MLS on your behalf.

When you use a flat fee MLS company, you’ll technically have an agent — but they’re only your agent on paper. They won’t do much that a traditional agent would do, aside from get you your MLS listing. In effect, you’ll be selling without an agent and doing the majority of the work of selling 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 do decide to sell without a realtor, you’ll 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. Describe your listing properly

Avoid using phrases like “motivated seller” or “fixer upper,” as 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. 

When you can’t tap into the prestige of a brand name, try to frame things in terms of 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. Get professional quality photos

Buyers are visual. When you look at a home listing, you almost certainly go to the photos first. That means getting good photos should be your highest priority.

There are a lot of factors that go into taking a great listing photo, like proper staging, lighting, and composition. Unfortunately, an unprofessional looking photo can turn off potential buyers, so you’ll either need to learn how to take amazing photos yourself or hire someone to do it for you.

3. Nail your list price

Set your listing price too high, and you’ll drive buyers away; 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. You’ll need to consider the following factors when comparing your house to others that have recently sold when determining a fair listing price:

• Location
• Size
• Age of the house
• How recently they sold
• Renovations
• Unique features

4. 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!

Invest in some high-quality yard signs and flyers, as well as a lockbox to make showings easier. Most flat fee MLS services offer these products, either as part of a package or as an add-on that you’ll have to pay extra for.

5. Respect your obligations to the MLS listing service

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

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

FAQs

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