Frequently Asked Questions

MLS stands for Multiple Listing Service. It is a comprehensive online database of real estate listings and sold property data accessible by real estate agents, real estate appraisers, and other qualified individuals. The MLS is also a significant data source for 3rd party websites like Zillow, Trulia, and Realtor.com. Many different MLS cover different areas. Some are completely independent, while REALTOR associations run others.

The MLS is the greatest tool for giving your property the exposure it needs to sell. Most potential buyers in your market work with real estate agents to find a property. These agents use the MLS almost exclusively to search for properties that meet their buyer’s criteria. By utilizing a flat fee MLS listing in Florida, you can ensure your property is put directly in front of those agents and buyers. Your Florida flat fee MLS listing will also syndicate to hundreds of public websites like Realtor.com and Zillow. When we change your listing on the MLS, all those websites will automatically update. This syndication saves you hours of the time it would take to manage and update listings on each of those websites by hand.

This is a common myth that some have perpetuated in the real estate industry. Buyers’ agents are as likely to sell a property listed with a flat fee MLS listing as they are to sell a traditional full-service listing as long as a competitive commission is offered. From an agent’s perspective, there is very little difference between the two. Some agents prefer dealing directly with the seller! We list hundreds of properties yearly, and we have never heard of a case where an agent boycotted flat fee MLS in Florida.

You may have heard real estate investors or other experienced sellers talking about listing on the MLS for a flat fee in Florida. You can do this with a flat fee MLS listing. You can use a flat fee MLS listing service to list on the MLS for a flat fee in Florida instead of paying a traditional real estate agent a 6% commission. Your property will get the exposure it needs to sell while saving you thousands on real estate commissions. Instead of paying a 6% commission to a listing agent, you’ll only have to pay a commission to the agent who brings you a buyer. You can offer whatever commission amount you’d like to buyers’ agents. However, the most common is 2.5%-3% of the sale price (we recommend offering at least 2.5% for best results).

Yes, we will send you a copy of the listing to review before the listing goes live on the MLS. That way, you can review for accuracy and make changes if needed.

The best way to get started is by submitting your property information through our website by using the form below. You will be guided through a series of web forms that will allow us to collect your property information, photos, and payment. Once we have everything, we will get started on your Florida flat fee MLS listing!

We ask that you allow at least two (2) business days for us to get your property listed on the MLS. However, we can usually have it listed much sooner, depending on how many other Florida flat fee MLS listings we’re working on at the time.

Once you submit all of your flat fee MLS information through our website, upload photos, and make your payment, we will begin entering the listing information into the MLS. We will then send you a copy of the listing to review before it goes live. We can make changes to the listing if needed at this time. Once the listing looks how you want it, we will send you the listing agreement for electronic signature. After it is signed by all owners, we can make the listing active on the MLS. We recommend allowing two (2) business days for the entire listing process.

Yes, just select the “Income Property” option during the listing process. We can list duplexes, triplexes, quadplexes, and 5+ unit properties.

Yes, just select the “Vacant Land” option during the listing process.

We provide flat fee MLS listings throughout Florida. Please check our coverage map for the exact areas covered.

You can see all of our listings on our listings page.

The MLS allows the property description to be a maximum of 3,500 characters. The description cannot contain anything regarding pricing, contact information, commission, etc.

Defects that are not readily observable, such as Chinese drywall, sinkhole activity, leaky roofs, and pest problems, are considered material defects and MUST be disclosed to the buyer per Florida Statues. We recommend putting the disclosures in writing and having the buyer sign off on them. This will be evidence that you did your part in making the disclosures required by law. We provide seller disclosure forms and many other blank forms to our clients at no extra charge.

According to a 2012 study by Point2 Homes, the following top 10 buzzwords were the most frequently used in the real estate industry: Beautiful Hardwood floors Stainless steel appliance Private Pool Your dream home Great room Priced to sell Must see Spacious Do your best to describe the property in detail and use descriptive words so that prospective buyers can easily imagine themselves living there. Be sure to describe the property only – not people. Avoid anything that could be construed as discriminatory. We will review your remarks before listing on the MLS and reserve the right to change anything that may violate Fair Housing policies.

We do not provide any advice on pricing for your flat fee MLS listing in Florida. In order to provide accurate pricing information, we would need to know your local neighborhood extremely well, and that’s just not possible with our large coverage area. Check out our blog for tips on pricing your property correctly.

Yes! Repeat customers pay only $200 for their flat fee MLS listing in Florida. If you are a repeat customer, please contact us for the coupon code to use at checkout.

No, we do not provide lock boxes. Lockboxes can be purchased at Lowe’s, Home Depot, or your local hardware store for less than what we could provide them to you. We’re in the business of helping you list on the MLS for a flat fee in Florida, not selling lockboxes. We recommend that you utilize a lockbox for showings so you do not have to be present. See our video on ShowingTime for more information.

No, we do not provide yard signs for our flat fee MLS listings in Florida. Our focus is on getting your house listed on the MLS for a flat fee and providing great service, not selling yard signs. We do not even use yard signs on our own properties because we find that most buyers are searching for homes on the Internet these days, and signs are not nearly as effective as they used to be. Most calls you’ll get from yard signs will be from nosey neighbors and tire kickers who are not qualified to buy your house. The majority of qualified buyers are working with real estate agents, and those agents are looking on the MLS. A big reason that yard signs are still popular with real estate agents is the same reason that agents still hold open houses – marketing and branding. Agents use signs and open houses as a way to drum up new business, not necessarily to find buyers for your house. If you would like, you are welcome to put up a “For Sale By Owner” sign. However, be prepared for other agents to call you trying to list your property. Calling FSBO signs is a common way for real estate agents to find new listings.

Absolutely! We provide free access to blank forms for all of our Florida flat fee MLS clients. You can access blank forms by clicking here. Most of the time, you will not need these forms since offers from real estate agents will be presented to you on the proper forms. You typically will only need blank forms if you were approached by a buyer who is not being represented by a real estate agent.

Absolutely, and there is no extra charge for this! You shouldn’t have to pay extra to ask your real estate broker a question, even if it is a Florida flat fee MLS listing. The best way to ask a question is via email, and we try our best to respond to all emails within one (1) business day.

Absolutely! Your flat fee MLS listing will show up on hundreds of major real estate websites. Please note that we have limited ability to control how listings are displayed once they are syndicated outside of the MLS. Each 3rd party public website displays listings differently and handles leads differently according to their individual business models.

Most photos that were taken with a cell phone or point-and-shoot camera are adequate. However, we recommend that you have a professional real estate photographer take photos of your property prior to listing your property. Professional photos usually only cost $200-$300, and they make a huge difference. Everyone is shopping for homes online these days, so photos are extremely important. A few hundred bucks is a small price to ensure your property is represented at its best. Check out our blog for more information on how important photos are for your flat fee MLS listing in Florida.

Unfortunately, because we cover such a large geographical area, it would be difficult for us to recommend a photographer in every area. We advise our clients to search the web to find a real estate photographer in their area.

The MLS currently allows up to 100 photos to be uploaded to every listing. Unlike many other flat fee MLS companies in Florida, we do not charge you extra in order to upload the maximum number of photos. You get the maximum number of photos included with every listing.

The MLS requires the first photo to be of the exterior front of the property or a water view from the property. Other than that, photos on your Florida flat fee MLS listing can be arranged however you would like. We ask that you rename the actual filename in the order that you would like them displayed (i.e. 1.jpg, 2.jpg, 3.jpg, etc.). If you do not rename the files this way, we cannot guarantee that they will be uploaded in any order. Photos can also not be taken from other listings, community/HOA websites, or anywhere else. You must take the photos yourself or have written permission to use them. This is an MLS rule.

We recommend a resolution of 2,048px on the longest side. This is usually large enough to be displayed correctly across the internet while still having a manageable file size.

The MLS prohibits using photos that you did not take or do not have permission to use. Using screenshots or photos that you did not take yourself is unlawful and violates copyright laws. Since the MLS is displaying the photos, they are liable to ensure the photos were not used without permission. This includes photos from previous listings, screenshots from Google Maps, screenshots of satellite imagery, and photos of amenities taken from your HOA’s website. If you did not personally take the photo, you must provide written permission from the owner of the photo.

The time a house sits on the market depends on many factors, the most important of which is the price. Houses that are priced right sell – regardless of condition! If your house is priced right, you could start receiving offers within the first week it’s listed, but sometimes it takes longer. We recommend regular price reductions if your house is not selling. You should be getting at least 2-3 showings per week if your house is priced right. Check out our blog for more information on pricing your house correctly.

Absolutely! Our preferred title company for flat fee MLS listings in Florida is Green Line Title, Inc. While not a law firm, Green Line Title, Inc. is wholly owned by attorneys licensed by the Florida Bar with over 40 years of experience. Their office is located in Tampa, but they can handle transactions anywhere in

Cost

• Lowest closing fee guaranteed – potential to save hundreds
• Keep more of your proceeds in your pocket

Convenience

• Experience providing mobile/remote closings, making it convenient for you when needed
• Advanced and integrated closing software making it more efficient and secure
• Real-time access to your closing file to stay informed and check the status

Experience

• Policies issued through The Fund and Old Republic National Title Insurance Company, established and trusted companies for decades
• Licensed Florida attorneys with a combined experience of over 40 years working the file
• As attorneys, they can appear in court and take curative action that other title companies cannot*
• Available for legal representation to review contracts and paperwork for your peace of mind on closings we are not handling

*Additional fees may apply

Any day of the week is a good time to list on the MLS for a flat fee in Florida or make a price reduction to your existing listing, but if you do it on Thursday, it puts the listing right in front of buyers who are getting ready to look at properties over the weekend. Please be sure to give us enough time to get the property listed or to make the price reduction. Allow two (2) business days for a new listing and one (1) business day for a price reduction.

We recommend that you never be present during a showing unless you have to be – even if the property is owner-occupied. It makes things awkward for everyone. Instead, put a key to the property in a lockbox and leave the house during the showing. When you return home, remove the lockbox for safety reasons. Of course, if the showing is with a buyer who is not represented by a licensed agent, you’ll want to be there. We recommend setting up ShowingTime for your listing.

Unfortunately, there is no way for you to log in and access the MLS directly since it is only available to licensed real estate agents. However, we’re here to help! Just send us an email or reach out to us through this site, and we’ll get the changes to your listing made for you right away. We allow you to make as many changes as your need at no extra charge!

Yes, just send us the dates and times! The MLS will also automatically syndicate the open house information to some, but not all, public websites like Zillow and Realtor.com. While we’re happy to post open house dates on the MLS for any of our Florida flat fee MLS clients who request it, we recommend that our clients skip open houses. Learn more about how the internet has killed open houses on our blog.

You can verify if someone has a real estate license at www.MyFloridaLicense.com. It’s also a good idea to have the person text or email you a photo of their driver’s license so you can verify who you’re talking to. Oftentimes, you can Google their phone number to see if it shows results that point to them. If you have any doubts, please contact us, and we’d be more than happy to look into them for you. Do not give access to your property to anyone if you’re not 100% sure they are a licensed agent. Another way to ensure that only licensed real estate agents have access to your property is to set up ShowingTime, which we include for free with every flat fee MLS listing in Florida.

The best way to request a change to your flat fee MLS listing in Florida is via email. We strive to respond to all change requests within one (1) business day.

Most changes to your Florida flat fee MLS listing will show up on public websites within a couple of hours of making the change on the MLS, however, it can sometimes take much longer in some instances. If it has been over 72 hours, please contact us and let us know. Sometimes we’re able to refresh the feed on our end, and sometimes, we can make the change manually. In some cases, we’ll actually have to contact Zillow or Realtor.com directly and open a support ticket to have them resolve the issue. Either way, we will do everything we can to get the issue resolved for you.

After we make your flat fee MLS listing active on the MLS, it can sometimes take up to 72 hours for public websites like Zillow and Realtor.com to pick up the MLS feed and start displaying your listing. We usually see listings start to show up much sooner, usually within a couple of hours of making them active on the MLS. However, please allow at least 72 hours before contacting us regarding a listing not showing up. We are very limited in what we can do during this initial time period. The typical response from the MLS, Zillow, or Realtor.com is “give it some more time”.

The most common reason that sellers do not get showings on their property is that their list price is too high. We recommend pricing your property competitively based on what similar properties are selling for in your area. We also recommend regular price reductions to keep your listing from getting stale. Another reason for not getting showings is poor-quality photos. We frequently see photos that are too dark or out of focus. It’s best to take photos of a bright, well-lit room. Resist the urge to take photos in portrait orientation – the MLS and other websites will put black bars on the sides. And remember to pick up any clutter before the photos are taken. No one wants to see a messy house. You might also consider having a professional real estate photographer take photos of the property before listing. This typically costs a couple of hundred dollars and can be well worth it for bright, vibrant photos that can be displayed online. Another common problem is sellers offering too little commission to buyers’ agents. Technically and ethically, buyers’ agents are not supposed to steer their clients to certain properties based on commission, but it absolutely happens. Most listings on the MLS (70-75%) offer a 3% commission to buyers’ agents. Around 20% of MLS listings offer a 2.5% commission. And 97% of MLS listings offer a 2.5% or higher commission. We often see sellers who offer less than 2.5% to save money. While we’re all about saving money, a commission that is too low can affect agents’ willingness to show the property. We always recommend a commission of at least 2.5% to ensure your listing is competitive. Check out our blog for more information and tips on getting more showings on your property.

As members of the local MLS, we must abide by MLS rules and regulations. We review all of the information and remarks that sellers provide to us before listing the property. We reserve the right to modify and/or remove anything that violates MLS rules or fair housing laws. It is ultimately our license and MLS access that is on the line. Other MLS rules that must be abided by include the following: The first photo must be of the exterior front of the property. Contact information, commission information, and lockbox codes cannot be listed in public remarks. Real estate signs and/or For Sale by Owner signs cannot be visible in any photos. The list price cannot be raised and lowered over and over again (yo-yo pricing). The status of the MLS listing must be updated within 48 business hours when a property goes under contract or sells.

The listing agreement must be signed by all owners of the property. We will ask for their names and email addresses during the listing process. If the property is titled to an LLC, corporation, or trust, the listing agreement must be signed by someone who is authorized to sign on behalf of the entity.

The initial listing agreement is for 11-12 months. This is because the MLS requires a listing expiration date. Also, we cannot sign sellers up for an indefinite listing agreement per Florida law. However, we will happily renew the agreement at the end of the 11-12 months at no additional charge, provided all of the terms of the initial agreement have been followed. Most properties sell well within the first 11-12 months if they are priced correctly, and we rarely have to renew a listing agreement.

Unlike other flat fee MLS listing companies in Florida, we only accept listings in areas where we have actual MLS coverage. This allows us to provide our customers with the best service.

Yes, the agent-only remarks section on the MLS listing will instruct agents to contact you for showings. We can also set up ShowingTime if you would like showings to be scheduled automatically (recommended).

Your contact information will be entered into the agent-only remarks section of the MLS listing. This section is only visible to agents who are viewing the listing on the MLS. The instructions will direct agents to contact you directly for questions, information, offers, etc. The agent-only remarks section is separate from the public description sent to websites like Zillow and Realtor.com. Per MLS rules, the public description cannot contain any contact information. Therefore, your contact information will not be sent out to public websites. It will be listed in the agent-only remarks on the MLS only. Public websites will display List Now Realty as the listing agent, and our contact information will be listed. However, with our live receptionist service that is included free with every Florida flat fee MLS listing, anyone who calls our office number will be immediately provided with your contact information, even on nights and weekends. Any email inquiries we receive will be forwarded to you as well. Another thing to point out is that if the prospective buyer fills out a contact form on one of Zillow’s listings, Zillow may sell that inquiry to the highest bidder instead of sending it to us. This is completely up to Zillow, and we have no control over it. The only thing we can guarantee is that if someone contacts us regarding your flat fee MLS listing, they will be provided with your contact information, and any emails we receive regarding your listing will be forwarded to you.

No. Your Florida flat fee MLS listing will look like every other listing on the MLS. The MLS does not distinguish between flat fee MLS listings and traditional listings.

We do not charge cancellation fees or early termination fees if you choose to cancel your Florida flat fee MLS listing. However, the listing fee is non-refundable.

Yes, a commission must be offered when listing on the MLS, even with flat fee MLS listings. Buyers’ agents are compensated by the commission offered on the MLS listing, and they do not work for free! Any amount of commission can be offered, although the most common is 2.5%-3%. We recommend offering at least 2.5% to ensure your listing is competitive. For more tips on getting the most out of your flat fee MLS listing in Florida, check out our blog.

No, you’ll pay just one upfront fee and nothing else when you list on the MLS in Florida with our flat fee MLS listing service. There are no hidden fees, and we do not charge a fee or commission at closing like other companies.

Under Florida Statute 475.278, there are three different relationships a real estate agent can have with their client. The real estate agent’s duties vary depending on the type of relationship. The three different relationships are Transaction Broker, Single Agent, and No Brokerage Relationship. Unless otherwise specified in writing, the default relationship is Transaction Broker. Per Florida statutes: “It shall be presumed that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing, with a customer.” An agent can only have one of the three relationships with their clients. The relationship type can change, but it will always be only one of the three types. This is why the MLS specifies commission amounts for each of the three types of relationships. The commission paid will depend on the type of agency the buyer’s agent has with the buyer. Many of our clients ask about the commission being listed three different ways and are worried that they’ll have to pay the sum of the commission amounts (i.e, 3% + 3% + 3% = 9%). Because an agent can only represent someone in one of three ways, you’ll only pay the commission from one of the categories, in this case, 3%.