Are you considering selling your home without a realtor but worried about visibility? A flat fee MLS listing service could be your solution, offering increased exposure without the hefty price tag.
A flat fee MLS service is an economical way to list your home on the local multiple listing service (MLS). This powerful tool is essential for visibility among potential buyers and is the primary resource real estate agents use to find homes for their clients. Plus, MLS listings are automatically shared on major real estate websites like Zillow, Movoto, and Realtor.com, ensuring widespread exposure.
Accessing the MLS typically requires a real estate license, but with a flat fee service, a licensed broker will list your home for you, eliminating the need for a traditional realtor.
We've reviewed the top 7 flat fee MLS services for you. Find out the best cost, reliability, and features to boost your home sale without a realtor.
If you're looking to save money but feel daunted by the DIY aspect of selling your home, a traditional real estate agent might be a better fit.
Clever Real Estate offers a compelling alternative, negotiating flat 1.5% listing fees with full-service agents from renowned brokerages like Keller Williams and RE/MAX. This rate is significantly lower than the typical 2.5-3% charged by seller's agents, potentially saving you thousands of dollars and sparing you the complexities of selling your home on your own.
The best flat fee MLS listing services for 2024
Listing Fee
Customer Rating
Editor's Take
Overview
Locations
Unreal Estate has a variety of plans at competitive rates. Its Starter plan gets you on the MLS; you don't have to pay until your house sells. However, this package allows only five photos, which likely isn't enough to properly display your home.
The Basic plan has a reasonable price, but the photo limit is still low at 15, and you have to settle for chat- or email-only support. We think the Deluxe and Premium plans offer the best overall value, since they both have high photo limits.
Note: Clever has partnered with Unreal Estate, so if you use code Clever, Unreal Estate drops the 0.5% charge on its Basic, Deluxe, and Premium plans. Instead, you pay a flat rate of $99, $250, or $450.
Pros
- Only pay for MLS listing if you sell
- User-friendly online platform
- Discount through using Clever referral code
Cons
- Limited photos allowed
- Less personalized support
Listing Fee
Customer Rating
Editor's Take
Overview
Locations
ISoldMyHouse.com offers homeowners a budget-friendly solution to sell their properties through its flat fee MLS listing service. It has various service levels tailored to sellers' needs, including connections to full-service agents at discounted rates.
Known for its user-friendly platform, the company garners positive reviews for ease of use, commission cost savings, and responsive customer support. However, it may lack the in-person agent support and comprehensive services found with some competitors.
Pros
- Affordable listing options
- Mostly positive customer reviews
- Responsive customer service
Cons
- Basic package lacks comprehensive services
- Primarily online customer service interactions
Listing Fee
Customer Rating
Editor's Take
Overview
Locations
Homecoin is a flat fee MLS listing service that's easy to use. It charges $95 for an MLS listing, and you can purchase additional services à la carte. However, its add-ons are pricey compared to similar companies.
If you want a DIY sale and a no-frills MLS listing, Homecoin offers the best MLS package. But if you need extra services, you're better off looking elsewhere.
Pros
- Highly affordable
- User autonomy in the sales process
- Positive customer feedback
Cons
- Limited support
- Extra fees for additional services
- Availability limited to 22 states
Listing Fee
Customer Rating
Editor's Take
Overview
Locations
Houzeo stands out in the flat fee MLS listing service market for its user-friendly flat fee MLS listing services, offering various packages for sellers across the country. Its tools for scheduling showings and reviewing offers streamline the process for those selling their own homes.
With positive feedback on platforms like Google and Trustpilot, customers often commend Houzeo for its efficiency. The service's range of plans, from the cost-effective Gold plan to the more inclusive Platinum plan, ensures there's a suitable option for every seller's needs.
Pros
- Nationwide coverage
- Enhanced visibility
- Very easy to use
Cons
- Limited marketing services
- Potential for higher costs
- Quality of agents can vary
Listing Fee
Customer Rating
Editor's Take
Service packages
Locations
HomeZu stands out in the flat fee MLS market with its high customer satisfaction ratings. It typically offers a single MLS package across most states, but some areas benefit from an upgraded premium option, which notably includes a contract review by a licensed agent.
The basic package is well-regarded for its value, allowing for over 25 photos, free cancellations, and listing adjustments. However, extending the listing to 12 months incurs an additional $99 fee. While the contract review option is priced competitively, it's worth noting that only one review is included, with each subsequent review costing $100, potentially adding up for those requiring multiple reviews.
Additionally, HomeZu takes a small percentage (0.1%) of the buyer's agent commission.
Pros
- High customer ratings
- Value-packed basic MLS package
- Free listing modifications and cancellation
Cons
- Premium features can be costly
- Contract Review package isn’t available everywhere
- Retains a small percentage of the buyer's agent fee
Listing Fee
Customer Rating
Editor's Take
Overview
Locations
Beycome, based in South Miami since 2020, offers budget-friendly MLS listing packages for sellers. Known for its easy-to-use platform and innovative services, from basic listings to concierge support, it focuses on saving costs and giving control to homeowners.
Customers appreciate its straightforward approach and the savings they achieve, but note the lack of in-person support.
Ideal for tech-savvy users, Beycome may fall short for those seeking full-service real estate guidance. While it offers unique benefits like cashback for buyers, comparing it with other services for a complete picture is recommended.
Pros
- Affordable service packages
- User-friendly platform
- Cashback incentives for buyers
Cons
- Limited in-person support
- Not ideal for extensive guidance
Listing Fee
Customer Rating
Editor's Take
Overview
Locations
List With Freedom offers homeowners an affordable way to list on the MLS with a flat fee, avoiding traditional commission costs. Prices range from $149 to $295, appealing to various budgets and needs.
While valued for its cost-effectiveness and user-friendly platform, it lacks extras like professional photography or staging advice. It suits sellers wanting a budget-friendly listing option with control over their sale, but those seeking comprehensive support may look elsewhere.
Pros
- Cost-effective pricing
- Sellers control their listing process
- Easy to use
Cons
- Limited add-on services
- Some competitors offer more comprehensive suppor
- Mixed customer reviews
Flat fee MLS listing services by state
There are hundreds (if not thousands) of flat fee MLS companies in the United States. While big players such as Houzeo offer services nationwide, many uber-local flat fee MLS companies are also available.
The potential benefits of opting for a homegrown service include more local market knowledge, more control over your listing, and better communication.
It’s also worth mentioning that many national services refer you to a local realtor or brokerage. So, you might as well skip the middleman and work directly with a flat fee listing service in your area.
Find your state below to compare flat fee MLS listing services near you.
Should I use a flat fee MLS listing service?
Deciding whether to use a flat fee MLS listing service hinges on key factors.
This service best suits home sellers confident and experienced in managing their own sales. If you're familiar with the for sale by owner (FSBO) approach and comfortable taking on the responsibilities, a flat fee MLS listing can be an excellent choice.
It's particularly advantageous for those who prefer a hands-on, DIY method of selling. By choosing this route, you could save approximately 2.83% in realtor commissions – the current national real estate commission rate reported by Clever Real Estate. This choice offers financial advantages and grants you complete control over the sales process from start to finish.
However, selling your home without an agent's help can be challenging and time-intensive. You'll be responsible for setting the price, marketing your home, and negotiating deals. Keep in mind, even with FSBO, you're likely to pay a buyer's agent commission, which averages 2.66% nationwide, but varies by state.
For those with the know-how, selling FSBO can be a fulfilling journey and a flat fee MLS service can be a valuable tool in this process. But if your primary goal is to save money, consider the advantages discount real estate brokers, which provide a more comprehensive service at a better value than going it alone.
» SAVE: Find top local agents and get a 1.5% listing fee!
What are the benefits of a flat fee MLS listing?
You can save money on realtor commission
You could save thousands of dollars using a flat fee listing service instead of paying a listing agent commission. Most flat fee MLS listing companies charge just a few hundred dollars — and some no-frills options are less than $100.
By comparison, a traditional listing agent charges around 2.5–3% of the final sale price. On a $500,000 home sale, a 3% commission would cost you $15,000. But be aware that selling without a realtor comes with risks that could mean you lose money in the long run.
You can pay just for the services you need
Many flat fee MLS listing companies let you pick the services you need. In addition to an MLS listing, they often offer à-la-carte services like pricing assistance, lockboxes, yard signs, and marketing materials.
You don't have to pay for services you won't use. For example, if you're comfortable negotiating with buyers but want help with closing, you can opt for a plan that includes support with closing but not negotiations.
You have more control over your sale
If you want control over how your home is priced and marketed, selling without a realtor may be appealing. While it’s more work for you, you get the final say over every step of the home selling process.
This control means you negotiate directly with buyers or buyer's agents. Troy Janes, who sold without a realtor, explains, “We could speak directly with the seller and negotiate the terms of the deal rather than going through the formal, time-consuming process of filling out forms for every little thing.”
» JUMP: Find the best flat fee MLS service near you
What are the risks of a flat fee MLS listing?
Homes sold without a realtor make less
Data from Clever Real Estate reveals a notable difference in sale prices between homes sold with and without a realtor. On average, sellers using an agent earn nearly $50,000 more than those who use it alone.[1] Another study by the National Association of Realtors reports that agents frequently secure sales at the full asking price, or even higher.[2]
This significant difference in sale prices negates any savings from bypassing the typical 2.5–3% listing agent commission. A realtor's expertise and negotiation skills can be crucial in maximizing your home's sale price.
These homes sell for less for many reasons. DIY sellers can make serious pricing mistakes or fail to negotiate effectively with experienced buyer's agents. Clever's data supports this: Of those who sold without an agent in our survey, 50% say they wish they priced differently, compared to 28% of those who used a realtor.
Another factor is buyer agents' reluctance to show flat fee MLS listings. Many assume that working with FSBO sellers is more challenging, as it often requires them to handle tasks typically done by the seller's agent.
As realtor Kristyn Grewell points out, buyer agents working with FSBO sellers might do more work for the same commission. This can lead them to prioritize other listings, resulting in less exposure and competition for FSBO properties, negatively impacting the final sale price.
Deals can fall through during negotiations
Some buyer's agents can be aggressive when negotiating with FSBO sellers. They assume the seller is inexperienced and doesn’t know what a fair deal looks like. As Grewell says, “There are some agents that are kind of bulldogs out there, especially when it comes to negotiations after we're under contract, like for repairs.”
Buyer's agents may demand that you make repairs, or they'll walk away. However, if they were dealing with a listing agent, they’d likely show more flexibility. The listing agent could make a counteroffer, such as a home warranty instead of repairs, which sellers are less likely to think of themselves.
Similarly, some FSBO sellers can be too inflexible. Grewell continues, “If you get yourself stuck saying I'm not doing any repairs, and you don't have [an agent] saying, just spend the $1,000 dollars and get this to closing, sometimes [the seller] will get tunnel vision and let a deal go because they're being stubborn.”
Being your own realtor is hard work
When you sell without a realtor, you take on most of the tasks a realtor would do. This includes writing a listing description, pricing your home, taking photos, marketing, hosting showings, negotiating with buyer's agents, and closing.
Even if you choose a pricier flat fee MLS plan with extra support, it'll usually fall short of what you’d get with a full-service realtor. If any issues arise, you'll be responsible for dealing with them. As Grewell says, all of this work can leave FSBO sellers feeling like they’re “just putting out fires and it can be very stressful.”
Selling your home is difficult, even with a flat-fee MLS company to handle your listing. Add in hidden fees, a la carte services, and premium service tiers, and you'll save a lot less than you planned, but still be stuck with most of the work.
There's a better option. Clever pre-negotiates cheaper listing fees with the top agents in your area. You still save on commission, while getting the support of a full-service agent.
- Clever partner agents offer full-service support for a fraction of the full-service price: a 1.5% listing fee — half the typical rate.
- Clever sellers save an average of $7,000 on commission AND they get offers 2.8x faster than the national average
Ready to find real estate agents who can help you save thousands on your sale? Enter your zip code below to get started!
How much does a flat fee MLS listing cost?
A flat fee MLS listing service charges $100–400 for a basic package. These plans include at least a 6-month MLS listing and 4 or more photos.
Most companies also offer premium flat fee packages for a few hundred more. These plans can include longer listing terms, more pictures of your home, and help negotiating with buyers. Plans with broker support sometimes cost a flat fee and a percentage of the sale price at closing, usually 0.5–1%.
You can also find add-ons, like "for sale" signs and lockboxes, for around $25–100 each.
The value of premium plans depends a lot on the company. For example, Congress Realty and Houzeo offer $399 plans, but only Congress Realty’s includes call forwarding. This service is essential if you don’t want to miss out on interested buyers. To get call forwarding with Houzeo, upgrade to a plan that costs at least $999.
How much can I save with a flat fee MLS listing?
Using a flat fee MLS listing service, you could save thousands of dollars on real estate commissions.
But your actual savings depend on how much your house sells for. Homes sold without an agent sell for around 5.5% less than homes sold with an agent, potentially wiping out the savings you’d get by not paying a 2.5–3% listing fee.
Here's how much you could save, assuming a typical 3% fee for a listing agent and a $299 flat rate for an MLS listing.
| Home sale price | Typical full-service listing commission | Typical flat fee MLS listing cost | Potential savings |
|---|---|---|---|
| $100,000 | $3,000 | $299 | $2,701 |
| $200,000 | $6,000 | $299 | $5,701 |
| $350,000 | $10,500 | $299 | $10,201 |
| $500,000 | $15,000 | $299 | $14,701 |
| $1,000,000 | $30,000 | $299 | $29,701 |
When you use a flat fee service, you'll probably still have to pay a 2–3% commission to the buyer's agent. The buyer’s agent commission comes from the sale proceeds, so it’s up to the seller to decide how much to offer.
You can technically offer less than the standard 2–3%, making your house much harder to sell. Fewer buyers will see your property, which means less competition and potentially a lower sale price.
As realtor Kristyn Grewell says, “Agents aren't going to work for free. In the US, buyers in most markets don't expect to pay a commission to an agent. Offering none isn't going to get your house shown.”
Flat fee MLS listing vs. full-service realtor
Besides cost, the difference between a full-service agent and a flat fee MLS listing company is the quality and amount of services they offer.
When you sell FSBO using an MLS listing service, you miss out on a traditional realtor's expertise and comprehensive service.
While some FSBO sellers find the experience rewarding, selling your house alone isn't easy. Roughly 10% of sellers who try a FSBO sale eventually give up and hire a full-service listing agent.
» COMPARE: The full savings and value of a flat fee realtor vs. a flat fee MLS service
What do you get with a flat fee MLS listing?
At a minimum, a flat fee MLS listing company lists your house on your local MLS, typically for 6–12 months. Basic packages tend to limit the number of photos you can upload (sometimes as low as four) and may charge for listing changes and cancellations. Many plans include disclosure forms and a comparative marketing analysis to help you price your home.
You can get more services by upgrading to a more expensive package. A premium plan may include:
- A lockbox
- Online appointment scheduling
- DocuSign
- Professional photography
- Pricing assistance
- Agent support during negotiations
- Paperwork assistance
However, premium packages can be of poor value overall. The price may include a flat rate and a percentage at closing, making it expensive. If you need extra support, you’re usually better off finding a discount real estate agent who offers full service.
What do you get with a full service real estate agent?
When you work with a full-service agent, you get access to a suite of services that can be incredibly valuable to someone trying to sell their home. Typical services include:
- Conducting a CMA report
- Creating an MLS listing
- Marketing your home
- Negotiating with buyer's agents
- Getting professional photography
- Home staging
- Scheduling and hosting showings
- Helping with paperwork
Full-service agents are trained professionals who can advocate for you. They know from experience what's fair in a real estate transaction and what red flags to avoid. For example, they can effectively vet potential buyers’ financing, which can help you avoid deals falling through at the last minute.
What is the best flat fee MLS listing service?
The best flat fee MLS listing service depends on how much experience you have selling homes and how much support you need.
A no-frills plan may be best if you're a highly experienced seller. For example, Homecoin has a $95 flat fee plan for sellers who want a more DIY approach.
If you need more support in certain areas, like contracts or pricing, you should see what add-ons or premium plans are available in your area. For example, HomeZu has a contract review package where an agent reviews your sale agreement before you make it final.
Which flat fee MLS listing service should you use?
When comparing flat fee MLS services, it’s important to consider your specific needs and goals, because they'll dictate which features matter most to you. We've broken down some of the most important factors when evaluating different companies:
Alternatives to a flat fee MLS listing
Suppose you’re looking to save on real estate agent commission but are wary of the heavy lifting that typically comes with an FSBO listing. In that case, there are several alternative options worth considering.
Sell with a discount real estate broker
Discount realtors provide real estate services for a reduced commission or flat fee. They're a good option to avoid the risks of using a flat fee MLS service but save money on realtor commissions.
Discount real estate brokers are more expensive than flat fee MLS services, but you're more likely to sell for a better price because you’re working with an expert. Many discount realtors offer the same full service as traditional real estate agents, so you don’t need to worry about sacrificing quality for savings.
Sell FSBO without an MLS listing
Technically, you don’t need an MLS listing to sell your house. You can simply advertise it for sale on a few websites. Some of these sites are exclusively for real estate listings, while others have various items for sale.
Free FSBO listing websites include:
- Craigslist
- Facebook Marketplace
- ForSaleByOwner.com
- Zillow
However, selling FSBO without an MLS listing is rarely successful.
Your listing won’t be reposted to other sites like Realtor.com. The only people who see it will be those who visit the particular site you posted on. Also, buyer's agents heavily rely on the MLS to find homes for their clients. If your home isn’t on the MLS, not many buyers or buyer's agents will see it.
Many of the buyers who do visit FSBO websites are real estate investors. They usually want to buy homes for less than market value and flip them for a profit, so they probably won't offer a fair price.
Finally, even if you don't use the MLS, you must still follow local real estate laws and FSBO paperwork requirements.
FAQ about flat fee MLS listing services
Is a flat fee MLS legal?
Flat fee MLS listings are legal, but some states have minimum service laws that require companies to provide more than an MLS listing. Some states require only a little extra support, while others require much more hands-on service. If you live in a minimum service state, flat fee companies may be more expensive.
States and territories with minimum service mandates include AL, DC, ID, IL, IN, IA, KS, MO, OR, TX, UT, WA, WV. Additionally, DE, FL, NV, NM, OH, PA, TN, and WI have minimum service legislation but allow consumers to waive these requirements if they choose to work with a flat fee MLS service.
Do you need a flat fee MLS listing service to get your home on Zillow?
No. You can post your home for sale by owner (FSBO) on Zillow for free without working with a real estate agent or paying an MLS listing service to list your home for you.
Do flat fee MLS listings work?
Choosing a flat fee service ensures that the greatest number of interested buyers sees your home and is an effective way to save on commission costs. However, having your home seen by buyers is only part of the home selling process.
Unless you're willing to devote the substantial time and effort necessary to sell your home FSBO, you can expect mixed results using a flat fee MLS listing company.