How to List on the MLS Without a Realtor (2024 Guide)

The real estate market is competitive, and as a homeowner, you want every advantage to get the best price for your home.

However, of the thousands of homeowners who listed their homes for sale by owner (FSBO) in 2023, only 5% of those homes made it to a multiple listing service (MLS).^[1] This low MLS presence occurs because many independent sellers don’t realize they can list on MLS without a realtor.

Partnering with a list-only MLS provider when selling FSBO is a solid option to reach more potential buyers and make the most money on your home listing without a realtor. According to a study from Bright MLS, MLS-listed homes sell for over $60,000 more than off-MLS listings.^[2]

By choosing to list on the MLS without a realtor, you can maximize your home's exposure and increase your chances of securing a higher sale price, while still maintaining control of your sale.

Why you need to list on the MLS in 2024

The MLS is a private database for realtors to share their inventory and increase potential sales. This collaborative marketplace allows selling agents to reach thousands of buying agents in an instant through online local MLS platforms.^[3]

Multiple listing services also syndicate listings with major online platforms like Zillow, Trulia, and Realtor.com to increase exposure to potential online buyers. Since most buyers browse online before consulting an agent, listing your home on these platforms is essential to reaching the most prospective buyers possible.

This combination of internal networking and external exposure increases the likelihood of selling above the listing price. This higher selling potential is often restricted to FSBO listings since it primarily functions as a private network for agents to share listings.

How to list on the MLS without a realtor

Accessing the MLS often requires working with a licensed agent or broker because it's an exclusive network for real estate agents.

However, you can bypass working with a full-service real estate agent by choosing a flat fee MLS service.

Flat fee MLS services offer listing-only options with licensed real estate professionals to post your home on the local MLS without paying high commission rates.

These companies often charge less than $500 for a basic listing with minimal support, and many offer comprehensive packages or a-la-carte services to simplify the FSBO process.

Flat fee listing packages may include:

• 6-12 months listing on MLS
• Access to professional photographers
• Home valuations with comparable sales
• Online listing management platforms
• Call and email forwarding services

One thing to remember is that you still sell your home FSBO when choosing flat fee services. Selling your home on your own requires more work than partnering with a selling agent, and independent sellers often need an agent to negotiate on their behalf to maximize profits.

How to choose a flat fee MLS service

1. Researching flat fee MLS providers

The easiest way to find your area's best flat fee MLS provider is to research local and national providers online. You can also leverage reviews from trusted real estate companies like Clever and customer reviews to reveal the value these companies bring.

Some national companies you may want to check out include:

• Unreal Estate
• ISoldMyHouse.com
• Homecoin

Understanding your needs from a flat fee MLS provider is also crucial to your decision. Research each listing service's packages and compare them to see which one best matches your real estate expertise and how comfortable you are at selling FSBO.

2. Choosing a package

Most flat fee listing services offer more comprehensive packages if you want to spend more. While aiming for the lowest price may seem like a good choice, higher-priced options tend to include features that make your listing more desirable.

For example, look at the differences between Unreal Estate’s free starter package and the $299 premium package:

In the grand scheme of things, features like more photos, lead call forwarding, and document review from experienced real estate professionals are well worth the extra $299.

These features will make your house more marketable, help you respond to more leads, and add extra protection when reviewing complex legal documents.

3. Preparing your home to list

Showcasing your home with proper staging, appealing photography, and a compelling property description is paramount for bringing people to your home.

An industry study found that all home buyers searched for a home online and the most valuable content on listings were photos and detailed information about properties.^[4]

How to set up your home to sell (like a pro)

• Minimize clutter, depersonalize the space, and clean thoroughly
• Mow your yard, weed landscaping, and pressure wash the exterior
• Take photos on a clear day and showcase natural light when possible
• Highlight unique features in your pictures and your property description
• Use descriptive language, stay concise, and proofread carefully

Hiring a professional can pay off if you're unsure of your photography skills. Professional photographers use the best equipment and techniques to highlight your home’s best features and leverage post-processing equipment to make your home shine.

4. Signing the agreement

Even though you won’t have a full service realtor as your chosen listing agent, you must sign a listing agreement so both parties know what to expect from the listing process. It’s essential to review a few things before signing your contract, like:

• Hidden fees. Carefully review your agreement to ensure you pay the agreed-upon price. Charges for extra photos, listing extensions, or broker assistance add up quickly.
• Cancellation policies. Some list-only providers have strict cancellation policies that carry hefty penalties. Be sure to review the cancellation terms carefully before agreeing to the deal.
• Transparent seller responsibilities. Double-check the listing agreement to ensure it clearly states each party’s obligations. If your list-only package includes features like professional photography or contract review, make sure the agreement lists them.

Taking the time to review the ins and outs of your listing agreement will prevent surprises later on in the selling process. If you notice any part of the agreement that doesn’t make sense, ask your provider clarifying questions or consult a trusted real estate attorney to review the deal with you.

5. Submitting your listing

Once you review and sign the listing agreement, you must submit your information to the MLS. Your provider will instruct you on delivering your photos and property description before the listing goes live.

National providers often have an online portal for submission, while local agents may use email to share this info. Before you submit your information, follow these guidelines for the best outcome:

• Share the maximum number of photos allowed in your listing package
• Arrange photos in a logical order as if you’re taking a home tour
• Perform one final edit on your property description for readability and clarity

It is also essential to review your listing once it goes live on the MLS. If you notice any necessary adjustments, contact your provider right away to avoid confusion when potential buyers (or buying agents) find your home online.

Alternatives to listing on the MLS without a realtor

Low commission real estate companies

If you want to avoid high realtor commissions but still want the support of a real estate professional, look into low commission real estate brokers. These companies offer lower commissions than traditional agents while providing similar services.

Working with a low-commission realtor can score you lower listing fees (typically between 1-2%). However, some low-commission realtors offer less support than other options, and many handle a heavy workload to offset the decreased earnings.

An agent matching service like Clever Real Estate is an option for getting all the low-commission benefits without the potential drawbacks. Clever negotiates with reputable agents from top brokerages like Re/Max and Century21 to get you experienced agents at a lower cost.

Sell to a cash buyer or investor

Selling directly to a cash buyer or real estate investor lets you close your home quickly without needing repairs, staging, or negotiations. But that speed and convenience comes with a few drawbacks:

• You'll make less than fair market value when selling your home
• Cash deals are “take it or leave it” with little room for negotiation
• Higher potential for bad deals and scams

Real estate investors purchase properties to turn a profit, which means they want to buy your home for the lowest price possible. If you work with a cash buyer, entertain multiple offers and closely review contracts to ensure you agree to a legit deal.

For sale by owner without MLS

You technically don’t need the MLS to sell your home (although it'll really help you).

Online platforms like Zillow, Craigslist, Facebook Marketplace, and other FSBO-specific websites can increase your visibility while maintaining complete control over the selling process. You can also improve your local presence through traditional methods like yard signs, community bulletin boards, local newspapers, and word of mouth.

But there’s a big downside to selling FSBO without leveraging the MLS. You miss out on marketing your home to thousands of potential buying agents who use the MLS as their primary source for leads, leading to less competitive offers and a potentially longer selling period.

Generally, listing on the MLS is your best bet for increased marketability, a quick sale, and the potential to make the most for your home.