How to Get MLS Access to Real Estate Listings
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Richard Haddad Executive EditorRichard Haddad is the executive editor of HomeLight.com. He works with an experienced content team that oversees the company’s blog featuring in-depth articles about the home buying and selling process, homeownership news, home care and design tips, and related real estate trends. Previously, he served as an editor and content producer for World Company, Gannett, and Western News & Info, where he also served as news director and director of internet operations.
Whether you’re a homebuyer, a seller, or an investor, access to the most comprehensive and up-to-date property listings can make all the difference in your real estate deal. This is where the Multiple Listing Service (MLS) comes in — a goldmine of property information. But how do you get MLS access? Are you allowed to view all the MLS data without a Realtor?
In this post, we’ll guide you through these and other MLS questions, including what it is, how to gain access (with or without a Realtor), and share expert buyer and seller insights from a top-rated real estate agent.
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What is the MLS?
The multiple listing service (MLS) is the backbone of the real estate market. It’s a comprehensive database of property listings, providing detailed information on homes for sale. Compiled and maintained by real estate professionals, the MLS is more than just a list of homes; it includes critical details like price, property features, photos, and the home’s history.
This centralized system enables Realtors to share information about properties with each other, ensuring that buyers and sellers have access to a wide range of options and vital market data. According to the National Association of Realtors, nearly 90% of homes sold in the U.S. are sold on an MLS.
Christine Cahoon, a top Virginia real estate agent with nearly 20 years of experience, explains that most — but not all — MLS networks are owned by the local Realtor association board that created them.
“Some of them, in different areas, are partnered with multiple associations to form a [regional] MLS,” she says. “Ours is a broker-owned MLS called Hampton Roads.” The name refers to what’s known locally as the “Hampton Roads region,” where the MLS is made up of more than 670 broker firms and 10,000 active members. “So each MLS is different.”
How many MLS systems are there?
You might be surprised to learn that there isn’t just one MLS. In fact, there are over 800 MLS systems across the United States. Each one operates locally, reflecting the unique aspects and needs of its market area. These regional systems are interconnected, allowing real estate professionals to access a vast network of information and listings.
Which MLS serves your area? To see an interactive map showing examples of MLS networks throughout the country, visit this link on the National Association of Realtors website. The Real Estate Standards Organization also maintains an interactive MLS map.
This fragmentation means that access to one MLS doesn’t guarantee access to all, highlighting the importance of local expertise in real estate transactions.
Who can directly access the MLS?
Direct access to the MLS is typically reserved for real estate professionals who are members of the MLS and have a real estate license. This includes Realtors, brokers, their unlicensed assistants, and appraisers who pay dues and adhere to a strict set of rules and ethics defined by the MLS and their local real estate boards.
This exclusivity ensures that the information remains accurate and up-to-date, safeguarded by professionals who understand the market. Restricting the public from full and direct MLS access is a matter of privacy, as many listings contain information on how to access the house, possibly sensitive property features, and detailed ownership history.
For those outside the real estate profession, gaining access to the buyer and seller information that’s meant to be shared is essential, and typically done through a licensed real estate agent. However, there are ways to access the sharable MLS listings yourself through some creative strategies.
How can homebuyers and sellers get MLS access?
The MLS stands out as the most comprehensive source of information, but as noted above, direct access is generally restricted to industry professionals. However, there are several ways homebuyers and sellers can tap into this resource indirectly or through alternative methods.
1. Partner with a Realtor
The most straightforward way to gain MLS access is by partnering with a Realtor. Real estate agents have unrestricted access to their local MLS and can provide you with listings that match your criteria, offer insights into the market, and guide you through the buying or selling process. Their expertise and access can be invaluable in finding the perfect home or buyer.
Cahoon says that an agent will use the MLS for much more than just a few photos and a property description. She believes the MLS listing done right is your first powerful shot at digital curb appeal.
“A seasoned real estate agent will include a lot of photos (I think we can now have 50 photos), [walkthrough] videos, and drone videos,” she explains. “Also, being able to advertise the open house in the MLS is another way that gets your home sold, and that also syndicates to all those other third-party providers, like Realtor.com, Truly, and Zillow.”
2. Use popular real estate websites
Several popular real estate websites compile listings from various MLS systems and make them available to the public. Sites like Zillow, Realtor.com, and Redfin offer user-friendly interfaces to search for properties nationwide. While these websites are incredibly convenient, they may not always be as up-to-date or comprehensive as direct MLS access through a Realtor.
Cahoon explains that sites like Realtor.com must pull listings from the local MLS systems. “So Realtor.com does not get updated as quickly as our true source of the MLS, where we, as real estate agents, update our information, put them in there, and that is the first source of how information is obtained.”
The time frame for a listing or change to display on sites like Realtor.com can take anywhere from 30 minutes to 24 hours or longer, depending on their feed agreement with the local MLS. Immediate access to MLS listings is a significant advantage for both buyers and sellers, as it allows them to stay ahead in a competitive real estate market.
“When you partner with a real estate agent, they’re going to set you up in the feed with immediate information,” Cahoon says. “[Buyers] are not going to have to check Zillow or Trulia, or whatever, every day. You’ll get listings emailed to you that say, ‘Hey, 123 Main Street matched your criteria.’ And a lot of seller clients will become frustrated because their listings may not show on those third-party sites right away.”
3. Check public MLS listings online
Some MLS systems offer a limited version of their listings to the public through their websites. These public portals, such as Bright MLS, allow users to search for properties within the MLS’s coverage area, providing a glimpse into the local real estate market. However, these public MLS portals are not available in all locations and the information might be more limited compared to what is accessible through a Realtor.
Privacy is still maintained: When using these options to get access to the MLS, there are still fields that are only visible to fully authorized users like licensed Realtors. These hidden fields include such details as security door/gate access codes, commission offerings, seller privacy concerns, and agent showing instructions.
4. Find individual Realtor IDX websites
Another avenue to explore for MLS access is through individual Realtor Internet Data Exchange (IDX) websites. An IDX website showcases a syndication of the local MLS feed, hosted on a real estate agent’s own site. These websites allow you to search for properties in your area quickly and for free.
While using an IDX website isn’t the same as direct MLS access, it offers another way to look at local properties. Moreover, a Realtor’s website might provide additional insights, such as local commentary or blog posts about specific properties they’re marketing. The most seasoned agents know the value of maintaining an IDX website.
“When time is of the essence in a competitive market, we are able to get [buyers] in to see the home right away,” Cahoon says. “As a buyer, you want to be the first one to see it, the first one there to write a strong offer, especially on a home that meets your specific criteria.”
Limited availability: This IDX website MLS access strategy can be hit or miss. According to the marketing software site HubSpot, only 69% of real estate professionals have a website.
5. Work with a flat fee MLS listing service
For sellers, using a flat fee MLS listing service is another option to consider. This service allows you to list your property on the MLS for a flat fee, without partnering with a traditional real estate agent for the full range of services.
Examples of reputable flat fee MLS service providers include:
A flat fee MLS company can be a cost-effective way to ensure your home is visible to agents and buyers, though you’ll likely be responsible for managing most of the selling process yourself.
The cost of a flat fee service can range from $99 for a basic MLS listing to $5,000 dollars if you decide to purchase additional services, such as marketing tools and help from a licensed real estate agent. Some services, like Unreal Estate, offer a starter package for free, and you only pay the flat fee if you sell your home.
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Is a flat fee MLS service a good choice for me?
Cahoon acknowledges that, for some, a flat fee MLS service might be a good fit. However, as a top-rated agent who works with nearly 70% more single-family homes than average agents in her market, she cautions that sellers may be gambling on how fast their home gets sold and how much proceeds they might leave on the table.
“With a flat fee service, maybe you’ll get professional photography, maybe you won’t. More than likely, you won’t. So [you may forfeit] professional photography, drone photography, virtual tours, scheduling of showings, and negotiating a contract.”
Cahoon adds that a flat fee service also may not qualify your prospective buyers like a full-service agent. “You might face more of the fallout rate of people falling in love with [your home] and then not being able to qualify — because now student loans have come into play, the interest rates are higher. People are not qualifying as quickly and easily as they used to.”
“Being able to negotiate, write a strong offer, have that offer accepted, and go to closing are the most important things as far as having a real estate agent on your team,” Cahoon summarizes.
Proceeds: Flat free MLS or FSBO vs. agent
“In an ever-changing market, a lot of people sometimes think, ‘I’ll just put a sign in the yard.’ Well, the statistics show that this kind of for-sale-by-owner strategy — or as just an MLS placement opportunity — they are losing between five and ten percent of what they could sell it for with a real estate agent.”
The National Association of Realtors (NAR) estimates the sale price difference can even be as much as 23% According to a 2023 NAR survey, the average FSBO home sold for $310,000 — significantly lower than $405,000 for homes that were sold with the help of a real estate agent.
“This is another reason why listing with a top agent is critical for netting you the most amount of money,” Cahoon says.
She adds, “We have a system that includes many things outside of what a MLS placement service would offer you. Yes, we put signs up, but we also do open-house postcards. We door knock the neighborhood. Use social media to drive traffic. We send daily reports… So the value is in hiring somebody that puts all of those pieces together, we put a big bow on it, and then we can tell the seller, ‘Here’s your $300,000 that you’ve netted, versus the $249,000 you would’ve gotten if you just put one sign in the yard and sold it by yourself.’”
Why would anyone else want direct MLS access?
While homebuyers and sellers benefit from MLS information, real estate investors, in particular, have a strong interest in gaining direct access. Investors rely on timely and comprehensive data to identify potential deals, analyze market trends, and make informed decisions quickly. Direct MLS access allows them to scout for properties with high investment potential, including those that might be ripe for flipping or renting.
Getting the first look at new listings can be especially crucial for investors looking to snap up properties in competitive markets.
Access to detailed property information, including price histories, neighborhood trends, and more, enables investors to spot opportunities that others might miss, making direct MLS access a powerful tool in their investment strategy. For this reason, many investors partner with investor-friendly agents who can give them direct access to the MLS.
A top agent can keep you connected
Whether you partner with a Realtor, use public websites, or work with a flat fee service, you have multiple paths to get MLS access and gain valuable insight into real estate listings.
If you’re ready to dive into the real estate market — as a buyer or a seller — and want personalized guidance, consider using HomeLight’s Agent Match platform. Our platform connects you with top, trusted real estate agents in your area, ensuring you have expert support every step of the way.
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