What Is the MLS? Navigating the Multiple Listings Service

The multiple listing service (MLS) is a database that allows real estate agents and  brokers to share information about properties that are for sale in a local area. This tool has roots that date back to the late 1800s and has since evolved from paper listings into a comprehensive digital service. 

The MLS is a tool that helps connect home sellers to potential buyers in their area. There is not a national MLS. Instead, over 800 local multiple listings services cover different regions throughout the country. A broker lists a property they represent on the MLS, allowing for exposure directly to buyers or buyer’s agents. 

“The MLS is a really unique service,” says Scott Shuffield, a real estate agent based out of South Florida. “It’s one of the few services where many competitors have all agreed to post their listings for the consumer’s benefit in one place.” 

The MLS is a valuable tool for anyone looking to sell, purchase, rent or invest. It includes residential and commercial listings for sale, vacant land and properties available for rent.

The MLS will include property details such as square footage and the number of bedrooms and bathrooms. It will also provide the price and tax history, school district, and more. A property’s sales history will also be listed, which is helpful for buyers who plan to submit an offer. 

The MLS thrives in an internet-based society but the service did not originate online. It dates back to the late 1800s, when real estate brokers would meet in person and share information on properties they were trying to sell. Any brokers who helped bring buyers to the properties that other brokers represented were compensated as part of the deal. 

By 1907, this informal exchange of information became the multiple listing service. Paper listings were eventually replaced by digital listings, leading to the internet-based MLS we know today. 

Today, the internet is a critical tool in the home search for buyers. According to a study from the National Association of Realtors (NAR), 97 percent of homebuyers used the internet to find a home in 2020. The same study shows that most generations are most likely to find the home they will buy by first being exposed to it online. The only exception is the Silent Generation, or those born between 1928 and 1945.

Whether buyers realize it or not, they benefit from the convenience of the MLS when they search for homes for sale in their area. Real estate websites pull data from local multiple listing services to show all publicly listed homes for sale in one place. 

Shuffield explains that the MLS is controlled and operated by each local or semi-local group of real estate associations. In a typical home sale situation, a seller will hire a real estate agent who works for a broker. That broker gets the information on the property and does more research to ensure all that information is correct. The property is then listed under the broker’s name in the MLS, along with photos and listing details. 

Every property currently listed for sale publicly needs to be listed on the MLS. “It’s an agreement that any broker who’s a member of the NAR makes,” Shuffield says. “Generally, their local association requires it, too.” 

Licensed brokers registered through their local association are the only people authorized to list a property on the MLS. These brokers do not need to pay a fee to list an individual property on the MLS. However, their annual dues cover their ability to list on the service. 

If you decide to sell for sale by owner, you cannot list the property on the MLS on your own. You may be able to find a flat-fee MLS listing service, where a listing agent charges to list the property but does not provide any other services. 

• Buyers and sellers only have to work with one trusted agent.
• Agents can connect their clients with more properties, thus facilitating sales more efficiently. 

“In many other countries, where there is no MLS, buyers are forced to go to multiple private brokerages to see listings that are available,” Shuffield explains. “By the same token, sellers often have to work with multiple brokers to list their property. I’ve heard of cases where they have five different broker signs on the property.” 
Since the MLS allows sellers to work with just one broker, they can choose a real estate professional who is knowledgeable about the area and current market conditions. Without the MLS, they’d have to work with multiple agents to get an appropriate amount of exposure. 

One of the best ways to navigate the MLS is to clearly understand your budget, wants and needs. 

“Narrow down your parameters for an effective search,” Shuffield suggests. “That’s considering questions like location, size, budget, number of beds and baths, and school district.” 

Each MLS website will have its comprehensive search tool, allowing you to input your specific criteria. Then, you will be shown homes in your area that adhere to those parameters. Many digital MLS platforms also have a “save search” feature, so you don’t have to input the same details every time you visit the site. 

Your real estate agent is there to help you find your dream home, so it only makes sense to leverage their insights on a property early in your search. Sit down with your agent at the start of your home search for a consultation to discuss your wants and needs. They can provide valuable information on the state of the market, pricing and neighborhoods that offer what you’re looking for. 

Your agent is an important person to consult when you find a listing on the MLS that piques your interest. They may be able to decipher key details about the property that you could miss, such as potential zoning or building issues.

After the property is officially listed on the market, it will go live on the MLS. Home sellers want to ensure their property is in good shape before that listing goes live since the process can move quickly. 

Shuffield says, “Because you can put in photos and a 3D tour, sellers should consider professional high-quality photos.” 

Before hiring a photographer, sellers should consider preparing their home for sale, both inside and out. Some of the tasks required can cost money, but Shuffield says that sellers often get the biggest return on their investment with decluttering, deep cleaning, painting and landscaping. Some homeowners may also choose to repair major systems or hire a stager. 

There are endless real estate agents to choose from when listing your home for sale. It’s important to research potential agents carefully. 

You want to ensure that the agent representing your property will provide the services you’re looking for. They should know your neighborhood and have experience with properties that are similar to yours. 

What is a multiple listing clause in real estate? You may have to sign a multiple listing clause when working exclusively with a real estate agent. This states that your real estate agent can distribute your property listing to other brokers through the MLS system. 

Why would a house have two listings? Typically, a property should only have one listing on the MLS. However, a property might be listed twice if it’s marketed under two separate categories. For example, if a homeowner is selling a house that is considered a teardown, the property might be listed under the single-family home category and the land category.

What does MLS in real estate mean? MLS stands for multiple listing service. This is a database where brokers list the properties they represent, allowing exposure to other brokers and real estate agents in their area. Each region has its own MLS database, allowing seller’s agents to connect with local buyer’s agents to facilitate sales quickly and effectively. 

What is the largest MLS in Georgia? First Multiple Listing Service (FMLS) is the largest local MLS in Georgia and one of the largest multiple listing services in the United States.