Learn how your MLS listing works, where it appears, how agents and buyers contact you, what you control and what to expect throughout your listing period.
The Multiple Listing Service (MLS) is the local property database used by participating real estate brokers and agents. It places your home or land where agents search for properties that meet their buyers' needs. Buyers working with agents are generally serious about purchasing, and many have already discussed financing or obtained loan prequalification.
Your MLS listing will also be distributed to hundreds of local and national real estate websites, including Realtor.com, Zillow, Homes.com and participating brokerage websites. This gives your property broad exposure to buyers and the real estate community without paying a percentage-based listing commission.
Yes. Select Premium Properties enters your property into the same local MLS database used by participating real estate agents in your area to find properties for their buyers. This places your property alongside other professionally listed homes and land rather than in a separate or lesser database.
Select Premium Properties, Inc. is the listing agency that will appear on your MLS listing. ExpressMLSListings.com is our marketing website and online listing platform; that website name will not appear as the listing agency.
Select Premium Properties is a professional brokerage name that does not label your property as a flat-fee or discounted listing. Your property is presented like other professional brokerage listings within the real estate community.
Your property is listed in the MLS by Select Premium Properties, Inc., a long-established licensed real estate brokerage. Express MLS Listings is our marketing website and online listing platform.
The MLS does not display the flat fee you paid to list your property. Unlike brokerage names that advertise a discount service, the name Select Premium Properties does not identify your property as a flat-fee listing. Your property appears as a professional brokerage listing, not as a discounted or owner-entered listing.
We are not a referral website that collects your order and passes it to an unknown brokerage. Your listing remains with Select Premium Properties throughout the listing period, giving you continuity and a clear understanding of which licensed brokerage is responsible for your listing.
Yes. Agents search the MLS for properties that meet their buyers' needs, regardless of which brokerage entered the listing or how the seller paid for the listing service. Your property appears as a professional Select Premium Properties brokerage listing.
Buyer agents communicate and work directly with you regarding property questions, showings, offers and negotiations. Many agents appreciate communicating directly with the seller, who is usually the person most familiar with the property.
Showing requests and agent inquiries are sent directly to you through the MLS showing service. Any buyer or agent inquiries our brokerage receives about your property are forwarded directly to you. We do not retain those leads or attempt to represent the buyer to earn buyer-agency compensation.
You communicate directly with interested buyers and agents and remain in control of showings, offers and negotiations.
ShowingTime is the showing service used by the MLSs we serve. It allows agents to request showing appointments online or through an app, while delivering those requests directly to you for approval.
You can manage your showing instructions and may receive feedback from agents after showings. The service is included with your MLS listing at no additional charge and can be turned off at your request.
Yes. Once your property is listed with Select Premium Properties, agents will see that it is already professionally listed. Agents should then contact you only when they have an interested buyer or need information about showing your property.
Select Premium Properties is licensed to provide MLS listings in participating areas throughout North Carolina, South Carolina, Georgia, Virginia, Maryland and Pennsylvania. Real estate brokerages may list properties only in states where they are properly licensed. Checking the brokerage name and licenses behind a listing website can help you determine whether the company will list your property directly or refer your order to another brokerage. Our coverage area includes numerous local MLS markets across all six states. View our coverage area.
The MLS places your property in the local database real estate agents use to find homes and land for their buyers. It also gives buyers and agents confidence that your property is professionally listed and ready to be shown.
After your property is entered into the MLS, it is distributed to major real estate websites and participating brokerage websites, providing considerably broader exposure than advertising it on individual consumer websites alone.
The MLS is the primary property database used by participating real estate brokers and agents. Websites such as Realtor.com, Zillow and Homes.com display selected information they receive from the MLS.
Your listing is entered and updated in the MLS first. Each independent website then determines which information and photos it displays and how frequently its website is updated.
Your MLS listing will be distributed to hundreds of local and national real estate websites, including Realtor.com, Zillow, Homes.com, Trulia, Redfin and participating brokerage websites such as RE/MAX, Keller Williams, Coldwell Banker and others.
Website participation varies by MLS, and individual websites may be added, removed or changed at any time. View more information about MLS listing destinations.
Your property is entered into the MLS first. Participating real estate websites then receive the listing through an MLS data feed.
Realtor.com reports that approximately 90% of its listings are updated every 15 minutes. Zillow states that listing information received through an updated MLS feed generally appears within 24 hours. Homes.com and other participating websites establish their own update schedules, so some listings or changes may take longer to appear.
Posting times are controlled by the MLS feed and each independent website.
You control the property information and photos submitted with your MLS listing. However, each real estate website decides which MLS fields, descriptions and photos it displays and how that information is arranged.
We can update the information in your MLS listing, but neither you nor our brokerage can directly control the format or content selected by an independent website.
Most major real estate websites do not display a property owner's contact information because those websites are designed to generate inquiries for participating agents.
The contact instructions you provide are included in the MLS listing and the MLS showing service so agents can reach you directly. Your phone number also appears with your property address on SelectPremiumHomes.com.
Additionally, any buyer or agent inquiries our brokerage receives about your property are forwarded to the email address you provide. Unlike companies that attempt to convert seller inquiries into buyer-agency clients, we do not retain your leads or try to represent the buyer to earn buyer-agency compensation. You communicate directly with interested buyers and agents.
Showing requests and agent inquiries are delivered directly to you through the MLS showing service. If our brokerage receives an inquiry about your property, we collect the person's contact information and forward it directly to you.
Unlike companies that attempt to convert seller inquiries into buyer-agency clients, we do not retain your leads or try to represent the buyer to earn buyer-agency compensation. You communicate directly with interested buyers and agents.
You may request a printable color flyer containing information from your MLS listing directly from us. It provides a convenient way to share the property's important details with visitors, prospective buyers or guests at an open house. Some participating real estate websites may also provide their own printing or sharing options.
You do not need to remove your existing For Sale By Owner listing. Once Zillow receives the new MLS listing feed, it will update the property and display it as an Agent Listing rather than under Other Listings. This allows your property to appear on the first page of results with other professionally listed homes.
Because Zillow receives a new agent listing through the MLS, the displayed Days on Market normally resets when the MLS listing is added. Zillow may continue to display the property's prior listing and price history.
Website views and saves show that your property is receiving exposure, but they do not necessarily represent qualified buyers who are ready to schedule a showing. The same person may view a listing more than once, and some visitors may be researching the market, comparing properties or saving homes for later. Automated programs and bots may also generate activity that inflates the displayed number of views.
If your listing receives substantial online attention without showings or offers, review how its price, photos, description, condition and features compare with competing properties. Online exposure brings buyers to the listing; the property's presentation and value determine whether they take the next step.
Once your property is listed in the MLS, any For Sale By Owner sign must be removed. Our professional Select Premium Properties agency sign lets buyers and agents know that your home or land is actively listed in the MLS. You may also use a generic "For Sale" sign, but it may not include the words "By Owner." View our professional sign options.
Yes. A lockbox is especially recommended when a property is vacant or when you cannot personally provide access for showings. You may rent one of our MLS lockboxes in eligible areas or provide your own combination lockbox. If you provide your own, give us the combination and we will place it securely in the MLS showing service so it is released to the agent only after a showing appointment is confirmed. View lockbox availability and pricing.
Signs and lockboxes are typically shipped by USPS Priority Mail and generally arrive within two to three days after your property is listed. A small shipping charge applies. Your sign is yours to keep; a rented MLS lockbox must be returned to us when your listing ends.
Yes. If you want time to receive and install your sign or lockbox before buyers begin visiting the property, choose a future showing date during the listing process. Your property will be entered into the MLS as Coming Soon until that date and will then become Active for showings. Your sign or lockbox will be processed and shipped after we receive your completed listing.
You may provide up to 50 property photos at no additional charge, giving you plenty of space to showcase your property's best features, rooms, improvements, outdoor areas, land and surrounding views. Your photos will be published in the MLS and distributed to associated real estate websites. Include a clear exterior photo of the property along with the other photos you want displayed. You may upload your photos through your online account or email them directly to us.
Yes. A virtual tour gives buyers another way to explore the property before scheduling a showing, which can be especially helpful for out-of-area buyers. You may add a link to your virtual tour at no additional charge. Include the link in the Special Instructions field during the listing process or email it to us, and we will add it to the appropriate MLS field.
After your property is listed, you will have access to a forms and resources library within your online account. Required property disclosure forms will be identified for you, helping you understand which documents should be completed and available to buyers and agents. The completed forms may be kept ready for showings or returned to us for upload to your MLS listing. Requirements vary by property and state, so the materials are provided for convenience and do not replace legal advice.
Making changes is easy through the Listing Change form available in your online account after your property is listed. Using the form gives both you and our brokerage a clear written record of the exact changes requested and helps us update the MLS accurately. For that reason, listing changes cannot be accepted by email, text or telephone.
You may include as many changes as needed on one form. Changes submitted within the first 24 hours after your listing is entered into the MLS are free, giving you an opportunity to review the completed listing and correct or refine anything you notice. After that period, a $20 fee applies to each submitted change form. Changes are generally completed within a few hours after we receive them.
You remain in control of the information used to market your property, including your property description, directions and showing or listing instructions. Because the MLS is designed to present listing information consistently, some fields use standardized choices that cannot be customized. Any personalized remarks or instructions must also comply with Fair Housing laws and applicable MLS rules.
You manage the offer and purchase-contract process directly, including deciding which terms to accept and communicating with the buyer or buyer's agent. As the listing brokerage, Select Premium Properties must still receive and maintain required transaction documents for brokerage, MLS and regulatory compliance.
Please provide us with copies of the fully executed purchase contract, applicable addenda, amendments and the final Closing Disclosure or settlement statement.
You communicate and negotiate directly with the buyer or buyer's agent, allowing you to remain in control of the price, terms and decisions affecting your sale.
If you want additional guidance, unlimited purchase-contract reviews with the broker are available for $299. The broker can review offers with you and explain important provisions while you continue to make the decisions and communicate your response.
Yes. Unlimited purchase-contract reviews with the broker are available for $299. The broker will review your offers with you and help you understand important terms, contingencies, deadlines and other provisions.
You remain in control of the sale, make the final decisions and communicate directly with the buyer or buyer's agent.
No. Under current NAR and MLS rules, offers of buyer-agent compensation must be kept separate from the MLS. The policy separates the marketing of the property from compensation discussions and allows compensation to be negotiated directly between the parties. An offer therefore cannot be displayed in the public or agent remarks, photos, virtual tours, uploaded documents or links included with the listing.
This rule does not prevent you from offering compensation. You may still choose to discuss and negotiate it directly with the agent who brings you a buyer. Whether to offer compensation and the amount offered are your decisions; broker compensation is not set by law and is fully negotiable.
You may choose to offer buyer-agent compensation outside the MLS. The amount, if any, is negotiated directly with the agent who brings you a buyer, allowing you to consider the requested compensation along with the price and other terms of the offer. We highly recommend putting any compensation agreement in writing so both parties clearly understand the amount, conditions and timing of payment.
Broker compensation is not set by law and is fully negotiable. An offer of compensation may not be included anywhere in the MLS listing or in content linked from the MLS.
Because offers of buyer-agent compensation are not displayed in the MLS, an agent may contact you directly to ask whether you are offering compensation. This may occur before the agent schedules a showing or before the buyer submits an offer.
Buyer-agent compensation may be negotiated separately with each agent, including during a multiple-offer situation. Any decision should be based on legitimate transaction terms and applied in compliance with Fair Housing and other applicable laws. We highly recommend putting any compensation agreement in writing so both parties clearly understand the amount, conditions and timing of payment.
Yes. You may advertise seller concessions for the buyer in the MLS, such as an amount toward the buyer's allowable closing costs. Concessions can make a property more attractive by helping a buyer with certain transaction expenses. However, they are different from buyer-agent compensation: a concession cannot be conditioned on the buyer using it to compensate an agent or used as an indirect offer of broker compensation in the MLS.
Home and land listings include a six-month listing term, but you are not required to remain listed for the entire six months. You may choose an earlier expiration date when completing your listing forms or withdraw the property before the term ends, provided it is not under contract. An additional six-month term is available for $145, or $95 if you initially choose a one-year listing. Most properties sell within the initial six-month term.
Yes, provided your property is not under contract. A $45 early-withdrawal fee applies to process the withdrawal through the MLS, associated websites and our brokerage records.
Yes. Enter your preferred start-showing date in the Coming Soon/Start Showing Date field during the listing process. Your property will be listed in Coming Soon status and will automatically become Active for showings on the date you select.
Yes. Coming Soon status lets agents and their buyers know that your property will soon be available while giving you additional time to prepare for showings. Showings are not permitted while the listing remains in Coming Soon status, which helps ensure that buyers have a fair opportunity to see the property once showings begin.
Most MLSs allow a property to remain Coming Soon for up to 21 days. Your property will automatically become Active and available for showings on the start date you select. If you become ready sooner, simply email us and we can activate the listing before that date.
A listing agent or listing brokerage places the seller's property in the MLS. Select Premium Properties is your listing brokerage.
A buyer's agent represents the buyer and helps the buyer purchase the property. In some real estate forms and conversations, the buyer's agent may also be called the "selling agent" because that agent brings the buyer who completes the sale. Throughout our website, we use the clearer term "buyer's agent."
The $175 closing administration fee is due only when a home or land listing successfully sells and closes. It does not apply if the property does not sell or if a contract falls through before closing.
Although you manage the sale and negotiations directly, Select Premium Properties remains the licensed listing brokerage throughout the transaction. Once the property is under contract, we must process and maintain the contract and related documents, update the MLS at each required stage, coordinate information requested by the closing attorney or title company, buyer's agent, lender, appraiser and other transaction professionals, verify the final closing information and complete the brokerage's compliance and recordkeeping responsibilities. The fee helps cover this closing-related work and the liability the brokerage continues to carry through settlement.
The closing company normally deducts the fee from your proceeds at closing, so you do not pay it separately in advance.
You will review your listing agreement and all required listing documents before the $295 payment is requested. This allows you to understand the listing terms and fees before making a payment.
After reviewing and signing the documents, you may pay securely online by debit card, Visa, MasterCard or Discover. You may also mail a check or money order if you prefer.
If you later decide that you want full-service representation, we can refer you to a participating full-service agent. When you list with one of our referred agents and the property successfully closes, we will refund your $295 listing fee at closing.
The guarantee applies only to participating referred agents and is subject to the complete terms in the listing agreement.
Select Premium Properties, Inc. is a long-established, fully licensed real estate brokerage owned and operated by Principal Broker Stephanie Smith. We have more than 25 years of flat-fee listing experience and are licensed in North Carolina, South Carolina, Georgia, Virginia, Maryland and Pennsylvania.
Real estate licensing is public information, so you do not have to rely only on what a website tells you. You may independently verify our brokerage and broker licenses through the official state licensing agencies below:
North Carolina license verification
South Carolina license verification - choose Real Estate Commission
Georgia license verification - search Stephanie J. Smith or license 366731
Virginia license verification - search Smith, Stephanie
Maryland license verification - search Smith, Stephanie
Pennsylvania license verification - search Stephanie Smith or license RM423650
Your most important responsibility is to keep us informed of changes affecting the listing so the MLS remains accurate. When you accept a purchase contract, please send us the fully executed contract and complete the Under Contract form in your online account within 48 hours. This allows us to update the listing status and begin the brokerage's required transaction processing.
After closing, please provide the final Closing Disclosure or settlement statement within 48 hours. Timely documents help us maintain the records required of the listing brokerage and prevent inaccurate MLS information or avoidable compliance issues.
The MLS may assess fines or other charges when required documents or status changes are not received within its required time frames. Any MLS fine or charge resulting from a seller's failure to provide the required information on time will be charged to the seller.
Select Premium Properties is the licensed listing brokerage even though you manage the sale directly. Brokerage, MLS and regulatory requirements therefore require us to maintain a complete transaction file and accurately report the property's status and closing information.
The executed purchase contract and related addenda allow us to update the MLS and confirm important transaction details. The final Closing Disclosure or settlement statement allows us to verify and report the completed sale. These responsibilities apply to every MLS listing, whether the seller uses a flat-fee service or a traditional percentage-based listing arrangement.
The process is designed to be completed entirely online at your convenience. The time needed depends on how much property information and how many photos you have ready, but many sellers complete the forms in one sitting. You may save your progress and return later if you need to gather additional details.
All required listing documents can be reviewed and signed electronically using a computer, tablet or phone. You will see the documents before payment is requested, so you have time to read and understand what you are signing.
We work seven days a week, and complete listings received during normal processing hours are generally entered into the MLS the same day. A complete listing includes the required forms, property information, photos and payment.
You may request same-day activation or select a future showing date. If you choose a future date, we can begin the listing in Coming Soon status so it becomes Active for showings when you are ready.
We belong to the GAMLS, which is the primary MLS for 44 major counties. However, a home located anywhere in Georgia can be listed on the GAMLS for greater exposure. Just remember, there may be another, smaller MLS that covers these non-primary counties as well. Please note: the state of Georgia is unique because it has two MLS systems that cover the exact same areas. The FMLS and the GAMLS both cover the ITP and parts of the OTP areas of Georgia. The FMLS is the smaller of the 2 MLS systems and covers mostly within the ITP area of Atlanta. The GAMLS covers both the ITP and the OTP areas. We do not belong to the FMLS because they will charge you, the seller, a transaction fee of 0.12 percent of the sales price at closing, which goes straight to the MLS as their selling fee. This fee can be a surprise if you are not aware of it. We see no point in paying an MLS fee when the larger GAMLS does not. Furthermore, many agents working with buyers will belong to both the GAMLS and FMLS, so they do not miss any listings for their clients. Buyers not working with agents will be able to view the property on major websites such as Realtor.com, Zillow, and the 100's of brokerage sites that belong to the GAMLS.