Flat Fee MLS Services

Flat-fee MLS is the middle ground between full-service listing and pure FSBO. You pay a one-time fee — typically $299-$999 — to get your property on the MLS without committing to a full listing agent commission. Your home shows up on Zillow, Realtor.com, Redfin, and every other site that pulls from the MLS, right alongside homes listed by traditional agents.

For sellers willing to handle showings and negotiations themselves, this is the most cost-effective way to reach the broadest buyer pool.

How Flat-Fee MLS Works

1. Choose a flat-fee service licensed in your state. You’ll create your listing with photos, description, and pricing.
2. The service’s broker enters your listing on the local MLS. Your contact information is listed, not the broker’s — buyers and agents call you directly.
3. Your listing syndicates automatically to Zillow, Realtor.com, Redfin, Trulia, and other consumer portals within 24-48 hours.
4. You handle everything else: showings, questions, offers, negotiations, inspections, and closing coordination.
5. You still offer a buyer agent commission — typically 2-2.5% — which gets entered into the MLS so buyer agents know what they’ll earn for bringing a buyer to your listing.

The result: you pay $300-$500 for what a listing agent would charge $10,000-$18,000 to do (on a $400K home at 2.5-3% listing commission). The tradeoff is that you’re doing the work yourself.

What It Actually Costs

Packages typically fall into three tiers:

Basic ($199-$399)

• MLS listing for 6-12 months
• Syndication to major portals
• You provide photos (usually 6-25 allowed)
• Basic listing management (you can update price, description)
• Showing requests forwarded to your phone/email

Standard ($400-$699)

• Everything in Basic, plus:
• Professional yard sign and lockbox
• More photos allowed (25-50)
• Showing scheduling software (like ShowingTime)
• Some include a one-time CMA or pricing consultation

Premium ($700-$1,500)

• Everything in Standard, plus:
• Professional photography
• Virtual tour or video walkthrough
• Contract review by a licensed broker
• Some negotiation support or a dedicated point of contact

The basic package is all most sellers need if they’re comfortable with the process. The premium package starts approaching what a discount listing agent would charge — at that point, compare carefully.

Top Flat-Fee MLS Services

Houzeo

The most well-known national platform. Available in all 50 states. Packages from $399-$999+. Good dashboard for managing showings and offers. Mobile app for tracking activity. Their Bronze package at $399 covers the basics; Gold at $399+ adds contract support. Customer reviews are generally positive but response times can be slow during peak season.

Beycome

Strong in Florida and expanding nationally. Flat fee of $99-$499 depending on the plan. Their technology is solid — the listing dashboard is user-friendly. Best for tech-savvy sellers who want to manage everything through an app.

ISoldMyHouse.com

One of the oldest flat-fee MLS services. Packages from $299-$399. No-frills approach: you get on the MLS, you handle the rest. Available in most states. Good option if you just want basic MLS access without upsells.

Homecoin

Budget-friendly at $95 for basic MLS listing in many markets. Limited states. Very basic service — MLS listing and syndication, period. You handle absolutely everything else. Best for experienced sellers who just need MLS access.

Pricing and availability change frequently. Check each service for current rates in your state — some have different pricing by market.

What You Get vs. What You Give Up

What You Get

• MLS exposure identical to a traditionally listed home
• Syndication to every major real estate portal
• Savings of $8,000-$15,000+ in listing agent commission on a $400K home
• Control over your listing — pricing, descriptions, showing schedule

What You Give Up

• Pricing guidance from an experienced local agent
• Professional showing coordination and feedback collection
• Offer negotiation expertise
• Contract-to-close management (inspection response, appraisal issues, title problems, closing logistics)
• Market knowledge — an active listing agent sees 50+ transactions per year and can spot red flags in offers that a first-time seller would miss

The Catch Nobody Talks About

Some buyer agents steer their clients away from FSBO and flat-fee MLS listings. It’s technically illegal — it’s a violation of the NAR Code of Ethics and potentially a fair housing issue — but it absolutely happens. An agent might tell their buyer “that home doesn’t have professional representation, the deal could fall apart” or simply never show them the listing.

How to mitigate this: offer a competitive buyer agent commission (2.5% is the sweet spot). This removes the financial disincentive. Also, make sure your MLS listing looks professional — good photos, complete description, accurate data. A sloppy listing signals an unprepared seller, and agents will shy away.

Tips for Success With Flat-Fee MLS

1. Invest in professional photos. $150-$350 is the best money you’ll spend. The MLS listing with iPhone photos next to listings with professional shots is an instant credibility hit.
2. Write a complete, accurate listing description. Include square footage, lot size, year built, recent upgrades, HOA fees if applicable, and any notable features. Don’t leave fields blank in the MLS — agents filter by these fields.
3. Be responsive. When a showing request comes in, confirm within the hour. Buyer agents schedule 5 showings in an afternoon — if you take 3 hours to respond, they’ll fill that slot with another property.
4. Hire a real estate attorney. $500-$1,500. They’ll handle contract review, counter-offers, and closing. This is where the real risk lives, not in the listing itself.
5. Keep your buyer agent commission competitive. Going below 2% saves you money but significantly reduces showing activity. The math doesn’t work — saving $2,000 on commission while your home sits 30 extra days and eventually sells for $10,000 less is a net loss.

Frequently Asked Questions

Is flat-fee MLS legitimate?

Yes. The Department of Justice has actively fought to protect flat-fee MLS access as a pro-competitive practice. Traditional brokerages have tried to limit it through MLS rules, and the DOJ has intervened multiple times. Your listing will appear in the MLS identically to any other listing.

Can I cancel my flat-fee MLS listing?

Most services allow cancellation, but policies vary. Some charge a cancellation fee ($100-$250), others don’t. Read the terms before signing up. If you decide to switch to a full-service agent mid-listing, you’ll need to cancel the flat-fee listing first to avoid dual-listing complications.

What if I get an offer and don’t know how to handle it?

This is what the real estate attorney is for. They can review the offer, advise on counter-offer strategy, and handle the legal aspects. Some flat-fee MLS premium packages include broker consultation for offer review as well.

How many photos should I include?

The MLS typically allows 25-50 photos. Use as many as you can — listings with 20+ photos get 2x more views than listings with 5. Show every room, the front and back exterior, the garage, the yard, and any standout features. Skip the bathroom mirror selfies and blurry pet cameos.

Compare Flat Fee MLS Services

Save thousands in listing agent commissions by using a flat-fee MLS service. Here are the top-rated options for 2026:

All services listed include MLS listing, syndication to Zillow/Realtor.com, and basic seller support. Pricing may vary by state.

Related Guides

Flat fee MLS works best as part of a complete FSBO strategy. Read our FSBO guide for the full playbook. Get your pricing right with our pricing strategy guide and prepare your home with professional staging tips. For the complete selling process, see our home selling guide.