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Update on the best Flat Fee Listing Services

Sandy Land
Posted Aug 24 2023, 08:56

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

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Chad McMahan's profile image
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Chad McMahan
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Replied Aug 24 2023, 14:26
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

Most of these are a huge disservice to sellers, as the listing agents don't do much if anything, don't market it, have the worst photos, weakest mls marketing verbiage, slowest response time to requests, etc.
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Sandy Land
Replied Aug 24 2023, 17:13

Chad McMahan Yes I know. But I am selling a small piece of land. I doubt a realtor would be interested in listing it. But I would still like to get it on the mls.

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Mike Hern
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Replied Aug 24 2023, 19:20
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

You can try Fizber.com and Zillow.com free listing.

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Josh Young
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Replied Aug 24 2023, 20:04

@Sandy Land I just sent you a DM, I don't normally offer a flat fee, but I'd like to learn more about this piece of land you want to sell. Message me back if you want to connect. Thanks.

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Sandy Land
Replied Aug 25 2023, 08:14
Quote from @Mike Hern:
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

You can try Fizber.com and Zillow.com free listing.

I haven't been able to list anything on Zillow in many months. I don't think they do free FSBO listings anymore.

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Mike Hern
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Replied Aug 25 2023, 09:45
Quote from @Sandy Land:
Quote from @Mike Hern:
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

You can try Fizber.com and Zillow.com free listing.

I haven't been able to list anything on Zillow in many months. I don't think they do free FSBO listings anymore.

You set up an account and click on "Your Home", then Add the property, then list. It's there. I have one active right now.

It may need a physical address, not just a parcel number. I haven't tried selling land on Zillow, so I don't know for sure.

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Replied Aug 25 2023, 10:17
Quote from @Mike Hern:
Quote from @Sandy Land:
Quote from @Mike Hern:
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

You can try Fizber.com and Zillow.com free listing.

I haven't been able to list anything on Zillow in many months. I don't think they do free FSBO listings anymore.

You set up an account and click on "Your Home", then Add the property, then list. It's there. I have one active right now.

It may need a physical address, not just a parcel number. I haven't tried selling land on Zillow, so I don't know for sure.

I have used Zillow in the past for land. It is one of the best places to sell FSBO. But almost everyone I know says the same thing:
You create the listing and send it for approval.
You immediately get a call from the automated service verifying some of the facts about the property.
Then you sit and wait. After a few hours, days etc it shows up.
Except they stopped showing up. 
I have a handful of properties that I have tried to list in different states. None of their listings worked in Zillow.
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Replied Aug 25 2023, 10:31
Quote from @Sandy Land:
Quote from @Mike Hern:
Quote from @Sandy Land:
Quote from @Mike Hern:
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

You can try Fizber.com and Zillow.com free listing.

I haven't been able to list anything on Zillow in many months. I don't think they do free FSBO listings anymore.

You set up an account and click on "Your Home", then Add the property, then list. It's there. I have one active right now.

It may need a physical address, not just a parcel number. I haven't tried selling land on Zillow, so I don't know for sure.

I have used Zillow in the past for land. It is one of the best places to sell FSBO. But almost everyone I know says the same thing:
You create the listing and send it for approval.
You immediately get a call from the automated service verifying some of the facts about the property.
Then you sit and wait. After a few hours, days etc it shows up.
Except they stopped showing up. 
I have a handful of properties that I have tried to list in different states. None of their listings worked in Zillow.
Do you own the land and is it recorded in the appropriate county. There is lot of title theft going on so they've become suspicious.
https://www.biggerpockets.com/forums/311/topics/1137858-titl...
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Sandy Land
Replied Aug 25 2023, 10:34
Quote from @Mike Hern:
Quote from @Sandy Land:
Quote from @Mike Hern:
Quote from @Sandy Land:
Quote from @Mike Hern:
Quote from @Sandy Land:

I'm looking for opinions on flat fee listing services. The property that I need to sell is in Arizona. 

TIA, 

Sandy

You can try Fizber.com and Zillow.com free listing.

I haven't been able to list anything on Zillow in many months. I don't think they do free FSBO listings anymore.

You set up an account and click on "Your Home", then Add the property, then list. It's there. I have one active right now.

It may need a physical address, not just a parcel number. I haven't tried selling land on Zillow, so I don't know for sure.

I have used Zillow in the past for land. It is one of the best places to sell FSBO. But almost everyone I know says the same thing:
You create the listing and send it for approval.
You immediately get a call from the automated service verifying some of the facts about the property.
Then you sit and wait. After a few hours, days etc it shows up.
Except they stopped showing up. 
I have a handful of properties that I have tried to list in different states. None of their listings worked in Zillow.
Do you own the land and is it recorded in the appropriate county. There is lot of title theft going on so they've become suspicious.
https://www.biggerpockets.com/forums/311/topics/1137858-titl...

 Yes. The 2 properties that I have in Arizona I have owned for a few years. I have tried contacting Zillow. But I get nothing in response.

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Chad McMahan
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Replied Aug 26 2023, 08:26
Quote from @Sandy Land:

Chad McMahan Yes I know. But I am selling a small piece of land. I doubt a realtor would be interested in listing it. But I would still like to get it on the mls.

I agree. Listing on the mls is a great way to gain more buyer exposure. When I was a new agent, I used to take the listings nobody wanted, at a flat fee. I'm sure an agent would be willing to take a low commission listing in order to have more sign exposure.
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Jonathan Minerick
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Replied Aug 30 2023, 10:15

@Sandy Land Try googling "flat fee MLS" and you will find many providers of this service.

Here are the big things to look for in a flat fee MLS listing:

1. The listing MUST be on the local MLS.

There are hundreds of MLSs in the United States. Sellers want to be on the MLS that covers the area where their home is located, so they can offer a commission to LOCAL buyer agents.

2. Cost to List + Changes to Listing.

Can range from $100-$400 for the exact same listing on the MLS. Watch out for fine print that requires an additional fee at closing - this is a huge red flag and how most flat fee companies make money. Make sure you are able to make changes to the listing after it has been posted for a nominal fee. For example, we provide 10 free changes with any listing (and $5 per change after that). Most sellers use ~5-6 changes. Note that a change can be anything such as pictures, description, price, open house, and status.

3. Photos on MLS.

Make sure you can upload at least 12 photos. Some services offer a great price, but it's only for 1 photo - which is not useful for most properties. Home buyers are very easily visually influenced. Pictures work wonders and numerous studies have shown that pro photography pays for itself many times over.

4. Length of Listing.

Get at least a 6 month listing and be sure that there is no charge for cancellation. Homes rarely sell as quickly as their owners think they will, even when the owner is sure the home is priced perfectly.

5. How Buyers and Agents Are Connected to You.

Ensure your contact information goes into the MLS private remarks to agents. The MLS rules prevent your contact information from appearing on websites, but websites are required to show the listing broker phone number. Find a flat fee service that offers free call forwarding so buyers are able to connect with you instantly.

6. Fine Print.

You should never be required to use any closing service (e.g. escrow) provided by the flat fee service agent. Read the listing agreement carefully - you will be required to sign it in every state.

7. Be Careful With Referral Services

Many of the flat fee MLS listing service providers you come across on the internet are actually just middlemen. These referral services find flat fee agents in each state and then advertise flat fee MLS listing service to sellers. These referral services have you add property info, photos, etc. but then send your info to the listing agent who does the work (and gets paid by the referral service).

Here's the catch: The actual listing agent is going to need to send you the real listing input form for your local MLS. The generic form that the referral service had you fill out is basically useless. Check out the listing input forms for a residential property for two different MLSs: Los Angeles and San Diego (in case you want to see how different the forms can be). Note that many fields are required on the forms and typically only the seller is going to know the right info.

You will also be required by state law to sign a listing agreement with the listing agent. It can be very dangerous paying for a listing without knowing what terms you are going to be required to agree to. 

To recap: Be extremely cautious with flat fee MLS sites that only refer business to other agents.

Bonus Points

You should also consider the ease of use of the flat fee MLS listing provider, for example, can you complete everything online? How quickly is the listing added to the MLS? How quickly can changes be made? Is the agent easy to get in contact with?

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Replied Aug 30 2023, 10:42

Hi Sandy, give Richard a call at AZ Flat Fee. He will take great care of you.

www.azflatfee.com

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Sandy Land
Replied Aug 31 2023, 12:06
Quote from @Jonathan Minerick:

@Sandy Land Try googling "flat fee MLS" and you will find many providers of this service.

Here are the big things to look for in a flat fee MLS listing:

1. The listing MUST be on the local MLS.

There are hundreds of MLSs in the United States. Sellers want to be on the MLS that covers the area where their home is located, so they can offer a commission to LOCAL buyer agents.

2. Cost to List + Changes to Listing.

Can range from $100-$400 for the exact same listing on the MLS. Watch out for fine print that requires an additional fee at closing - this is a huge red flag and how most flat fee companies make money. Make sure you are able to make changes to the listing after it has been posted for a nominal fee. For example, we provide 10 free changes with any listing (and $5 per change after that). Most sellers use ~5-6 changes. Note that a change can be anything such as pictures, description, price, open house, and status.

3. Photos on MLS.

Make sure you can upload at least 12 photos. Some services offer a great price, but it's only for 1 photo - which is not useful for most properties. Home buyers are very easily visually influenced. Pictures work wonders and numerous studies have shown that pro photography pays for itself many times over.

4. Length of Listing.

Get at least a 6 month listing and be sure that there is no charge for cancellation. Homes rarely sell as quickly as their owners think they will, even when the owner is sure the home is priced perfectly.

5. How Buyers and Agents Are Connected to You.

Ensure your contact information goes into the MLS private remarks to agents. The MLS rules prevent your contact information from appearing on websites, but websites are required to show the listing broker phone number. Find a flat fee service that offers free call forwarding so buyers are able to connect with you instantly.

6. Fine Print.

You should never be required to use any closing service (e.g. escrow) provided by the flat fee service agent. Read the listing agreement carefully - you will be required to sign it in every state.

7. Be Careful With Referral Services

Many of the flat fee MLS listing service providers you come across on the internet are actually just middlemen. These referral services find flat fee agents in each state and then advertise flat fee MLS listing service to sellers. These referral services have you add property info, photos, etc. but then send your info to the listing agent who does the work (and gets paid by the referral service).

Here's the catch: The actual listing agent is going to need to send you the real listing input form for your local MLS. The generic form that the referral service had you fill out is basically useless. Check out the listing input forms for a residential property for two different MLSs: Los Angeles and San Diego (in case you want to see how different the forms can be). Note that many fields are required on the forms and typically only the seller is going to know the right info.

You will also be required by state law to sign a listing agreement with the listing agent. It can be very dangerous paying for a listing without knowing what terms you are going to be required to agree to. 

To recap: Be extremely cautious with flat fee MLS sites that only refer business to other agents.

Bonus Points

You should also consider the ease of use of the flat fee MLS listing provider, for example, can you complete everything online? How quickly is the listing added to the MLS? How quickly can changes be made? Is the agent easy to get in contact with?


 This is AWESOME! Thank you!

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Sandy Land
Replied Aug 31 2023, 12:07
Quote from @Travis Bohling:

Hi Sandy, give Richard a call at AZ Flat Fee. He will take great care of you.

www.azflatfee.com


 Thank you!

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Sandy Land
Replied Aug 31 2023, 12:21
Quote from @Sandy Land:
Quote from @Travis Bohling:

Hi Sandy, give Richard a call at AZ Flat Fee. He will take great care of you.

www.azflatfee.com


 Thank you!

OK. Maybe this is more for houses. I have been told that I will probably only get $6K for this property. $3500 flat fee plus $350 retainer is just too much to give up when all I am asking for is to get it on the mls. No one has to show it. I already had a photographer take pics. Maybe Bigger Pockets was the wrong place to post this. I was just hoping for a fresh perspective