listing of the rental not in fmls no responses

Investor · Atlanta · Member since 2019 · 584 posts · 96 votes

My rental still does not have many responses as listed by my current Property management company . Only 7 contacts no applicants in last 15 days. I reduced rent by 100 $ last week as well from zillow Zestimate rent

I spoke to other new property manager whom I am thinking to switch for long time. He says as blow

I can see why. They have it listed as an apartment and it’s not on the FMLS. No one can see it.

Seems this new PM has better knowledge. If I cancel the PM contract do I need to pay a 1 year agreement fee to the old PM. After merger of my PM company with national company my experience went from good to bad to worse now. Is it mandatory to put in fmls? I see advertisement in Zillow, redfin etc. sites. Is listing as apartment for this one unit of duplex is wrong?

Can you please advise
Thanks

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Melanie SteeleBusiness Member

Real Estate Agent · DFW · Member since 2024 · 3 posts · 6 votes

I don't believe it's mandatory to list the property in the MLS, unless it was a part of your contract. However, most property management companies utilize every available platform to maximize exposure and lease properties as quickly as possible. Your Property Management Agreement should also confirm if there is penalty for canceling. Hope it all works out in your favor.

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Benjamin AakerPro Member
Rental Property Investor · Brandon, SD · Member since 2015 · 1k+ posts · 1k+ votes
1y
You will have to check your local laws but I am not aware of a requirement to post to the MLS. You will need to check your contract with the property manager. It probably lists where they will be posting the listings.
You'll have to check that agreement to see if you can cancel earlier. Have you had a talk with the PM about this? It might be something you can easily resolve and keep them at least until the contract expires.
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Blake McWilliamsBusiness Member
Realtor · Effingham, IL · Member since 2021 · 57 posts · 33 votes
1y
Quote from @Gp G.:

My rental still does not have many responses as listed by my current Property management company . Only 7 contacts no applicants in last 15 days. I reduced rent by 100 $ last week as well from zillow Zestimate rent

I spoke to other new property manager whom I am thinking to switch for long time. He says as blow
I can see why. They have it listed as an apartment and it’s not on the FMLS. No one can see it.

Seems this new PM has better knowledge. If I cancel the PM contract do I need to pay a 1 year agreement fee to the old PM. After merger of my PM company with national company my experience went from good to bad to worse now. Is it mandatory to put in fmls? I see advertisement in Zillow, redfin etc. sites. Is listing as apartment for this one unit of duplex is wrong?
Can you please advise
Thanks

As an investor a crucial member to your investment team should be a great attorney. Looking at your question the proper guidance will greatly vary based on the contract your current PM and you have. In my experience, the law is never truly black and white there are typically grey areas in contracts. In the event you don't have an attorney, maybe the second PM can give you a referral to one that can look over your agreement.
Hope this helps!
Cheers!
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Melanie SteeleBusiness Member
Real Estate Agent · DFW · Member since 2024 · 3 posts · 6 votes
1y
I don't believe it's mandatory to list the property in the MLS, unless it was a part of your contract. However, most property management companies utilize every available platform to maximize exposure and lease properties as quickly as possible. Your Property Management Agreement should also confirm if there is penalty for canceling. Hope it all works out in your favor.
[email protected]817-366-0415
McCaw Property Management
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Andrew Kubik
Property Manager · Nashville, TN · Member since 2025 · 66 posts · 35 votes
1y
It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters. Many renters search by property type, so misclassification can definitely impact visibility.

FMLS (First Multiple Listing Service) is typically more relevant for home sales than rentals, though some PMs use it for extra exposure. That said, Zillow, Redfin, and other major rental platforms should be generating interest if the listing is well-optimized. If you’re only getting 7 inquiries in 15 days with no applicants, that’s a red flag. Here are a few things to check:
1. Listing Quality – Are the photos high quality? Is the description detailed and appealing? Does it highlight unique features and amenities?
2. Rental Price – Even with a $100 reduction, is your price still competitive with similar properties in the area? Sometimes Zestimate rent isn’t the most accurate.
3. Availability & Responsiveness – Is your PM quickly responding to inquiries and scheduling showings? Delays can turn potential renters away.
4. Marketing Reach – Besides Zillow and Redfin, is the listing syndicated to Apartments.com, HotPads, Facebook Marketplace, or Craigslist? More exposure means more interest.
Regarding your contract, you’ll need to check the agreement terms. Many PM contracts have an early termination clause, which could include a fee or require a notice period. If your experience has gone downhill since the merger, it may be worth switching to a more proactive manager—even if there's a cost involved.

Before making the move, ask the new PM how they plan to improve visibility and fill your vacancy quickly. If they have a stronger marketing plan and better local expertise, it could be a smart switch.

Hope this helps! Let me know if you have any other questions.
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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 13k+ posts · 9k+ votes
1y
@Gp G. going to guess your current PMC is charging you a flat fee for finding a tenant.
If so, who's going to pay an agent that brings a tenant via the MLS?
This is what happens when owners go with the cheapest PMC services they find, yet have no clue how the services actually work.
- The new PMC you want to hire will have to increase your Placement Fee, so they can offer a commission to an agent that brings then a tenant.
-Why don't you ask your current PMC if they can do the same thing?
How does the Placement Fee charge with your current PMC compare to that of this new PMC you are thinking of hiring?
--Did you even stop to think this through?
Regarding the listing as an "apartment", what questions have you asked about this?
NOTE: most property management software is designed so that any building with more than one unit is categorized as a multi-family property. When these PM softwares synch properties to Zillow, Redfin, etc., they are automatically labeled as an "apartment".
- What would you call a single unit of a duplex? It's NOT a house! So, what is this new PMC going to list it as?
--- We've had this discussion with Zillow several times and asked them to create a separate category for 2-4 unit properties. They were NOT interested in our logical reasoning:(
Regarding getting out of your current PMC contract, suggest you read the contract to determine your options.

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