Software That Provides Actual MLS Sold Data in Texas?

Question

BP community,

I’m looking for a software subscription that gives access to actual sold data from the MLS in Texas. As many of you know, Texas is a non-disclosure state, so public records and most tools don't show true sale prices, just estimates.

Here’s what I’ve found so far:

• PropStream – Great tool, but it uses estimated sale prices, not actual MLS comps.
• Bright Investor – Integrates with RealEstateAPI, but I’m unsure where that API sources its sold data.
• CoreLogic – From what I understand, it likely pulls from MLS, but it seems to be geared toward enterprise or large-scale institutional use.
• Plexerr – I’ve reached out to them directly to ask where their sales data is coming from, waiting to hear back.

PropStream – Great tool, but it uses estimated sale prices, not actual MLS comps.

Bright Investor – Integrates with RealEstateAPI, but I’m unsure where that API sources its sold data.

CoreLogic – From what I understand, it likely pulls from MLS, but it seems to be geared toward enterprise or large-scale institutional use.

Plexerr – I’ve reached out to them directly to ask where their sales data is coming from, waiting to hear back.

Ideally, I’m looking for a service (paid is fine) that:

• Pulls real MLS sold data for Texas
• Is accessible to investors (not just agents with MLS access)
• Can be used for comping or market analysis at a detailed level

Pulls real MLS sold data for Texas

Is accessible to investors (not just agents with MLS access)

Can be used for comping or market analysis at a detailed level

Ken M. · Answer

Another thing to take into consideration is Days on Market. In my opinion a sale at $450,000 that took 28 days to complete is very different than a sale for $450,000 that took 150 days to complete. So much depends on the interior of the property.Also, the MLS doesn't usually tell you the concessions needed to get the deal deal done. Sometimes a 1% or 2% concession is provided to the buyer so they can buy down their loan rate, sometime a new HVAC or roof has to be replaced to make the deal work. I've seen sellers pay substantial amounts to get the seller the price they are asking, but not reduce the asking price. Sometimes agents will reduce their fees to get the transaction to closing.These all add up and frankly, you do your best guess and offer what makes the deal work for you, not what worked for a buyer down the street on a different property with different goals.

Bruce Lynn · Answer

In Texas....use PropHawk. @Aaron Amuchastegui is the owner.but here is my standard answer.

As for MLS, I say you don’t need it. Maybe there are even better platforms for investors. Check out DealMachine, Propelio, PropHawk, Connected Investors, Batch Leads. All may give you what you want and MORE if you are an investor looking for deals.  I'm not sure if Remine sells individual software, but I'd look at that too and ask them.A couple of other ideas.  Never use Z for your comps.  It can just be way too high or way too low.I also think if you go in enough houses for sale you can get a pretty good idea of where the comps are.Visit 10 open houses on both Sat/Sun every weekend for a couple of months.  That's a couple hundred houses.You'll accomplish a few things.  One you'll get a great idea of prices.  #2 you'll meet a bunch of realtors and have 200 potential lead sources.  Start calling them every month looking for deals and to make cash offers.....NEVER call them looking for off market leads....CALL them asking if they have any properties needing cash offers.   #3 while you're driving to open houses, you're also driving for $.  You should probably pick up 10-20 leads every weekend this way.   #4 I would take flyers with you that have the ole'  WE BUY HOUSES CASH (if that is true) and in ANY condition...every open house you visit, leave flyers on 5 houses on either side of it and 10 on the other side of the street.  That's good for maybe 1 more lead per weekend.

Good luck and best wishes.  Let me know what you pick and how you like it.

Nate Marshall · Answer

There ae also over 600 mls's. Most don't allow people to "share" or "sell" their data even though some do. Many do.

Chris Seveney · Answer

One doesn't exist since it's not disclosed.