* Use of the term MLS an acronym for Multiple Listing Service does not imply that we are a MLS but instead a service provider that helps you list your property with us so that we in turn can get you listed in the MLS with our state licensed broker. Similarly, List For Sale or For Rent By Owner denotes that you the owner fills out forms to list your property. It does not imply that you as a layperson will be granted direct computer access to the Multiple Listing Service yourself. Only a licensed broker and member of the MLS can access the Multiple Listing Service. All commissions are negotiable by law.
¹ All commissions are negotiable by law. Realtor.Com and some of the other sites we offer limit their inventory to residential properties only. If listing a commercial property, it typically will not appear on Realtor.Com and some of the other sites. Also, residential properties with 5 or more units are typically classified by MLSs as commercial properties because they appeal to investors. Some MLSs send vacant land and rentals to Realtor.Com and various sites and other MLSs do not. Our website is a first party site. MLS is a second party site. Zillow, Trulia, Realtor.com etc. are 3rd party sites. Some 2nd and 3rd party sites limit exposure to particular types of property; for example waterfront properties only. We do not have any control over what categories the MLS chooses to omit from it's feed or what categories any of the sites (both Realtor.com and all other sites) choose to omit in their display even if they receive it in the feed from MLS, etc. Also, MLSs, Realtor.Com and/or other Syndicators we utilize will occasionally terminate or alter their relationships with sites they feed to. Your listing should be available on all of the sites listed above throughout the course of the listing, however sometimes a send/receive relationship will terminate mid-listing. Also, a send/receive relationship may have been terminated before you sign up. We will update the site when we are made aware and can verify that the relationship was terminated but we don't always get notice and given the hundreds of sites we feed to, we cannot easily monitor all terminations. We encourage our clients to take one of our listings and check the sites he/she wants to be on in advance. Should a syndication cease in the middle of a listing or be unavailable at time of listing but we were unaware that said syndication was terminated or recently made aware but did not have reasonable time to verify and get the website edited, it shall not be considered a breach of services or misrepresentation of the offering and no refund shall be due.
Second and third party sites have technical problems occasionally. For example a property might fail to show up on mapping or it may be
mis-categorized. Photos are pulled by third party sites not pushed by secondary
sites (MLS) to them. In other words the MLS puts the data out there and crawlers
from third party sites log in to MLS and extract the data. Sometimes data
including but not limited to photos will not update. Also second and third party sites append tax, school and neighborhood data from various vendors and it is not always correct. We will make
a limited effort to rectify the problem but we cannot reach out to the numerous
sites that your listing is fed to. We will contact secondary sites (MLSs)
as they are the syndicator of data but as there are so many sites your property
will appear on that contacting each could take longer than listing the
property. It is not practical to contact every one and we could never
offer cost effective services if we guaranteed that data would match perfectly
what you submitted on all sites. Also despite us contacting secondary and
tertiary sites, the problem is not always fixed or not fixed quickly. Failure to rectify a technical glitch on a
second or third party sites will not be deemed a breach of our offerings or cause for a refund. Other brokerages such as ReMax™, Prudential™, Coldwell Banker™, etc. and many of the sites listed above pull inventory from an MLS feed called IDX. In some cases they do not publish the entire IDX feed. We cannot guarantee that third party sites will always display some or all of our listings or correct problem with the listing. Site with the ™ symbol are trademarks of those respective site owners.
* Use of the term MLS does not imply that we are a Multiple Listing Service or System but instead a service provider that helps you get your property exposed on MLS. Similarly, List For Sale or For Rent By Owner denotes that you the owner fills out forms to list your property and we in turn perform the data entry. It does not imply that you as a layperson will be granted direct computer access to MLS or other sites yourself.
Entities (Corporations, LLCs, LLPs, LPs, Trusts and Estates, Powers of Attorney, etc.) require us to review what can be a complex ownership or authorized signatory structure and to verify that the proper signatories have signed. We charge a $25 fee for each entity owner that we must verify. If one entity has several signatories it is just $25 but if there are multiple entities or entities that own other entities, each entity will incur the fee.
All sites pull your listing from MLS. We do not push your listing to any sites. Realtor.Com, Zillow and some of the other sites we offer limit their inventory to residential properties only. If listing a commercial property, it typically will not appear on Realtor.Com, Zillow and some of the other sites. Residential properties with 5 or more units and mixed use property with 1-4 residential units and one or more commercial units are typically classified as commercial properties because they appeal to investors and similarly would not show on sites that only display residential properties. Some sites only show properties For-Sale but not For-Rent or they do not show the Rental if the property is also for Sale. Zillow in many markets does not display Rentals but you can usually post a By-Owner advertisement on Zillow yourself. Some sites limit exposure to particular types of property; for example waterfront properties only. ²We do not have any control over what categories are omitted from the feed or what categories any of the sites (both Realtor.com and all other sites) choose to omit in their display. IDX sites are typically those of other brokerages such as Coldwell Banker™, ReMax™, Keller Williams™, etc. Zillow which is also a licensed brokerage pulls IDX. If your property is found on several IDX sites but not all of them, the problem is almost always attributable to the IDX site not pulling your listing; not us failing to make it available for the taking. As these sites are competing brokerages, we have no support mechanism for their website. If you are missing from an IDX site you want to be on but appear on other IDX sites, you would need to contact the site that is not publishing your listing as the error is on their end. Some syndications we utilize will occasionally terminate or alter their relationships with our syndication source. Your listing should be available on all of the sites listed above throughout the course of the listing, however sometimes a send/receive relationship will terminate mid-listing. Also, a send/receive relationship may have been terminated before you sign up. We immediately update the site when we are made aware and can verify that the relationship was terminated but we don't always get notice and given the hundreds of sites we feed to, we cannot easily monitor all terminations or additions. We encourage our clients to take one of our listings and check the sites he/she wants to be on in advance. Should a syndication cease in the middle of a listing for reasons beyond our control, it shall not be a breach of the services or a misrepresentation of services. Should a syndication no longer be available at time of listing but we were unaware that said syndication was terminated or recently made aware but did not have reasonable time to verify and get the website edited, it shall not be considered a breach of services or misrepresentation of the offering. Also, new syndications and other offerings added to our services after listing may not always be added to existing clients. Requests to add syndications that a new client would get with the same package will be entertained if fiscally reasonable and not too labor intensive. prior to expiration. This footnote as well as the content on this website are brief explanations of what is contained in the listing agreement. In case of any inconsistency, the language contained in the listing agreement shall supersede the website. Please read the listing agreement fully before completing your order. If requesting that we beat a competitor's price, competitors must have an identical offering and you must make the request that we beat their price before you order. We reserve the right to decline but are open to discussion.
On all for sale packages except Full Service, upon sale, transaction service fee will be will be charged by our firm for us to stay compliant with MLS, state and federal rules and laws as outlined below. If of the sale price does not equal a $ minimum, Listing Broker may increase the fee in 0.05% (1/20th of a percent) increments until it exceeds $. If you want to pay only a flat fee, a fee will be retained by our firm equal to of the asking price rounded to the nearest $50. In such a case, if the sale price is higher or
lower than the asking price the flat fee commission would not fluctuate. We are required in many cases to be communicative or comply with the buyer's broker, the buyer's lender, the mls as well as state and federal government agencies. This small fee allows us to offer an even lower front-end listing fee and ensures our involvement when necessary throughout the transaction. Many discount real estate brokers list your property and then disappear. A serious problem occurs when they are unavailable to participate in required tasks throughout the transaction. Some (not all) markets require the listing broker to sign the contract. If FHA or VA financing is involved, both listing and buyer's broker must sign various documents. Those are just a few examples. The title company may have questions. List-them-and-lose-them flat fee brokers can seriously mess up your transaction or expose you to liability. For this reason we charge a tiny commission to cover our time to be there for you. On the Full Service For Sale package a commission is charged and we do not charge the aforementioned transaction fee. If the full service commission does not equal a $0 minimum, it will be increased in 0.05% (1/20th of a percent) increments until it exceeds $0. All commissions are negotiable. However there is a minimum sale commission greater than or equal to on these MLS package offerings. You may withdraw your property at any time subject to the terms in our listing agreement which you will be presented with before purchasing the service. However, a withdrawal is processed like any other change in a queue from which we draw in the order received. It may take up to three business days to process and it may incur a fee. You may not withdraw while an offer is in progress or the property is under contract. Any sales or promotions may not be applied retroactively. Extensions must be fully processed (not just ordered but form must be submitted in, etc.) within 3 business days of expiration.
