Flat fee MLS (sometimes referred to as " flat rate mls " or " fixed fee mls ") refers to the practice in the real estate industry of placing pertinent information about a property for sale into the database of the local Multiple Listing Service (MLS) for a set fee or dollar amount as opposed to a commission based on the sales price of the property.
In this instance, the listing contract between the real estate broker and the property owner typically requires the broker to enter the property into the MLS and calls for the seller to pay the broker a flat fee for the service. The net effect is to remove responsibility from the listing agency and make the real estate industry's standard MLS available as a marketing tool in exchange for a reduced cost.
This service is typically much differently than using a traditional real estate listing contract. The listing fee for a "flat fee MLS" can range anywhere from $200-$800 plus 2.5% to 3% for a "Buyer's Agent Commission", paid to a co-operating broker who brings a buyer. However, the commission which is normally paid to "listing" broker is replaced by payment of the flat fee. Depending on the area, while traditional brokers charge a total of 4% to 6% of the selling price of the property, that amount typically being split between two brokers involved in the transaction or two agents/brokers from the same company.
Variations and types of limited service
The term "flat fee MLS" is also used to describe the service and fee structure provided by real estate brokers and agents who offer real estate services on "limited service" basis rather than as part of a bundled suite of services provided in the traditional, full service model. Since the seller is paying only and specifically for a listing in the MLS, the seller takes full responsibility for the other services typically provided by a full service real estate broker and is, in many respects, selling the property as a For Sale By Owner (FSBO). The "flat fee MLS" company typically does not assist in any of the contract preparations, or assist in any way other than entering the property into the "MLS" system. Typically, with flat fee MLS the fee is paid at the time of listing the property, rather than at closing (or settlement, as it is known in some parts of the US) as is the case with traditional brokerage services.
Many fixed fee services also offer contractual terms that permit the seller to advertise as a For Sale By Owner (FSBO) seller. Therefore, if the seller finds his own buyer, even the buyer's agent commission is eliminated.
Other advantages for the seller may include the option to cancel the listing at anytime and take it elsewhere in addition to not requiring that a seller be locked into a contract for a minimum amount of time.
A potential downside of using a flat fee listing service is that, in most cases, the seller must represent himself in the transaction, or arrange for other services such as an attorney or title company to handle closing. Some companies offer "limited representation" by the real estate broker, which include basic information to help sell the property. Because of this, flat fee listings may not be the best choice for the beginner. In any case, both flat fee (limited service) and traditional full service brokers normally advise clients to seek qualified legal advice regarding their real estate transactions.
History
Traditionally real estate brokerage services in the United States have been delivered as part of a bundled package including such services as (i) assisting the seller in setting a list price for the property; (ii) marketing and advertising a property for sale, including listing the property in the MLS; (iii) handling buyer inquiries and scheduling and arranging showings of the property to prospective home buyers; (iv) holding "Open Houses" to allow the public to preview a property for sale; (v) handling contract preparation and negotiation on behalf of the seller; (vi) management of the real estate transaction to final settlement (or closing escrow). The fee structure for this bundled package of services in the United States and Canada has generally been to pay a commission on the gross sales price of the property of between 5-7%.
Stephen J. Dubner and Steven D. Levitt report that this typical large commission does not even benefit the average real estate agent as much as one might expect from the recent run up in housing prices because of the excessively large amount of time that the average real estate agent must spend trolling for new clients, and the relatively small percentage of their time they spend actually performing real estate services for each client.
However, the fixed fee concept existed for many years before the internet became popular. There are also fixed fee broker groups that cooperate with each other across the United States. Many FSBO websites will also locate local flat fee brokers for interested sellers. Those offerings normally include a FSBO webpage to assist in advertising the property.
In recent years, with the unbundling of services accelerated by the advent of the Internet, a number of brokerage models have developed to cater to the FSBO market by providing services on an "a la carte" basis. The widespread availability of information about properties for sale has caused downward pressure on real estate fees in the United States. For changes in the industry also read real estate trends.
A useful overview of real-estate payment practices in the United States is found in an October 2006 report by the AEI-Brookings Joint Center for Regulatory Studies. The study notes that "real estate broker commissions are strangely unrelated to either the quantity or quality of the service rendered or even to the value provided." It further concludes that "consumers would benefit most from a fee-for-service approach – combining flat fees, hourly fees, and bonuses, including percentages of extra value created." It offers a number of examples of such options.
Issues affecting the fee-for-service brokerage
There is concern about the sustainability of the business model as fee-for-service brokerages face regulatory changes. In Canada, discount brokerages claim their access to the MLS has been limited by the Canadian Real Estate Association (CREA). As a result, the Competition Bureau has made inquiries into proposed changes. In November 2006, Realtysellers (Ontario) Ltd. suspended operations, claiming itself a casualty of CREA's actions, despite its victory in 2004 in a protracted legal battle over access.Meanwhile, consumers await rebate cheques (cash back) with increasing uncertainty.
In addition, there is speculation that the business model is not economically viable given increasing brokerage and registrant costs, competition, and liability (which could lead to disciplinary penalties). However a number of flat fee brokerages have maintained profitability over periods of 5 years and longer and continue to do so in spite of these obstacles. There is a growing sentiment within the industry that "fee for service" will eventually supplant the traditional brokerage model as growing consumer distaste for the inefficiencies inherent in a commission based system broadens.
Minimum service laws
One of the current issues affecting a property owner's ability to select individual real estate brokerage services from a fee-for-service broker, such as flat fee MLS listing, is the imposition in certain states of "minimum service laws". These laws require real estate professionals entering into exclusive service provision agreements with their clients to provide a state-mandated minimum service package that includes many of the duties associated with negotiating a property sales contract.
In some States, such as Texas, these laws have already been passed. New Mexico's Real Estate Commission passed a similar set of rules for real estate brokers in that state, but rescinded them after pressure from the Department of Justice.
Termed as "anti-competitive" by the Federal Trade Commission, these laws have come under scrutiny by the United States Department of Justice. Citing a lack of proof of any harm to or complaints from consumers or any calls from consumer groups for such stricter regulation of the industry in this regard, the DOJ says these laws tend to require real estate brokers to charge more for their services and restrict choices for consumers.
Critics of minimum service laws claim the effect and intent is to protect traditional commission fees. And by forcing consumers to purchase services they may not want or need, these laws actually harm the public. Proponents argue that requiring a minimum level of service insures uniformity within the industry and protects property owners from being taking advantage of by unscrupulous buyer's agents.
Need to inform the public via written disclosures
An alternative to "minimum service laws" is a written disclosure to home buyers and sellers of exactly which services will be offered and which services will not be offered. Proponents of this method point out that a disclosure-based alternative allows consumers to be fully informed about the services they may not receive using flat fee or limited services while still allowing them a choice in the types of services to be purchased. Ohio and Virginia are states that have recently passed legislation to allow a new form of representation called "limited service representative" which calls for the real estate practitioner to (i) disclose that the licensee is acting as a limited service representative; (ii) provide a
TREC - Contract Forms, Addenda, Notices
Notice Regarding Contract Forms. As public records, the contract forms adopted by the Texas Real Estate Commission are available to any person. However, TREC contract forms are ...
TREC - Texas Real Estate Commission
TREC Home Page ... = Page is in area (folder tab) of this color = Adobe PDF file format = Web site external to TREC
Texas Flat Fee MLS Real Estate Realtor Listing Service
Texas' largest MLS flat fee listing network. List your FSBO home for sale in Realtor Multiple Listing Service (MLS) for one-time flatfee. Save thousands in real estate commissions.
Texas Real Estate Contracts James Potenza ABR,EBA,REALTOR
James Potenza, ABR ®,EBA REALTOR ® Relocation Specialist. Homebuyer's-Team, LLC Exclusive Buyer's Agent. Pearland - Friendswood - Manvel - Clear Lake - League ...
Home - Real Estate Form Software - Agent Form Manager
Colorado real estate contract software, Texas real estate contract software. Agent Form Manager home page .
Austin TX real estate listings and homes for sale, home buying, home ...
Texas 1% Real Estate gives you all the service you deserve ... Site Map | Contingencies in Contracts | Homeowner Warranties . Copyright © 2009 Texas 1% Real Estate
Texas Real Estate Contracts and Contract Forms
Texas Real Estate Contracts and contract forms are provided in word format drawn to meet the legal requirements of Texas.
Welcome to Central Texas School of Real Estate
30 Hours TREC Approved Real Estate Law of Contracts . Computer Link to Texas Real Estate Commission. Computer Link to Real Estate Center
Amazon.com: Texas Real Estate Contracts (9780793117635): Ralph Tamper ...
www.richdadeducationseminars.com Rich Dad Education New York City. Free financial workshops 11/30-12/3
Amazon.com: Texas Real Estate Contracts (9780793178902): Ralph Tamper ...
www.launchyourbusinessworkshop.com Learn to Start a Business. Be your Own Boss. Free workshops Dec. 1 - 3