Terms & Conditions


* 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.

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, % of the sale price will be retained by our firm from the sale commission and the balance paid out to the buyer's brokerage. If % of the sale price does not equal a $ minimum, it will be increased in 0.05% (1/20th of a percent) increments until it exceeds $. These fees only apply if there is a buyer's brokerage involved and do not apply when you sell by owner to a buyer who is not working with a buyer's brokerage. 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 subtract the % fee from your offered sale commission for compliance. We are required in many cases to be communicative with the buyer's broker, the buyer's lender, the mls and local, state and federal laws. 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 subtract a tiny commission from the sale commission to cover our time to be there for you. On the Full Service For Sale package 1% is added to the base sale commission offered by the seller. If the buyer has no broker just the 1% would apply at closing. We reserve the right to reject Full Service packages and upgrades on listings with an estimated sale price under $200,000. 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. 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 faxed in, etc.) 3 business days.