In today’s real estate environment, where listings often appear instantly on consumer-facing platforms, it’s easy for both clients and professionals to lose sight of what the MLS truly is. At its core, the MLS is not a public advertising site. It is a professional, broker-to-broker network created to support cooperation, trust, and customized strategy.

That distinction matters now more than ever, especially as national policy evolves to support flexibility and clarity for sellers and brokers alike.

New Guidance from NAR: More Flexibility, Clearer Options

A recent policy from the National Association of REALTORS®, effective March 25, 2025, affirms that sellers have meaningful choices in how their listings are handled. The guidance outlines two formal alternatives to immediate public marketing:

Office Exclusive Listings
This option is for clients who prefer their listing remain private. The property is not entered into the MLS, and no public marketing is permitted. That includes signage, social media, IDX, third-party websites, or outreach to agents outside the listing brokerage. A signed seller disclosure is required to document this decision.

Delayed Marketing Exempt Listings
This allows a listing to be submitted to the MLS and shared with other Participants and Subscribers, while holding off on public exposure through IDX or syndication. During the delayed marketing period, only the listing brokerage may market the property, in accordance with the seller’s preferences. This option also requires a signed disclosure.

Both approaches are intended to give sellers meaningful control over their listing strategy while preserving the cooperative structure of the MLS.

Would a Standardized Disclosure Help Clarify Seller Intent?

In light of these updates, we are seeking member input on a possible resource that could support clearer conversations with clients. Would a standardized Seller Marketing Options disclosure form be helpful in your listing process?

The form would outline three distinct pathways:

1. Broad Public Marketing
The listing is shared widely through IDX, syndication, brokerage and agent websites, signage, digital marketing, and other forms of public exposure.

2. Selective Exposure (Including Delayed Marketing)
The property is submitted to the MLS but not displayed on public advertising channels. It is viewable only by MLS Participants and Subscribers. Marketing may begin immediately within the listing firm or be delayed, depending on the seller’s preferences.

3. Private Listing (Office Exclusive)
No entry into PACMLS. No public marketing. Shared only within the listing brokerage.

This type of form could provide transparency, reinforce seller choice, and ensure marketing strategies align with professional standards and MLS policy. It may also reduce confusion about what “listing” means in different contexts and provide brokers with a consistent way to explain the options available.

We’d Like to Hear from You

Would a form like this support your workflow? Would it help reinforce trust and clarity with your clients?

We welcome your thoughts. Please send feedback to ryan@realtoramc.com. Your insight will help us explore whether this is a resource worth pursuing to better serve our members and their clients.

The MLS remains a powerful tool for cooperation and strategy. With your voice, it can continue to reflect the professionalism and care that define this industry at its best.