Article suggests Zillow, Realtor dot com , and others will not be showing all the real estate listings going into the future

[GON]

Long article that reports that the US single family home real estate market is at risk to transitioning---- locating single family homes for sale will not be as easy as Zillow dot com.

The article points to Europe, where good listings never make the "MLS". Article suggests the same is in the works in the U.S. The article uses Compass for example, the largest real estate broker in the U.S. by sales volume. Compass is transitioning to an "exclusive listing model". Homes identified by Compass as an exclusive listing model will not be viewable on a platform like Zillow, Realtor dot com, etc.

https://www.businessinsider.com/rea...ica-europe-france-italy-house-hunting-2025-8?

 

[zzyzzx]

Just don't use Compass. They are the problem.

 

[Pablo]

Just don't use Compass. They are the problem.

Why? What is wrong?
_______________________________________________________

Europe has been like this for a long time. Portugal is a mess in this dept. And we complain about deception here. They take pictures of some different property, and try to pass it off. People know not to believe such ads.

 

[slacktide_bitog]

Most sellers and realtors want their listings to be seen by as many people as possible, to cast the widest net possible.

The changes mentioned only affect a very small number of homes.

 

[AZjeff]

Just don't use Compass. They are the problem.

The point is Compass will have desirable properties you won't see on Zillow etc so you have to use them to see the good stuff. Not a big deal for us as we're not searching properties nationwide and we couldn't afford an "exclusive" property anyway.

 

[GON]

Most sellers and realtors want their listings to be seen by as many people as possible, to cast the widest net possible.

The changes mentioned only affect a very small number of homes.

That's what they said when operators starting charging resort fees at a very few select Las Vegas strip hotels. They wanted as many visitors as possible.

We saw how that worked out ......

We saw like with AMZN prime and no commercials or paid streaming content.

We saw how that worked out.

 

[alarmguy]

Most sellers and realtors want their listings to be seen by as many people as possible, to cast the widest net possible.

The changes mentioned only affect a very small number of homes.

Exactly, if you're foolish enough to let a company limit exposure to your home for sale then you do not care about finding the buyer with the highest possible offer. Amazingly some people do not care.

I just sent this listing to some family members. Asking price $699,000 will not know the closing price until it closes. It's possible a bidding war took place, but maybe not. At the least it will sell for full price.
This is a 1,200 sq foot home, no garage, no AC, it does have a basement. This is in Nassau County Long Island. Over 70 years old, senior citizens home, property taxes without exceptions are $13,808.00 a year.

Property size is roughly 120 feet x 60 feet.

Nice area, this house was for lack of better words a good deal and in contract within two weeks. Exposure rules.
https://www.zillow.com/homedetails/3167-Morgan-Dr-Wantagh-NY-11793/31339137_zpid/

 

[scrllock]

Bizarre. Why would anyone limit exposure on their listing? Anyone removing themselves from the current MLS ecosystem will just lose marketshare to the companies willing to give your listing the most views.

 

[GON]

Exactly, if you're foolish enough to let a company limit exposure to your home for sale then you do not care about finding the buyer with the highest possible offer. Amazingly some people do not care.

I just sent this listing to some family members. Asking price $699,000 will not know the closing price until it closes. It's possible a bidding war took place, but maybe not. At the least it will sell for full price.
This is a 1,200 sq foot home, no garage, no AC, it does have a basement. This is in Nassau County Long Island. Over 70 years old, senior citizens home, property taxes without exceptions are $13,808.00 a year.

Property size is roughly 120 feet x 60 feet.

Nice area, this house was for lack of better words a good deal and in contract within two weeks. Exposure rules.
https://www.zillow.com/homedetails/3167-Morgan-Dr-Wantagh-NY-11793/31339137_zpid/

Never saw a toilet in that color before!

 

[GON]

Bizarre. Why would anyone limit exposure on their listing? Anyone removing themselves from the current MLS ecosystem will just lose marketshare to the companies willing to give your listing the most views.

To restrain trade. They have been doing it for decades in Europe, and article implies US is at risk for the same.

Restraint of trade can be extremely profitable for a very few.

 

[alarmguy]

Never saw a toilet in that color before!

me either!
Here is a foreclosure, in general area of the one above, no basement but has a garage. Taxes $13,633.00 per year
https://www.zillow.com/homedetails/43-Deep-Ln-Wantagh-NY-11793/31343634_zpid/

 

[Owen Lucas]

Restraint of trade can be extremely profitable for a very few.

Yeah, for realtors who want to take a huge cut of the sales price. (ripoff)


I for one, if I wanted to search for these "exclusive deals" would call Compass, or an agent, get the free listings, not sign anything, and negotiate represented with an attorney.

If they require an agent I'll use my attorney, but it would be a great opportunity for a lawsuit due to:

• Fair Housing Act Violations
• Antitrust/Sherman Act Violations
• State Real Estate Laws
• Fiduciary Duty Issues

"Compass's private listing practices could potentially violate the Fair Housing Act through disparate impact on underserved communities, antitrust laws by creating anticompetitive barriers requiring agent representation, state real estate laws regarding equal access to housing, and fiduciary duty obligations to maximize seller exposure and achieve best prices."


Detractors:

• Reduced market exposure initially: One seller's experience showed they netted $100,000 more after listing on MLS versus accepting a private offer
  (Potentially a good deal for a buyer)
• Limited buyer competition: Private listings may not generate the competitive bidding that drives prices up
• Transparency concerns: Critics see Compass's efforts as "detrimental to consumers, agents and the integrity of home sale data"

Overall I used an attorney to both buy and sell a property, no 3% commission, just paid around $2500 for both transactions combined!

We initially had an agent look at selling the one property and they undervalued it by A LOT, I cranked up the price IIRC 40k over appraisal and we found a buyer.
Unrepresented home purchase went smoothly, fairly priced, low supply, not much wiggle room.

 

[SC Maintenance]

Long article that reports that the US single family home real estate market is at risk to transitioning---- locating single family homes for sale will not be as easy as Zillow dot com.

The article points to Europe, where good listings never make the "MLS". Article suggests the same is in the works in the U.S. The article uses Compass for example, the largest real estate broker in the U.S. by sales volume. Compass is transitioning to an "exclusive listing model". Homes identified by Compass as an exclusive listing model will not be viewable on a platform like Zillow, Realtor dot com, etc.

https://www.businessinsider.com/rea...ica-europe-france-italy-house-hunting-2025-8?

This is already the way it is in very hot areas on the ground.

Seller lists with agency A (usually the biggest in the area). Agent working for Agency A has a "pre showing" with all their realtor buddies that also work for Agency A. Property shows up on MLS then is immediately under contract.

I learned this long ago. Its how I bought and sold my first house. If your going to do business in an area controlled by the mafia, best to make friends with the mafia first.

 

[BMWTurboDzl]

Bizarre. Why would anyone limit exposure on their listing? Anyone removing themselves from the current MLS ecosystem will just lose marketshare to the companies willing to give your listing the most views.

Some people only want serious buyers and they don't want anyone walking through their multi-million dollar home.

 

[SC Maintenance]

There is no restraint - you have willing participants. You can only buy a new Toyota at a Toyota dealer. You can only by a Apple phone at a Apple approved place. If you want to sell your home through an exclusive network you can. I can do that now - I can sell to someone I know or one of those "we buy houses" people. If the buyer doesn't like your sales model there free to buy something else.

I could see using a exclusive service if I were selling while still living in the home. It would restrict who walks through. No open houses your realtor is using to collect names of potential clients, etc.

If the house was vacant then I don't much care.

 

[Owen Lucas]

Property shows up on MLS then is immediately under contract.

Well then swoop in with a backup offer. Sound like there would have been a bidding war anyway. Seller is losing out without full MLS listing.

 

[scrllock]

Some people only want serious buyers and they don't want anyone walking through their multi-million dollar home.

a real estate listing does not mean your front door is now wide open and unlocked.

 

[SC Maintenance]

Well then swoop in with a backup offer. Sound like there would have been a bidding war anyway. Seller is losing out without full MLS listing.

As always your free to accept, reject, or counter offer.

The whole "exclusive" thing is a version of the "going, going, gone" sales pitch anyway. "this house will be on MLS tomorrow morning. I showed you early. You need to put in your best offer now!!!"

Most people don't understand sales, marketing, or markets. The problem is they think they do and have no clue when there being played.

 

[alarmguy]

All a homeowner has to do is tell the agent that you want the house on the MLS the very day you list it.
Simple stuff, if you fall for the exclusive listing thing, well, you're an adult and responsible for your actions, no one else is.

SOME people do want exclusives because they do not want a mass of people through their house, they could care less and just want the house sold at what they think a fair price. I know... very well there are homeowners like this.

Also -Ive sold homes I had listed with multiple offers and the homeowners took my buyers offer even if the price was slightly less because they wanted the security of me on both sides of the deal or liked my buyers better or liked me better.

Me personally flat out always told my homeowners highest price comes from largest exposure MLS
I could care less who sold the house, I had so many listings selling at any given time I just wanted to keep moving them. I was know as a listing agent. But sometimes a buyer would call on my signs and if they had the qualifications I would show them the house. More or less, sold houses by default. I never advertised for buyers.
The brokerage of course wants you to keep listings exclusive, again, I could care less and they knew it. They have no control over you, you are an independent contractor. Actually they bent over backwards to make sure I was happy because of the business I brought in.

 

[alarmguy]

I could see using a exclusive service if I were selling while still living in the home. It would restrict who walks through. No open houses your realtor is using to collect names of potential clients, etc.

Depends on the region and market. Our brokerage frowned on open houses. But you had no choice as most people want them and complain if you dont do enough. True though, I got listings that way because nosey neighbors would come in and meet me, who were thinking about selling.