Mon. Sep 25th, 2023

Disclaimer: This post is meant to be used for educational purposes. Links and mentions of Florida flat fee MLS companies in this post do not constitute an endorsement. Individual program details can change — please visit a provider’s website for the most current information on rate packages, fees, service areas, and more. HomeLight always recommends doing your own research to determine which selling option is best for your situation.

If you’re considering selling your Florida home without the help of a real estate agent, you may want to use a flat fee MLS service to reach potential buyers. A flat fee MLS company helps FSBO sellers to list their homes in the local multiple listing service (MLS) without the assistance of a Realtor®.

In this article, we explain the pros and cons of using a flat fee MLS service, what listing services are available in Florida, how they work, and what you might pay. To help you determine whether a listing service is for you, we spoke with top-producing Miami real estate agent, Denise Maden, who works with 72% more single-family homes than the average Miami agent.

Let’s get started.

What is a flat fee MLS listing service?

A flat fee MLS is a limited service catering to “for sale by owner” (FSBO) home sellers to get their property on the local multiple listing service (MLS). The MLS is a private database of homes for sale that allows real estate professionals to share the details of for-sale homes with each other.

Buyers’ agents use the MLS to find homes that fit their clients’ needs, download detailed information and disclosures, and schedule showings. Most major home search websites are populated by the MLS. Because the local MLS is one of the best ways to market your home and get maximum exposure, it’s vital to list your home on the local MLS.

Unfortunately, only licensed real estate agents or Realtors® can post listings on the local MLS. If you’re selling your home without the help of a listing agent, you can still have your property listed on the MLS with the help of a flat fee MLS service.

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What Florida sellers might benefit from a flat fee MLS service?

A flat fee MLS service might be the right choice for you if:

You’re looking to save on the cost of a real estate commission.

Homesellers using an agent in Florida typically pay a 5.4% to 6.08% real estate commission, which is split between the listing agent and the buyer’s agent. A listing service can help you eliminate the cost of a listing agent. Instead, you’ll pay a flat fee of $89 to $1,299, depending on the company and service options you choose. You’ll likely still be on the hook for the cost of the buyer’s commission and the cost of any other services you use to help you sell your home.

However, know that the money you’ll save by not paying the seller’s commission (2.7%-3.04%) may be offset by the selling price of your home. According to the National Association of Realtors® (NAR), sellers who use an agent to sell a home typically make $58,000 more on the deal than someone who sells a FBSO home.

You have a desirable home and it’s a hot market.

If property inventory is low in your area, and your home has desirable features and/or is located in a desirable area, it may sell itself. Keep in mind, however, that even though your MLS listing may bring multiple buyers and competitive offers to your door, you’ll still be responsible for all the aspects of your home sale, which we’ll break down later in this post.

You want to be very involved in your home sale.

If you’re a savvy go-getter with home-selling experience, you may want to go all-in on your home sale. A FSBO sale may be your chance to shine. A flat fee MLS is one of the first steps in your home-selling journey.

You don’t want to work with a listing agent.

Maybe you’ve had a bad experience with an agent in the past. Maybe you feel none of the agents you’ve interviewed understand the features of your home. If you’re determined to sell your home yourself, you can forgo the services of a licensed agent and still get your home listed in the MLS.

You have the time and energy to invest in the home-selling process.

Depending on the level of service you purchase from a flat fee company, you may need to take on a variety of tasks normally handled by a real estate agent.

It’s important to know what you’re getting into, Maden explains. When FSBO sellers turn to her it’s because they’re in over their heads. “They’re like, you know what? I’m so tired of this, I want you to handle it. They see it’s not as easy as they think it is,” she explains.

When you take on the home-selling process, you’ll be responsible for:

Agents work with contracts all day long and we know the laws that are taking place. The list is endless. For example, if the seller doesn’t read the contract carefully, they might be paying for all special assessments. Agents know to look for things like that. It can make a huge difference in your bottom line as the seller.

  • Denise Madan
    Denise Madan
    Real Estate Agent


    Denise Madan
    Denise Madan
    Real Estate Agent at Keller Williams Realty

    Currently accepting new clients

    • Years of Experience
    • Transactions
    • Average Price Point
    • Single Family Homes

Pros and cons of using a flat fee MLS listing service


The advantages of using a flat fee listing company in your FSBO sale include:

  • Eliminate the listing agent commission (typically 2.7% to 3.04%).
  • Represent yourself in your home sale and control all aspects of the sale from start to finish.
  • Pay upfront known costs for the listing service.
  • Get your home listed on the MLS and third-party websites.
  • Expand your exposure to buyers and buyers’ agents.


The disadvantages of using a flat fee listing company for your FSBO sale include:

  • You’re required to offer a commission to the buyer’s agent – while this amount may be as low as $1, keep in mind that most buyers use an agent, so it benefits you to make a fair offer of 2% to 3%.
  • Your house will likely sell for less than it would with a real estate professional – according to data from NAR, the typical FSBO home sold for an average of $260,000 compared to $316,000 for agent-assisted homes.
  • You’ll be responsible for handling any setbacks or issues that may impact the sale.
  • You’ll navigate the self-serve process without an expert’s dedicated guidance and support.
  • You may be exposing yourself to liability claims and other legal risks.

“Agents work with contracts all day long and we know the laws that are taking place. The list is endless. For example, if the seller doesn’t read the contract carefully, they might be paying for all special assessments. Agents know to look for things like that. It can make a huge difference in your bottom line as the seller,” warns Maden.

How do I list my home with a flat fee MLS service in Florida?

Once you’ve decided to list your home with a flat fee listing service, you’ll follow these steps to get your Florida FSBO home on the MLS:

Step 1: Vet the flat fee MLS service

Research the local service you’d like to use, including packages and rates. Be sure to look up Google reviews and check out the company on the Better Business Bureau. Before you proceed, know how much information you’ll be able to list, what forms are available free of charge, and what add-ons come at an additional charge.

“When you hire a flat fee service, you need to know what services you’re paying for, how long your listing will be up, how many photos you can post. If it doesn’t sell in a certain amount of time, can you pull it back? Can you continue to market your property? Are they gonna charge you more? You need to know who’s taking the calls. Will agents be able to reach you or are your calls going unanswered by the service? When you get an offer, is it going to you or them? Just like when you hire an agent, it’s important to know what they’re going to do for you,” says Maden.

Step 2: Register and select a plan

Register on the flat fee MLS company website, select the package you want, and pay the flat fee online.

Step 3: Enter your property information

Describe your property and upload photos. If your service offers it, fill out the disclosure form.

Step 4: Read and sign your listing agreement

Sign the listing agreement, which may be an Exclusive Right to Sell listing agreement between you and the MLS company. Read your listing agreement thoroughly to ensure you can cancel without penalty and won’t owe a listing commission.

Step 5: Review your live listing

The flat fee company will make your listing live on the MLS, which means it will be visible to buyer agents. Your listing will also be posted on real estate websites such as Zillow, Trulia, and However, it can take a couple of days or longer to populate. It’s a good idea to review how your listing is displaying on real estate sites to be certain it’s correct and complete.

Are flat fee MLS listings effective in Florida?

The Florida Association of Realtors® reports that the number of FSBO home sales fell to a record low – just 7% of the housing market. That’s fewer than 6,000 FSBO homes in a listing of over 84,000 Florida homes. Not only are FSBO homes a minority of those available, but also nearly 90% of home shoppers purchase a house using a buyer’s agent. To get maximum exposure for your home, it’s crucial to list your home in the MLS.

Not only will more buyers and agents see your home, but it will bring them to your front door. Maden explains:

“Real estate agents have a code of ethics that we have to show or try to show every house that our buyers want to see or that meets their criteria, even FSBO homes,” she says.

How much does a flat fee MLS service cost in Florida?

In Florida, home sellers have many options when it comes to flat fee MLS services. There are local, regional, and national companies to choose from with varying levels of assistance. Not all flat fee MLS companies are created equal. So, as you consider your options you will want to weigh the different services and fees against the possible benefits and drawbacks.

The cost for a flat fee listing service ranges from $89 to $1,299, depending on the level of service you select. Added features, such as additional photo uploads, lock boxes, and marketing materials may be available a la carte. Limited agent assistance is often available at an additional cost.

Let’s take a look at some examples of flat fee MLS listing companies in Florida.

Florida flat fee MLS listing companies

beycome: $99-$599

Phone: 844-214-4837
Email: [email protected]

About: Established in 2013 in Miami, Florida, beycome covers all MLS throughout Florida. They provide free access to all legal forms, including disclosures. They offer three levels of service, from Basic to Concierge.

Reviews and rating summary: Google reviews give beycome a 4.5-star rating. Sellers are happy with its straightforward service, customer service, and reasonable pricing with no hidden fees.

Jack Keller: $75-$375

Phone: 888-374-7692
Email: [email protected]

About: Established in 1975 in Largo, Florida, Jack Keller is family owned and operated. They offer five levels of service. Note that Package 1 ($0) is a sell now, pay later. Package 2 is for vacant land, boat docks, and commercial property. Their highest level of service, Partial Full Service offers limited agent assistance for a low commission rate (1%).

Reviews and rating summary: The company’s Google business profile has a 3.8-star rating for its agent-assisted service and flat fee listing service. FSBO customers are happy with their customer service and the buyer response. Some low ratings have been posted by sellers who struggle with the interface or the process. $95-$175

Phone: 855-352-8333
Email: [email protected]

About: Established in 1999, in Fort Lauderdale, Florida, covers all MLS in Florida., which is owned by Florida broker Cliff Glansen, embraces advances in technology without losing personal touch and professional service in its customer interactions. They offer four packages that provide basic essential services and only differ in the number of photos you can upload.

Reviews and rating summary: doesn’t have a Google business or Yelp profile for unbiased reviews. Company-hosted customer testimonials praise the service for ease of use, responsive support, and money saved. holds an A rating on but is not listed as BBB-accredited.

Flat Fee MLS Realty: $89-$549

Phone: 813-642-6030
Email: [email protected]

About: Established in 2019, in Tampa, Florida, Flat Fee MLS Realty covers all MLS in Florida. The company is owned and operated by Stephen Hachey, a licensed real estate agent/broker who has 20 years of experience and who is also a real estate attorney.

Reviews and rating summary: The company’s Google business profile receives 4.2-star customer ratings. Happy customers claimed the business provided professional, responsive service. Customers leaving 1-star reviews were surprised by what they considered unexpected or hidden fees, add-ons, or unanticipated loss of proceeds.

National flat fee MLS companies that serve Florida

Houzeo: $299-$1,299

Phone: 844-488-0110
Email: [email protected]

About: Established in 2017 in New York, New York, Houzeo covers all major MLS in Florida. They charge more than most flat fee listing services but have a wide range of helpful add-ons, which are priced a la carte. They offer four levels of service ranging from Bronze to Platinum.

Reviews and rating summary: Houzeo holds a 4.9-star rating with Google customer reviews. Positive reviews speak of the service clients received from customer service reps, such as expert knowledge, responsiveness, professionalism, and prompt problem-solving. A few negative reviews speak of errors on the MLS, a refund complaint, and confusion with the website interface.

List With Freedom: $89-$295

Email: [email protected]

About: Established in 2005 in Boynton Beach, Florida, List With Freedom covers all MLS in Florida. Their Silver package offers basic listing services with one photo. They offer four levels of service ranging from Silver to Platinum+.

Reviews and rating summary: List With Freedom’s Google business profile has a 3.2-star rating. Satisfied customers were pleased with the simple process, savings on commissions, and staff professionalism. Some negative reviews mention concerns over the communication process, what they considered hidden fees or lower-than-expected sales results.

Comparison of flat fee MLS companies serving Florida FSBOs


Florida Flat Fee MLS Companies
National Flat Fee MLS Companies in Florida


Jack Keller

Flat Fee MLS Realty
List with Freedom
Best For Interface Flex payments Budget Beginners Add on options Experienced sellers
Cost $99-$599 $75-$375 $95-$175 $89-549 $299-$1,299 $89 -$295
Turnaround 36 hours 1 day 24 hours 24 hours with upgrade 36 hours 24-48 hours
Listing Term Unlimited Unlimited, 6 months Unlimited 3-12 months 6-12 months
Updates Unlimited Unlimited Unlimited Unlimited $25 each Unlimited
Forms Disclosures Disclosures
No Disclosures
Disclosures with upgrade Disclosures
Number of Photos* Max 12-Max 6-Max 25-50 6-Max 1-Max
Photo Assist Upgrade No No Upgrade No No
Yard Sign Upgrade No Add-on No Add-on or upgrade No
Marketing Assist** Upgrade No No No No No
Syndication Yes Upgrade Yes Yes Yes Yes
Lock box Upgrade No Add-on Upgrade Add-on Upgrade
Showing Assist* Yes Upgrade No Yes Upgrade Add-on or upgrade
Pricing Assist/Market Analysis** Upgrade No No Upgrade Upgrade No
Open House* Upgrade Upgrade No Yes Upgrade Add-on or upgrade
Upgrade Upgrade No No Upgrade No
Cancel anytime Money back guarantee Yes Yes Yes Yes Yes
Closing Assist** Upgrade Upgrade No No Upgrade No
Agent Assist** No Upgrade No No Upgrade No

* Max photos indicates the maximum number of photos allowed by local MLS.

** Limited assistance through the platform

Unsure About Selling FSBO in Florida?

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Alternatives to a flat fee MLS service

If you’re not sure a flat fee MLS service will fit your Florida selling situation, here are some options worth exploring.

Option 1: Flat fee real estate agent

A flat fee real estate agent offers to list and sell your home and provides limited services for a flat rate rather than a percentage of the home sale. The average flat fee cost can range between $3,000 and $5,000 but some may charge for additional services.

A flat fee agent might be a good option for a homeowner who wants more control of their home sale but needs the guidance of a professional. Read your listing contract carefully to find out exactly what services a flat fee agent provides and if there are any additional fees.

Option 2: Discount real estate brokers

You can seek out the services of a low-commission or discount real estate broker. These companies or agents are typically more expensive than flat fee MLS services. However, they will accept a reduced commission and often still provide some of the basic services and the support you might receive from a full-commission agent. With a discount broker, you will still be on the hook for the full buyer’s agent commission.

Option 3: For sale by owner (FSBO) platform

Online FSBO platforms offer both more options and fewer options than flat fee MLS services. In addition to flat fee listings, they may offer FSBO-only (non-MLS) listings, in-depth self-service FSBO platforms, and/or limited agent assistance for a flat fee or discounted commission.

A few examples of online FSBO platforms include:


Option 4: Full-service, experienced real estate agent

List with a top-performing local real estate agent, who will provide dedicated full-services in addition to listing your home. An experienced local agent has the advantage of knowing current market trends for your area, leveraging local connections with contractors and sales contacts, and will have the proven skills to sell a home faster with the best results.

“An agent does so much more than just put your listing in The MLS. We’re going to make sure that it gets picked up, syndicated. But that’s not where we stop. We’re not just putting your listing up and waiting for the phone to ring. We get the photographs done. Maybe we do drone photos or a walk-through video. We do the marketing. We have the signs installed. Sellers don’t pay for any of that when they hire us,” explains Maden.

Some of the top benefits of using a full-service, full-commission real estate agent or broker include:

  • Accurate pricing to fit market conditions
  • Ability to sell your home at a higher price
  • Access to a network of skilled professionals
  • Professional photography services
  • Can help you prepare your home
  • Appraisal expertise for the best valuation
  • Can guide you through inspection pitfalls
  • Elevated marketing and broader visibility
  • Takes pressure and workload off the sellers
  • Contract savviness to avoid delays and risk of liability
  • Professional negotiation skills

HomeLight’s Agent Match platform can match you to some of the best agents in Florida.

Will I save money with a flat fee MLS listing service?

While it’s possible to save money on agent commission fees when you initially list your home for sale, in exchange for those upfront savings, you are also sacrificing time and work. You may also be sacrificing the skill or knowledge of a professional who could save or earn you money later when negotiating with a potential buyer.

If you add in the cost of your time and the risk of a lower sale price, you might not realize the savings you hope to see.

According to a recent National Association of Realtors® (NAR) report, the median sale for a FSBO home is $260,000, which is 7% less on average than properties represented by an agent. In addition, HomeLight data shows that homes listed with a top-performing agent sell for up to 10% more than those listed with an average agent.

Here is an example of how these selling situations might compare:

Selling FSBO = $260,000

Selling with an average agent = $318,000

Selling with a top-rated agent = $349,800

In this example, even after deducting a 6% agent commission of $20,988, the selling price with a top agent may still come in at $68,812 more than the FSBO selling price. Of course, your results can vary widely depending on the condition and features of your home, its location, and current market conditions.

What if I need to sell my Florida home fast

If you need to sell your Florida home fast, you can seek a cash offer from a house-buying company, such as an iBuyer or a We Buy Houses investor group. One of the most convenient ways to sell your home fast is HomeLight’s Simple Sale platform. You can skip repairs, showings, and commissions and receive a no-obligation cash offer in as little as 72 hours. If you accept the offer, you can close in as few as 10 days.

What else should I know about selling a house in Florida

Florida’s disclosure laws are non-optional. For more information about required disclosures, see the Seller’s Property Disclosures form from the North East Florida Association of Realtors®.

While Florida does not require an attorney to sell your FSBO home, it’s highly recommended that you hire one to help you understand the terms of your contract, oversee your documentation, and reduce your risk of liability.

Alternatively, you can hire an agent at a reduced price or flat fee to oversee certain parts of your sale, such as the documentation. Maden says, “If you need to help with the negotiation or if you’d like an agent to oversee it, we usually do it for about one percent of the sale.”

Ready to sell your Florida home?

Listing a house by owner in your local Florida MLS is the first step to getting your FSBO property in front of more buyers. But doing so requires the assistance of a listing agent or the services of a flat fee MLS company.

With a flat fee listing service, you can avoid paying the listing agent commission and maintain complete control of your home sale. While you may save on the listing commission, know that FSBO listings tend to sell for less than agent-assisted sales. An experienced agent who knows the area can help you maximize your sale price and get a premium offer. This can help to offset or, in some cases, more than make up for the cost of commission.

If you choose to sell a house by owner in Florida, you should have a good idea now of what to expect from a flat fee listing company.

If you choose to maximize your profit, save time, and avoid the potential headaches of a FSBO sale, HomeLight’s Agent Match platform can connect you with proven, top-performing agents in your Florida market.

How to Sell a House by Owner in Florida
Selling a House “As Is” in Florida
Top Housebuying Companies in Florida

Header Image Source: (NadaK2 / Depositphotos)

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