Since 2007 we have been providing sellers with an alternative way to market and sell their home so they can keep the commission typically associated with selling real estate. We do this by providing a high-quality For Sale By Owner MLS listing services throughout Massachusetts and New Hampshire. Our flat fee listing service automatically cancels out the listing side of the commission. This allows sellers to maintain the ‘right to sell by-owner’ while getting the marketing exposure only MLS and an experienced brokerage can provide. Our tailor-made listing agreements are fully compliant with the Commonwealth of Massachusetts and the Granite State of New Hampshire. If you want to learn how to get your property on your local MLS without paying a high sales commissions, you have come to the right place. Our MLS listing service is based on a one-time flat fee and it comes with a Money Back Guarantee. Learn more about our flat fee MLS service by viewing the sections below. Feel free to check out our FAQ‘s or message us if you have specific questions.
Sometimes our sellers call us to thank us for the hard work we put into helping them get their home sold. Here are 2 off-the-cuff voicemails. Press play to hear what they have to say about InstaMLS.com. We did not ask them to do this. They have given us permission to share these calls.
Permalink: Hear 2 audio clip testimonials from past sellers.
- New England based. We know the markets; how buyer's think.
- Same day or scheduled activation.
- We take care of all marketing. You respond to inquiries & do showings.
- Displayed on all sites (Realtor.com, Zillow, Trulia, etc.)
- We will never use your listing & poach your buyers.
- Simple online listing process. See agreement.
- Listed until sold. Pause or cancel anytime.
- No Risk. Money Back Guarantee.
- Fanatical support 7 days a week.
- Get noticed by ~40,000 local Buyer Agents.
- You decide buyer agent commission amount.
- Maintain your right to sell by owner.
- Personalized tips, tactics & strategizing.
- Privacy Protection: all contact info gets removed prior to closing out listing.
- Buyers can create a state-compliant offer using our proprietary Offer Generator.
- Free CMA upon request.
- Unlimited Photos. See allowances.
- Unlimited listing changes.
- Unlimited open house announcements.
- Printable flyer & prospecting materials.
- State-specific contracts, disclosures & forms.
Inquiries about your property are handled with speed because we understand the importance of a quick follow-up.
If an agent is interested in showing your property they will see your contact information under the ‘special showing instructions’ field. Only agents can see this field.
If a prospective buyer calls us we will provide your information to them. If they leave us a voicemail, we will forward you a copy of the voicemail in .mp3 format so you can listen and respond. If someone emails about your property, we will forward you the message immediately. We recommend our sellers check their email often since inquiries are sent out shortly after we receive them.
→ Get the process started by heading over to our Agreement Wizard to create, sign and execute the listing agreement online.
When filling out our online listing agreement, you will have two activation options. You can have you listing activated today or schedule the listing to be activated on a future date. If you want your property listed immediately, we do same day activations 7 days a week.
If you fill out our listing agreement after 4:30 pm, our system will not let you pick same-day activation. Your listing will be activated on the next day. We do this for your benefit. If we activate at the end of the day, your listing will not get a full first day on the market.
→ Get the process started by heading over to our Agreement Wizard to create, sign and execute the listing agreement online.
We make it easy to list on MLS as a for sale by owner. The process is simple.
Step 1: Head over to our flat fee listing agreement wizard to create and sign your state-specific listing agreement online. We follow the Federal E-Sign Act guidelines and use secure bank-level encryption for all digital files and online transactions.
Step 2: Fill out the MLS property information form. You can fill it online or you can go do it offline by printing the forms and filling them out by hand. Once done you can send it over to us via fax or scan/email.
Step 3: Send us your photos to firstname.lastname@example.org. For more information about MLS photos go here.
Once you complete Step 1, our system we automatically email the information regarding steps 2 and 3. For more in-depth information on this subject head over here.
Listing your home on the Multiple Listing Service (MLS) is simple when working with InstaMLS. We are a licensed and bonded real estate brokerage. In order to list your home on MLS, the listing broker and seller are required to have a listing agreement in place prior to activation. A property cannot be listed on MLS without a listing agreement.
To get started simply follow these 3 steps. Once you complete step 1 our service will send you the instructions for steps 2 and 3.
- Read, customize and sign our flat fee listing agreement located here. Once you fill out this agreement you will be emailed a copy of the listing agreement and the state-mandated agency disclosure form.
- Next, you will fill out the property information form located here. This online property form tells us about your property in detail so we can enter the information on your regional MLS. You may provide as little or as much information as you would like. We only require that you fill out the fields denoted with an asterisk. Once we receive this information we will review it and if we have questions we will reach out.
- Lastly, you will send us photos of your property. You will send photos to email@example.com If you want your photos to be displayed in a specific order please name them 1.jpg, 2.jpg, 3.jpg etc… If you do not specify an order we will decide for you. We know what works best. MLS requires at least 1 exterior photo. We allow you to submit up to 30 photos but we recommend that you focus on quality, not quantity. Pick the photos that pique interest. Showing too many photos can give a prospective buyer a reason to not schedule an appointment. Photos should be taken in landscape mode. Portrait mode photos do not look as good. You should start with one exterior shot, head into the kitchen, abutting rooms then head to the bedrooms. When shooting bedrooms, step outside the doorway and take the photo. This is the best way to get a quality bedroom shot. The next photos should be of the basement. You can wrap up the photo shoot with heading back outside for the backyard and landscape shots. In short, the goal is to create a flow of photos that resemble how prospective buyers will see your home.
→ Get the process started by heading over to our Agreement Wizard to create, sign and execute the listing agreement online.
Permalink: How to list a for sale by owner on InstaMLS?
The key to selling real estate is marketing exposure, therefore, MLS is really the only choice. If measuring overall reach MLS is dominant. When selling real estate, the goal is to get as many people through the door as possible in the shortest amount of time, and the best way to achieve this is by listing your property on MLS. Once on MLS, the listing gets syndicated to countless partner sites. Every real estate related search site will automatically show your home. If it makes you feel better, you may advertise your listing on any website you see fit. We will even provide you with a link to your official MLS listing so you can post it on any website you want.
We are obsessive about providing high-quality customer support. It’s what keeps us up at night which is why we go Above & Beyond ™ to make sure our sellers have an amazing experience.
Although InstaMLS is technically providing a “limited service” to our For Sale By Owner customers, we will go above and beyond to make sure your flat-fee MLS listing looks nicer than a full-service listing. Once we receive a listing, if we think it can be better, we will make suggestions to get your listing to shine.
Unlike other services you might come across, our fanatical customer support makes us a very different real estate brokerage. We think of ourselves as a “referral-based company” and we understand that in order for you to refer our flat fee listing service to your friends, family, and co-workers we have to work hard to provide exceptional service. We always go the extra mile to make sure our sellers are happy and we work really hard to make sure that all MLS listings look the best they can. We will not put our name on something we are not proud to represent. We understand how to market real estate at all levels.
Here at InstaMLS, we have a quick turnaround on all listings. We don’t charge extra for same-day activation. If you need your listing on MLS today, we will get it up shortly after we receive all the pertinent information. We always look to put our sellers in the best possible position to succeed, which is why we provide a service that feels personalized.
If necessary, upon request, we will provide a complimentary Comparative Market Analysis (CMA) so you can price your home properly. Not all CMA’s are the same. Our approach combines comparative past sales, market trends, conditions and most importantly real estate psychology (how buyers think).
Remember, nine times out of ten, the market will determine the value of your home. Pricing your home at the current market value will generate more interest and will often get you a higher sales price than you may have originally anticipated. When our flat fee MLS sellers ask for our honest opinion on the price we are rarely far off from what the final price will end up being. This comes from first-hand experience, local market knowledge, data, trends, and intuition. Our real estate brand is reputable and we have a proven track record of understanding each local market. If you want a respected name and experience representing and marketing your property look no further.
As a seller, you should be aware that Flat Fee MLS services vary. Some in price and others in quality-of-service. Of course, everyone is looking for a good deal, which is why we offer such a low price. We understand that getting a great flat fee price matters, but we also understand that a low price is worthless without exceptional service. We are not your run-of-the-mill flat fee agency. We’re a referral based flat fee MLS listing service. This means we do everything in our power to provide our sellers’ with the best possible selling experience so they will refer friends, family, and co-workers. Without our loyal referrers, we have nothing. We have gained a loyal following and industry recognition because we educate our flat fee sellers so they know how to get a deal done. We don’t just list and forget about our sellers. We constantly provide selling tips and advice at no extra charge.
For a small flat fee, your home will be on the Multiple Listing Service until sold. This is the same exact service that every Massachusetts and New Hampshire Real Estate Agent uses to market and sell real estate. Once we list your home we will have your listing syndicated across the Internet. In addition to our MLS partner sites, your home will be displayed on thousands of real estate related sites. Yes, we said thousands. Once you decide to list your home through our flat fee MLS service we will take care of all your marketing. We do everything in our power to get the word out that you are selling your home. In real estate reputation is everything. Why? Because nobody wants to work with a brokerage with a poor image and, or reputation. Our real estate agency and flat fee MLS service are well known, reputable and respected. Real estate agents love introducing their buyers to our listings because they know we take the time to provide quality seller support as they go through the home selling process. Your listing will be introduced to buyer’s agents under the Hillman Real Estate brand not some run-of-the-mill online flat fee listing service.
Permalink: Comparing flat fee listing providers?
This is a fairly common question; one that is misconceived. In order for your property to show as zero (0) days on market, the address needs to be off of MLS for 90 days. However, since MLS retains all listing data for previously listed properties, the total days on market will show under the ‘property history’ feature. With this being said, waiting 90 days to reset the DOM meter makes little sense. Any reasonably intelligent and ethical buyer’s agent will do a historical search on MLS on behalf of their buyer client.
If your property is relisted on MLS before the 90-day mark, it will still show up on MLS as ‘new’ for a few days. This is what counts when marketing real estate to consumers doing home searches. If the buyer is serious, more often than not, before making an offer, they will look into the history of the property.
We have a streamlined lead system in place for those who inquire about your property. If a prospective buyer contacts us through a third-party site, our system will forward you the buyers’ information shortly after. If they call us we will provide them with your contact information. If a voicemail is left, we will forward you the voicemail via .mp3 file to your email so you can listen and respond the message.
The initial listing term is 12 months unless otherwise noted. We know what you are thinking? Why 12 months when you believe it will sell in much less time? The short answer is that 12 months is more beneficial for you, the seller, and it makes the listing contract a lot easier for all parties involved (us and you). Renewals are a pain and “running time” goes a lot quicker than you would think. Since we allow sellers to cancel anytime without penalty, it’s a lot better to have the luxury of not looking at the calendar. You may believe that your property will go under agreement right away, but this is real estate and you never know what can happen after a written offer is made. In theory, you could have your property under agreement on the first-day it hits the market, but the overall process has a lot of steps and all these steps accumulate calendar days really fast. To put things into perspective. Think about this… You get an offer, the inspection (7-8 days post offer) goes without a hitch, but you later find out your buyer isn’t able to get financing (30-45 days later) and the deal you had initially thought was simple and straightforward goes south for whatever reason. When this happens you have to find another buyer and the days-weeks-months start to add up and pass quickly. If a deal crumbles it’s back the square one. Everything starts over. Ouch.
As a seller, you should be aware that New England Entry Only Flat Fee MLS services vary. Some in price, some in the quality of service and others in reputation. Naturally, everyone is looking for a good deal, which is why we offer such a low price for the service we provide. We know that getting a great price when listing your home for a flat fee might get you to sign up, but we also understand that a low price is worthless without exceptional service. We take pride in servicing our sellers who are looking to list for a flat fee. We are not just another flat fee listing service – we are a referral based flat fee MLS listing service. This means we do everything in our power to provide you with an exceptional selling experience so you will hopefully refer your friends, family, and co-workers to us when they are ready to sell. Over the years, we have gained a loyal following because we take the time to educate our flat fee sellers so they know exactly what to do and how to do it in order to sell their homes for the best possible price and terms.
Once we list your home we will have your listing syndicated across the Internet on various websites. In addition to our online marketing partner sites, your home will be displayed on thousands of individual real estate broker sites. Once you decide to list your home through our flat fee MLS service we will take care of all your online marketing. We do everything in our power to get the word out that you are selling your home. In real estate, reputation and perception is everything. Our brokerage and flat fee MLS service are both well known and reputable throughout the industry here in New England. Real estate agents love introducing buyers to our properties because they know our sellers are prepared. Your listing will be introduced to Buyer’s Agents under the Hillman Real Estate name.
We believe in making it dead simple for prospective buyers to be able to make an offer without needing a buyer’s agent. We do this by providing an easy to use web-based questionnaire making it easy for a prospective buyer(s) to create and generate an Offer to Purchase in minutes. Sometimes a prospective buyer will love a home, but they are not sure how to write up an offer. Our new Offer Wizard solves this problem. In under 10 minutes, buyer’s can create a fully compliant offer to purchase with the common contingencies and addendum. Try it out. Please note the Offer Wizard is for Massachusetts offers only. We are working on a New Hampshire version.
New Hampshire: $350.
The initial term is 12-months. Read why we do 12-month listings. You may cancel anytime without penalty. If you need to renew all you need to do is let us know before the expiration date and we will renew the listing for free.
The rules governing the use of for sale signs are fairly straightforward. You may not plant a sign that says For Sale By Owner, FSBO or By Owner. Technically once a home is activated on MLS your home is no longer classified as a For Sale By Owner. Your listing is marketed under our real estate brokerage name. Furthermore, if a consumer viewed your home via MLS or partner site, then drove by your property to check out the exterior and neighborhood, a For Sale By Owner sign would most likely confuse them. Likewise, if an agent scheduled a showing and saw a For Sale By Owner sign when pulling up to your property it could throw them off. Since perception is extremely important when marketing real estate we have customizable signage for sale. All signs are high quality double sided corrugated plastic. Just add your phone number and plant it curbside. Each sign comes with a galvanized steel ‘H’ lawn stake, 3″ numeric stencils, and a jumbo blue marker. Priority Shipping ($7.80) is included for $50.00
Traditionally, sellers have had two options to explore when selling their property: Seller’s could market on FSBO sites, limiting exposure and usually resulting in a longer time on the market, or sellers could list their property with a local real estate agency; paying upwards of 5-6% of the purchase price in commissions.
Going against tradition, instaMLS.com gives those who are looking to sell a third option, making the other two options obsolete. With our Flat Fee MLS listing service seller now has the opportunity to market their home without having to pay outrageous listing fees.
Our mission is to provide sellers with the necessary marketing and support that is essential to getting the property sold. Our service saves seller’s money and puts them in control. With our flat-fee MLS customer service is everything. We understand that the highest level of support is needed at all times 7 days a week.
There are many reasons why listing through a flat fee listing service makes sense, especially when using a reliable and trustworthy brokerage like Hillman Real Estate.
Although listing for a flat fee is not for everyone, it can easily outweigh the traditional methods if you are looking to save money. When marketing real estate having a well-known brokerage brand marketing your property is critical. When selling you should go with a service who can guarantee amazing service, extreme exposure, and fanatical customer service. But all this doesn’t matter unless the service doesn’t make it dead simple for prospective buyers to submit offers. We are the only real estate company in Massachusetts who offers a proprietary Offer Wizard tool that makes creating and submitting legally binding offers easy. When someone views your home, you provide them with a link to our Offer Wizard. [new window will open].Our Offer Wizard displays 15 questions. Once answered the Offer Wizard creates a fully compliant Massachusetts Offer to Purchase with contingencies and TRID addendum. It takes 15 minutes and helps buyer’s who are not working with an agent.
Traditionally, a real estate agent wants to create a relationship with a seller that grants them the exclusive right to market and sell their property. For some, hiring, an agent on a full-service basis can make a lot of sense, but it’s not for everyone. Since the real estate market is oversaturated with traditional real estate agents, many sellers believe entering into an exclusive right to sell agreement is the only option when looking to sell. Obviously, with our service, this is not true. In today’s real estate market you have options that range from limited service to full service. Our service automatically cancels out the listing side of the commission. If the buyer is not working with an agent, no commission is due. In order to sell your home on the MLS, you must enter into a listing agreement. A listing cannot be entered into the MLS without first entering into an agreement with a real estate broker. Doing so is against the MLS rules and regulations. When consumers hear the word agreement they often get overwhelmed, but the fact of the matter is that entering into an agreement shows professionalism and it will also protect your interest. As a seller, you should want the agent to put what they are going to do for you in writing.
Regardless of how many For Sale By Owner (FSBO) sites your home is listed on it will never reach the number of buyers that a local Multiple Listing Service will. Regardless of what all the “popular” For Sale By Owner sites say on their testimonial pages – it will never happen. It doesn’t matter which popular FSBO site you pick you’re wasting your money.
Did you know that over 80% of the homes listed in the United States sell via the Multiple Listing Service? That’s a lot of real estate. When selling real estate exposure is everything. See our partner sites.
The great thing about our flat fee MLS service is that we are only looking for a flat fee – nothing more. Some real estate agencies will lure you in by advertising discount listing services, but they are often looking for more than a flat fee. Sometimes they will say that they will put your home on the Multiple Listing Service for a flat upfront fee, but the fine print says that if and when a buyer is found you will pay a small commission at closing.
The concept is simple. Our service cancels out the listing side of the commission. You pay us an upfront flat fee to list, market and maintain the listing on MLS and partner sites for the duration of the listing. This means instead of paying 5% you only offer a commission to the buyer’s agent. This amount can be any amount you want. On average this amount is approximately 2.5% of the total purchase price (net). If the buyer does not have an agent you will not pay a commission to anyone.
When you sell your home “By Owner” and compliment your marketing efforts with the Multiple Listing Service (MLS) you will have yourself a hybrid marketing plan. This is a great way to sell real estate. By combining marketing efforts you get the biggest bang for your buck. Our Flat Fee MLS service is the wave of the future. By using our service what you are essentially doing is mass marketing your home with two drastically different mediums. Some call this method MLS FSBO or FSBO MLS. It’s like having two companies marketing your property. The first company is you, the seller. The second company is our flat fee MLS service or FSBO MLS service. This is a killer combo when selling your home. When savvy sellers use our Mass flat fee MLS service they are looking to save money and be involved with the selling process. With this course of action, the property owner literally pursues both methods of marketing through the Massachusetts MLS and FSBO methods simultaneously. Marketing your property via our flat fee MLS can be accomplished in New England with a special listing agreement called a Facilitation Agreement. With this flat fee MLS type agreement, we will list your property for sale in the MLS for a flat fee and give you the best service money can buy. This agreement puts a limitation on the real estate agencies duties as well as responsibilities to the seller such that the listing agents’ obligations and services are more or less limited to listing the property in the MLS. With our MA flat fee MLS service, we take care of all your online marketing and maintain your MLS listing. Our Facilitation listing agreement allows you, the owner, the right to market the property yourself and avoid further commissions altogether if the owner finds a buyer from their own marketing efforts. This service cancels out the listing side of the commission. Rather than taking a commission we are paid a flat fee advance at the time the MLS listing is activated. Under our MA flat fee MLS listing agreement, there would be no additional commission ever paid to us for listing your home on the MLS. No matter what – we will never request a commission percentage when your home sells. It doesn’t matter if a buyer’s agent sells your home or if you sell it on your own. The only time you will ever pay a commission is when a Buyer Agent brings you a buyer and the deal closes. Under a Facilitation Agreement, all other real estate agents can then try to sell your home to their potential buyers and earn a commission representing the Buyer as a “Buyers Agent.” Sellers can offer these Buyer Agents whatever percent commission they desire, but owners should consider that offering less than the traditional 2.0% 2.5% could (but ethically shouldn’t) affect the Buyer Agents degree of interest in showing your property to their customers. An agent with ethical standards shouldn’t care about how much compensation being offered. They should only care about the best interest of their buyers.