Overview of the Delayed Marketing Exempt Listing Policy

The Delayed Marketing Exempt Listing policy is the latest procedural change designed to give agents a degree of flexibility in how they list properties. In effect, this policy allows agents to list a home in the Multiple Listing Service (MLS) while postponing its visibility on public real estate websites such as Zillow and Realtor.com. It’s important to note that while property visibility on public platforms is delayed, other agents will still have access to the listings to show them to potential buyers.

Key aspects of the policy include:

• Immediate MLS listing, with delayed public visibility.
• Access for fellow agents during the delay period.
• Variability in the length of delay based on local MLS regulations.

Navigating the Listing Conversation

While this policy may seem straightforward, it introduces complexities in communication between agents and sellers. The need to explain intricate concepts such as syndication, IDX feeds, and how listings manifest on public websites could lead to confusion.

Here are some potential pitfalls that agents should be wary of when discussing the policy with sellers:

• Over-explaining technical details can deter potential clients who may not want to understand the nuances involved.
• Introducing another disclosure or forms may complicate discussions and lead to reluctance from sellers.
• Timing of mention—bringing it up too early could cause questions about the agent’s competence or knowledge.

Instead of diving deep into the policy details too soon, agents should consider framing the conversation around the seller’s preferences regarding privacy and marketing strategy.

Timing and Context for Discussion

When discussing listing options with clients, it’s advisable for agents to adhere to their broker’s guidelines and only introduce the Delayed Marketing Exempt Listing policy if necessary. This policy should not be a blanket discussion point but rather a tool to address specific seller concerns.

Establish initial rapport and ask:

“Do you have any concerns about how your home is marketed online or who knows it’s for sale?”

If the seller expresses no concerns, there may be no need to elaborate further. Conversely, if the response is affirmative, you can introduce the policy as a viable option tailored to their needs.

Clear and Concise Explanations

When it becomes relevant to discuss the policy, it is crucial to do so in a straightforward manner that avoids overwhelming the seller with legal jargon. A clear explanation could be:

“There’s a new option that allows us to list your home and let agents show it, but hold off on public exposure on sites like Zillow and Realtor.com for a while. This could be advantageous if you prefer more privacy during the initial sale process. However, homes tend to sell quicker and at better prices when marketed broadly, so I can help you evaluate both options to decide what works best for your situation.”

Such clarity can foster an open dialogue without falling into complex legal discussions.

Final Thoughts on the Policy

While the introduction of the Delayed Marketing Exempt Listing policy adds another layer to real estate transactions, it ultimately serves as a mechanism to give sellers options. However, for many agents, the continual introduction of new policies can feel overwhelming and detract from the core responsibility of facilitating home sales.

In summary:

• Avoid complicating listing presentations with irrelevant policy details.
• Utilize the policy as a resource rather than a primary talking point.
• Stay focused on what is best for the seller and only introduce new options when needed.

Adapting to changes in regulations doesn’t have to complicate the process. By simplifying conversations, agents can enhance their effectiveness, making the buying and selling experience more enjoyable for their clients.