Photos & Media
How many photos can I add to a listing?
You can upload up to 100 photos per listing.
Is there a minimum number of photos required?
Yes. Each listing must have at least one photo when it is entered into the MLS.
What are the rules for the primary (first) photo?
The first photo must:
Show the exterior of the property
For condos, show the exterior of the building
The following are not allowed as the primary photo:
Interior photos
Aerial views
Views (water, skyline, etc.)
Photo collages
What happens if photo rules are violated?
This is considered a minor violation and may result in a minimum $50 fine.
Days on Market (DOM & CDOM)
How Long Must My Property Sit Off Market Before DOM Starts at Zero?
Expired Listings - Listings in an expired status can be copy/cloned and placed back on the market with Days on Market starting at zero.
Withdrawn or Cancelled Listings - Listings in a withdrawn or cancelled status must sit off market for 30 days in order to be added as a new listing with DOM starting at zero.
When does Cumulative Days on Market (CDOM) reset?
Listings must be off market for 90 days before CDOM resets to zero.
This is the date the seller allows the listing to be entered into the MLS. It is used to calculate DOM.
What is the Listing Agreement Date?
This is the date the seller signs the listing agreement.
Coming Soon Listings
Can I advertise a Coming Soon listing?
Yes. Advertising is allowed once the listing is entered as Coming Soon in the MLS.
However, it will not be syndicated to public websites.
Can a Coming Soon listing be shown?
No.
No showings are allowed
No previews, open houses, or virtual tours
This applies to both agents and sellers
Will Days on Market accumulate during Coming Soon?
Yes, but DOM will reset to zero once the listing becomes Active.
Where can I find the Coming Soon Addendum?
It is available in your Member Portal under BR Documents.
Listing Status & Lifecycle
How long can a listing stay in Active Under Contract (AUC)?
A listing can remain in AUC until it closes.
Sellers may continue accepting backup offers
Showings may continue depending on seller preference
Do sellers have to disclose they are keeping a listing Active Under Contract?
No, this disclosure is not required.
Can a withdrawn or cancelled listing be reactivated?
Yes, it can be placed Back on Market, depending on timing and rules.
What are the rules for “For Sale” signs?
Only the listing broker’s sign may be displayed
Signs must be removed within 5 business days after the listing is cancelled, expired, leased, or closed
Listing Types & Definitions
What is a Limited Service Listing?
A listing where the broker provides limited services, such as:
Not scheduling showings
Not presenting offers
Not assisting with negotiations
This must be clearly disclosed in the MLS.
What is an Equitable Interest Listing?
A listing where a seller is selling only an option or assigning in interest in a contract and does not have legal title to the property.
Equitable interest listings entered into the system must be marked Equitable Interest = Yes and a disclaimer will be automatically placed in both the public and agent remarks that reads "This is an equitable interest listing where seller is selling only an option or assigning an interest in a contract and does not have legal title to the property."
What is a Brokerage Exclusive listing?
A listing that is:
Only visible within the brokerage
Not shared broadly in the MLS
Requires seller authorization
What is Value Range Marketing (VRM)?
A pricing strategy where:
A price range is listed instead of a single price
Must be disclosed in remarks
Requires seller approval
Listing Content Rules
Are agent details allowed in Public Remarks?
No. This is considered branding and is not allowed.
Can commission or bonuses be included in the listing?
No. Compensation details are strictly prohibited.
What is considered “branding”?
Branding includes:
Agent or brokerage names
Logos
Contact information
Website links
Property & Search Details
What qualifies as a bedroom?
Generally must meet standards such as:
Proper egress
Minimum size
Adequate ceiling height
Heat source (per ANSI guidelines)
What is the difference between Waterfront and Waterview?
Waterfront: Direct access to water
Waterview: Water is visible but not directly accessible
What are Seller Concessions?
Costs paid by the seller on behalf of the buyer (excluding broker compensation).
Listing Setup & Process
What is the correct order for setting up a listing?
Secure a signed listing agreement
Enter the listing into the MLS
Add sign and lockbox
When must a listing be entered into the MLS?
Within 3 business days of signing (or within 24 hours of public marketing/signage).
Can I use “Use GPS” in directions?
Yes, but you must also include written directions.
Buyer Agreements
Can buyer agreements be customized?
Yes. Agents can structure agreements with:
Hourly rates
Flat fees
Percentages
Specific timeframes or properties
Can buyer agreements be amended?
Yes, but:
Must be agreed upon by the buyer
Must have a legitimate business reason
Cannot be used solely to increase compensation
Can agents have multiple agreements with a buyer?
Generally no for the same services, but separate agreements may be used if services differ (e.g., new construction vs resale).
Can a listing agent request to see a buyer agreement?
Typically no. Buyer agreements are confidential and should not be shared.