If you’re thinking about selling your Connecticut home without a real estate agent, it’s important to consider how you’ll effectively market your home to prospective buyers. With all home buyers using the internet to search for their next home, simply putting up a few yard signs isn’t going to be enough.
The Multiple Listing Service (MLS) is the top resource used by sellers to list their homes, but for sale by owner (FSBO) home sellers in Connecticut aren’t able to list their house on the MLS without the partnership of a real estate agent — or a flat fee MLS listing service in Connecticut.
Read on to learn more about these services and whether working with one of them makes sense for your FSBO Connecticut home sale.
Feeling Overwhelmed by the Process of Listing Your Home FSBO in Connecticut?
Selling your home yourself is a complicated and time-consuming process. If you don’t have the time or the expertise to list your home FSBO, working with a top agent in Connecticut could be your best bet. HomeLight analyzes over 27 million transactions and thousands of reviews to find you the best agent for your unique situation.
Disclaimer: This post is for educational purposes only and does not constitute legal or financial advice. Links and mentions of Connecticut flat fee MLS listing companies should not be considered endorsements.
What is a flat fee MLS listing service?
A flat fee MLS is a limited service that helps sellers get their FSBO homes on the local MLS. Because the local MLS is one of the best ways to market your home to potential buyers and get maximum exposure, it’s vital to list your home on the local MLS.
Although normally only licensed real estate agents can access and post listings on a local MLS, there are a number of different services in Connecticut and other states that provide MLS services for a flat fee. These flat fee MLS companies enable FSBO sellers to bypass the traditional agent and get their home included on the MLS.
How much does a flat fee MLS service cost in Connecticut?
From local brokerages to large, nationwide companies, sellers in Connecticut have options available to them when considering a flat fee MLS service. The cost of this service typically ranges from $100 to $1,000 depending on the level of service requested. Entry-level packages may only include a six-month listing on the local MLS and a yard sign.
On the other hand, sellers who want more hands-on assistance may choose a package that provides contract review services, assistance with negotiations, and guidance through the closing process.
Let’s take a look at some examples of flat fee MLS listing companies available to FSBO sellers in Connecticut.
Flat fee MLS listing companies in Connecticut
Not all flat fee MLS companies are created equal, so it’s important to do your research and weigh your options prior to making a decision. In addition to comparing prices and service offerings, you’ll also want to check online consumer reviews to ensure the company you’re working with is reputable.
Note: 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.
Flat Fee Group
Although Flat Fee Group is a nationwide organization, sellers in Connecticut will work with a local real estate broker named Jason Saphire who is licensed in every state in New England. Sellers who work with Jason and his team can choose from an “MLS listing only” package or receive full-service support depending on their needs.
Service areas: Serves all of Connecticut
Cost of service: $299 to $999, depending on the package
Additional service notes:
- MLS listing time: 6 months
- Up to 20 photos allowed, yard sign and lockbox included
- Some packages come with a market analysis, and the premium package includes help with negotiations
Jason has a 4.9-star rating on Zillow with 88 reviews. The majority of reviewers highly recommend Jason due to the ease of using the flat fee service, as well as how responsive he was to questions. Reviews also mentioned the cost savings compared to using a full-service real estate agent. Jason is also the founder of the flat fee MLS service EntryOnly, which has 4.9 out of 5 stars on Google.
Unreal Estate
Unreal Estate gives sellers the opportunity to reach millions of buyers by listing on the MLS, Realtor.com, Trulia, and Zillow without working with a real estate agent. The company, formerly USRealty, offers a variety of plans and pricing options, including a free starter plan where homeowners only pay if they sell their home.
Service areas: Serves 49 states (all except South Dakota) and Washington D.C.
Cost of service: $0-$299
Additional service notes:
- MLS listing time: 6 months
- Minimum of 5 listing photos (depending on package)
- Deluxe and premium packages include yard sign
Unreal Estate has an average of 4.6 out of five stars on Google. Reviewers mentioned how fast and affordable the service is, with one reviewer reporting, “Phenomenal company to work with that puts its clients in the driver seat!”
Phone: 866-534-3726
Landfall Properties, LLC
Landfall properties is a New England brokerage that serves sellers in Connecticut, Massachusetts, Maine, New Hampshire, and Vermont. The business is operated by Paul R. Marino, who serves as the Principal Broker. He has been a licensed real estate agent for over 30 years.
Service areas: Serves all of Connecticut
Cost of service: $0-$699
Additional service notes:
- MLS listing time: Minimum of 2 months
- Up to 40 photos allowed
- Level Two package includes yard signs and help with negotiations
Although Landfall Properties doesn’t have any public online reviews, Paul has a few positive recommendations on his Realtor.com profile, and the business lists a number of testimonials on its website from local sellers who used Landfall’s flat fee MLS service. Reviews commonly mention Paul’s high level of real estate expertise, as well as his responsiveness, and the money saved when working with him.
Phone: 844-373-3657
Snap Flat Fee
Snap Flat Fee was founded in 2001 with the mission of making the process of selling a home as simple and as profitable as possible. They currently do business in a handful of states, which includes Connecticut. According to their website, they have plans to expand into additional states soon.
Service areas: Serves all of Connecticut
Cost of service: $99
Additional service notes:
- MLS listing time: Unlimited (listed until sold)
- Maximum number of photos allowed by the MLS (40+)
Snap Flat Fee currently has over 1,000 reviews and a 4.9-star rating on ShopperApproved.com. Reviewers overwhelmingly recommend the company’s flat fee MLS services because of the high levels of customer service, cost savings, and how easy it made the home sale process.
Phone: 855-376-7627
ISoldMyHouse.com
ISoldMyHouse.com is a nationwide company that has been helping homeowners sell their homes without the assistance of a real estate agent since 1997. They have two flat fee options, which include access to downloadable disclosure and contract forms.
Service areas: All of Connecticut
Cost of service: $299-$399
Additional service notes:
- MLS listing time: 6-12 months
- 6-25+ photos allowed
- Yard sign and lockbox can be added for additional fees
ISoldMyHouse.com has a 4.7-star Google rating with over 60 reviews. Sellers praise the service and support provided by the company. Multiple reviewers who purchased a flat fee listing commented on how easy it was for them to sell their homes — and save money in the process.
Houzeo
Houzeo is a nationwide, flat fee MLS company that provides four package options for homeowners who want to sell their homes without the help of a real estate agent. Their packages range from simple MLS listings to larger packages that include virtual full-service support for contract reviews and pricing assistance.
Service areas: All of Connecticut
Cost of service: $399-$449
Additional service notes:
- MLS listing time: 6-12 months
- Minimum of 24 photos allowed
- Yard sign can be added on for an additional fee
- Platinum package also includes help with negotiations
Houzeo has a 4.9-star rating on Trustpilot with over 2,700 reviews. Reviewers commented on the responsiveness of the company as well as the help of their customer service and real estate teams.
FSBO.com
FSBO.com is a nationwide real estate company that provides flat fee MLS services to sellers in Connecticut. They provide a single package, with optional a la carte options that include full-state coverage for seller’s MLS listings.
Service areas: All of Connecticut
Cost of service: $399.95
Additional service notes:
- MLS listing time: 6 months
- 20 photos allowed
- Market analysis can be added on for an additional fee
Because FSBO.com is a nationwide company, you’ll be paired with a third-party broker in Connecticut when using their flat fee MLS service. As such, there are no reliable third-party reviews, and service will vary from state to state.
What Connecticut 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 who hire an agent typically pay a 3% to 6% real estate commission, depending on whether he offers to pay for the buyer’s agent fee as well. A listing service can help you eliminate the cost of a listing agent (2.5% to 3%). Instead, you’ll pay a flat fee, depending on the company and level of service you choose. The additional 3% is if you pay the buyer’s commission in addition to the cost of any other services you use to help you sell your home.
You have a desirable home, and it’s a hot market.
A desirable home in a hot market may sell itself. Listing your home in the MLS may bring multiple buyers and competitive offers your way. However, you’ll still be responsible for all aspects of your home sale.
You want to be very involved in your home sale.
If you have previous home selling experience, and you’re craving a challenge, you may want to take full control of your home sale. A FSBO sale may be your chance to shine. A flat fee MLS is the first step in your home-selling journey.
You don’t want to work with a listing agent.
Not all agents are the same. That said, if, for whatever reason, you choose not to work with an agent, a flat fee MLS company allows you to forgo the services of a licensed agent and still get your home listed on 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.
Even with a flat fee listing service, you’ll typically need the time, energy, and know-how to:
- Use market data to set the best selling price for your home.
- Write a listing description that appeals to buyers and their agents.
- Take professional photos of your property.
- Market and advertise your home.
- Make the state and federal required disclosures.
- Coordinate showings and open houses.
- Review offers and make counteroffers.
- Negotiate the sales price.
- Understand and negotiate the terms of your contract.
- Calculate your closing costs and your net proceeds.
- Navigate any issues that may come up with the appraisal or inspection.
- Handle any local real estate transfer taxes.
- Get the required documentation together.
Pros and cons of using a flat fee MLS listing service
Pros
The advantages of using a flat fee listing company in your FSBO sale include:
- Eliminate the listing agent commission (typically 2.5% to 3%).
- Represent yourself in your home sale.
- Control all aspects of the sale from start to finish.
- Pay known costs for the listing service, upfront.
- Get your home listed on the MLS and third-party websites.
- Expand your exposure to traditional buyers and their agents.
Cons
The disadvantages of using a flat fee listing company for your FSBO sale include:
- You may still have to offer to pay a commission to the buyer’s agent.
- You’ll be responsible to handle any issues that may delay or kill the deal.
- It’s a self-serve process that you’ll navigate without the guidance of a local expert.
- You may be exposing yourself to liability claims and other legal risks.
- Your house will likely sell for less than it would with a real estate professional.
How do I list my home with a flat fee MLS service?
Once you’ve decided to list your home with a flat fee listing service, you’ll follow these steps to get your 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, how many photos you can post, what forms are available free of charge, and what add-ons come at an additional charge.
Step 2: Register and select a plan
Register on the flat fee MLS company website, select the package you want, and pay the upfront 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. Be sure to 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
Once you complete your listing, the listing company will publish it to the local MLS, which means it will be visible to buyer agents. Depending on the company you choose, it will most likely be posted on real estate websites such as Zillow, Trulia, and Realtor.com. 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?
A flat fee MLS service can be effective. Because the local MLS is one of the best ways to market your home and get your home in front of buyers, it’s crucial to list your FSBO home on the local MLS.
However, the National Association of Realtors (NAR) reports that FSBO home sales are not a popular option — accounting for only 7% of home sales in 2023. Not only are FSBO homes a minority of those available, but also, nearly 90% of buyers purchase a house using a buyer’s agent, meaning FSBO sellers still likely have to pay the buyer’s agent commission. The same NAR data also shows that real estate agents are more effective when it comes to securing higher net proceeds.
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Alternatives to flat fee MLS services in Connecticut
Not sure you want to use a flat fee MLS service? You still have alternative options. Here are a few:
Option 1: Hire a full-service real estate agent
Full-service real estate agents are experienced at selling homes and tackling all of the tasks that go into landing a successful sale. That includes things like marketing, pricing, negotiations, fielding calls from potential buyers, and more.
HomeLight can connect you to an experienced, trusted real estate agent in your market. Our free platform scans your local area and finds the top-selling agents that fit your selling situation.
Option 2: Flat fee real estate agents
Rather than taking a commission, flat fee real estate agents agree to help you sell your house for a lump sum. This route can make it easier to budget for a property transaction because you’ll know exactly how much money you’ll be pocketing after the sale. At the same time, flat fee real estate agents don’t have a compelling reason to sell your house for a high price. That means they may not work as hard on negotiations, marketing, pricing, or other tasks that full-service agents prioritize.
Option 3: Sell for cash
If you want to expedite the home-selling process, you can also seek a cash offer from a house-buying company, such as an iBuyer or a We Buy Houses investor group. If you sell your home for cash, you likely won’t receive as high of an offer as you would if you listed your home. However, it is a way to cash in on your home quickly, without having to spend time and energy prepping for a sale.
One easy and convenient way to sell your home fast for cash is to use HomeLight’s Simple Sale platform. This tool allows you to bypass repairs, showings, and commissions and presents you with a cash offer in as little as a week. You’re under no obligation to accept offers, but if you do, this method makes it possible to close in as few as 10 days.
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Will I save money with a flat fee MLS listing service?
While it’s possible to save money on the listing agent commission fee, you may be losing money in the long run. Not only will you be sacrificing time and work, but you will also be proceeding without the expertise 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 likelihood of a lower sale price, you might not realize the savings you hope to see. Data from NAR shows that FSBO homes sold at a median price of $310,000 last year compared to agent-assisted homes that sold at a median price of $405,000 — up to a 31% difference.
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. Of course, your results can vary widely depending on the condition and features of your home, its location, and market conditions in your area.
What else should I know about selling a house in Connecticut?
Connecticut does have disclosure laws that require sellers to disclose all potential defects by filling out the Residential Property Condition Disclosure Report. According to the state’s Uniform Property Condition Disclosure Act, the form must be completed and submitted to prospective buyers before a contract to purchase the home is executed.
In this five-page disclosure document, sellers must provide information on whether the home is located in a flood hazard area, an inland wetlands area, or in a municipally designated historic district. Homeowners must also disclose information such as:
- Heating system problems
- The presence of any underground fuel tanks
- Hot water problems
- Plumbing system problems
- Sewage system problems
- Electrical system problems
- Basement seepage/dampness
- Exterior siding problems
- Foundation issues
- Roof leaks
- The presence of lead paint
It’s important to note that there’s a $500 penalty that’s due at closing if a seller fails to submit this form to the buyer.
Sellers are also required to use the services of a real estate attorney to close the real estate transaction. This is a best practice for FSBO sellers in particular, as a real estate attorney’s advice during the negotiation and contract preparation process can be very beneficial for those without legal experience.
Ready to sell your Connecticut home?
Although working with a flat fee MLS company can be useful for FSBO sellers, it’s important to reiterate that, statistically, homes sold without the assistance of an experienced real estate agent don’t net the same profits — and sellers often walk away with less money in their pockets (even when accounting for commissions paid).
As you prepare to sell your Connecticut home, it’s important to carefully consider your top priorities for the transaction. If your goal is to maximize your profits from the home sale, your best bet is to work with an experienced real estate agent who can market your home and negotiate on your behalf.
On the other hand, if a quick, hands-off sale sounds appealing, working with an iBuyer or using the HomeLight Simple Sale platform may be the right decision for you.
If you do decide to sell your home yourself — with or without a flat fee MLS service — you’ll want to make sure you do your research first, so that you fully understand the logistical and legal obligations of selling property.
Writer Jael Batty contributed to this story.
Header Image Source: (Yuval Zukerman / Unsplash)
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