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" Experience - Integrity - Value"

For Sale By Owner
Flat Fee MLS Programs

Get the exposure you need without a listing commission and $ save thousands!

Greater Buffalo NY and Niagara Region

We are a "For Sale By Owner" specialist offering Flat Fee MLS (Multiple Listing Service) for Niagara, Erie, Wyoming, Cattaraugus, Allegany Counties & more.


Our proven Flat Fee MLS programs combine "For Sale By Owner" and the Realtor® MLS (Multiple Listing Service) so you get the best of both worlds and save big money!

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List your property in the Buffalo Niagara Association of Realtors® MLS System for maximum exposure while saving thousands! Listings have coverage all over Western NY including the Southern Tier region. It's the same exact MLS system (Matrix™) that all local 2,500 Buffalo/Niagara area brokers and agents use. Put the power of the MLS on your side where about 90% of all real estate sales originate. Using one of our Flat Fee MLS programs, you will save at  least 50% in commissions since we do not charge a listing commission! You might sell on your own too with all the exposure you will be getting so whichever way your house sells, you're going to save money! Bottom line, it will sell and you will save some serious money without a listing commission!

It's Simple. Here's How It Works

You pay a one time flat fee and your house goes into the local Buffalo Niagara Association of Realtors® MLS and on over 70 additional top real estate sites.

 You do not pay a listing commission (ever). You save about 50% right there by not paying us or anyone else a 3% listing commission.

 If a buyer's broker sells your house, then you pay them the commission that you decided when you listed your house in the MLS (usually 2-3%) at closing. That's it, there is no other commission due anyone!

 You retain your right to sell on your own (For Sale By Owner) and pay no commission to anyone if you sell it to your own buyer. MLS brokers will also be trying to sell your house so either you sell it yourself or a broker sells it, whichever comes first.

Buyers and agents will be calling you directly. You will be responsible for answering questions, arranging appointments, showing the house, doing any optional open houses, follow up, etc. We get your house maximum exposure and marketing support but you do some of the work and save about 50% or more in the process. With a typical $150,000 house, you would save at least $4,500 (minus the flat fee) without the listing commission and possibly twice that amount if you sold it yourself plus you still get the benefit of professional coaching from Northern Star Realty. Remember you are saving the 3% listing commission for your efforts and instead paying just the one time flat fee. If you don't mind doing some of the work, you can save a lot of money! If an agent sells your house, they will then take over the responsibilities to get it closed.

 There is no price limit on the house, the more expensive the house, the more you save!

You sign up for the service online and your listing is in the MLS usually within 24 hours after you complete and return the online forms.




Flat Fee MLS Programs

Your property is listed in the Buffalo Niagara Association of Realtors® MLS (BNAR) It's the same exact MLS system (Matrix™) used by all 2,500 Buffalo/Niagara area real estate brokers and agents. About 90% of all sales originate from the Multiple Listing System since it allows any company to sell any other company's listings.

Your property is listed on over 70+ major websites including Realtor.com, Trulia.com, Zillow.com, Homes.com, AOLrealestate.com, Yahoorealestate.com, Realtytrac.com,  Homefinder.com, Remax.com, ColdwellBanker.com, Prudential.com, & more.

Your property is listed on some of the largest local Buffalo broker's websites like HuntRealEstate.com,
HowardHanna.com, and on many other IDX member sites.

Your property is listed on the public MLS search site 2findyourhome.com. This is the most popular real estate site in the Buffalo Niagara Region where buyers look, it's the sister site of the Realtor® MLS.

You choose your own commission to offer a buyer's broker when you list in the MLS, usually 2-3%. You are not paying a listing commission so you are saving about 50% in commissions right there vs. a full service listing.

You retain your right to sell on your own to your own buyer without any commissions due. (For Sale By Owner)

All buyer leads (100%) immediately forwarded to you from the various websites and phone calls.

Unlimited listing changes to price, features and public remarks. (No Extra Charges)

Unlimited open house listings inserted in the Realtor® MLS, Zillow.com, Trulia.com, Realtor.com, and 2findyourhome.com.  (No Extra Charges)

Newspaper open house listings in 2findyourhome.com's print version freely distributed at banks, stores, etc. at no cost to you.

Downloadable NYS approved contracts, forms, and disclosures to complete your FSBO sale. (Note: if a buyer's broker sells your house, they will generate all forms used in the transaction)

Professional Comparative Market Analysis Report (CMA) to help with pricing your property. This report shows recent comparable sales in your area going back 12 months, pending sales and other similar properties currently on the market (your competition) all within a close proximity of your property. This in depth report is emailed to you with photos. ($75 value but worth much more if it saves you time or money!)

Expert marketing support 24/7 as needed during the listing by cell phone or email from "Sales Master Platinum Award" winning Realtor® Robert J. Piazza (Bob), a Western NY real estate broker/owner with 33 years experience and an honest reputation.

Add virtual tour to MLS, Realtor.com, Trulia, and Zillow. (owner supplied)

Your listing displayed on Northern Star Realty's site with your contact info allows buyers to reach you directly.

"For Sale By Owner" web page for your property to use in your own marketing with your contact info.

Printable photo fact sheets to give prospective buyers at open houses and showings.

Downloadable e flyer " How To Sell Quickly & Most Common Mistakes To Avoid "

Your listing entered in the MLS usually within 24 hours after completion of forms by you. Submit the forms by fax, email or do all online, your choice.

Cancel your listing at any time and for any reason.

Special 100% money back guarantee*.

Photos included in the MLS.

20 36

MLS listing term.

12+ months

Free renewal past listing expiration date if needed.


Unlimited photo changes. (No Extra Charges)


Weekly Seller's Personalized Marketing Report from Realtor.com showing web traffic your listing got from the previous week and other metrics. (Most full service Realtors® don't even include this but we do.)


Professional yard sign. Vinyl 18" x 24" with MLS logo, your phone number on both sides, and stand. 
FREE 1-2 day USPS Priority Mail shipping right to your door.


"Open House" sign and stand with directional arrow.


Professional coaching and broker assistance when you receive a written offer. This premium feature alone could save you thousands of dollars and/or prevent you from making costly mistakes. It could also save you precious time and/or help keep your transaction together. You have the option to consult with someone with lots of experience (Robert J. Piazza/ Broker) to talk things through with when you get a written offer from a buyer's agent or your own buyer. Having a broker's expert opinion and coaching available is a smart option to have, it's like having a safety net. Use our 33 years experience and local knowledge to your benefit. Knowledge is the key to real estate success! We are available by phone or email days, nights and weekends to review your offers because they can come in at any time. This is where the real value is with our program as you are getting the exposure you need to sell and the top level professional help you will want for very little compared to a full service listing.


Seller's net sheet prepared for you. This will show you how much cash you will walk away with after all closing costs and mortgage payoffs are deducted from your offer. Can you afford to accept the offer or not? This is how you tell and really is your bottom line.


Greater Buffalo/ Niagara Region's best value for discount realty services and Flat Fee MLS by Western NY 's most experienced discount Realtor® !

Silver MLS
Gold MLS

Your property lists on all the following sites and more!


( Note: there may be additional sites not shown as new sites are added and others are replaced occasionally.)

Remember, your listing goes on the above sites plus hundreds of additional syndicated sites and that's in addition to "the big 3" - the Realtor® MLS, Realtor.com and 2findyourhome.com (Buffalo's public MLS site). To see more details on any of the above sites we subscribe to  Click Here.

We use a service called Listhub to syndicate our listings to all the rest of the sites automatically. In addition to the above sites, these sites power many other sites, so in reality there are more than 900 real estate sites that your house will be on!  It's a lot of exposure!


In addition to the above sites, your listing will also be on some of the largest national franchise broker websites like Century21.com, ColdwellBanker.com,  RealtyExecutives.com, PrudentialRealEstate.com, and Remax.com.  Your listing will also be on some of the largest local Buffalo broker websites like HowardHanna.com, HuntRealEstate.com, MJPeterson.com plus many other local broker's websites that participate in the IDX network.


Note: Your listing is on mega site Realtor.com, one of the most visited real estate sites in the USA. This national site is where many buyers start their search including those relocating to a new city. Realtor.com gets thousands of hits each day. It also lists your open house date and times so you generate extra foot traffic to your open houses. This is the centralized real estate data base for all MLS listings nationwide.

Follow your listing's web Traffic! 

With our Gold Plan, you will get a Weekly Seller's Personalized Marketing Report emailed to you. It will display the number of views your listing got and other metrics from Realtor.com. This is a premium feature most full service brokers don't even offer but we include it.


* Special 100% Money Back Guarantee Details

Optional Extras

 Quantity Discount For More Than 1 Property

Flat Fee MLS For Buffalo/Niagara Lots, Land, & Acreage  

                    10% Discount to Active Duty Military Members  
Thank You For Your Service!

Sign Info


Our service is simple and not real complicated. It is a limited service agreement but we get you in the MLS and on the best 70+ real estate websites in the country for maximum exposure. We help with pricing, give you marketing support and review any written offers for you. You are in full control and handle the showings, questions and follow up but we are here 24/7 if you need us and we are local. Your listing will be in the same MLS that the local Buffalo Realtors® use, just like any other MLS listing. Your savings are known only to you since the listing commission (zero) is not published in the MLS.

Northern Star Realty has a proven track record in Western NY since 2002 and Robert J. Piazza/Broker since 1982. We tell you up front what you get with your paid listing. There are no surprises, no fine print, no add ons, no bait & switch! We include everything you need to sell and we are the ones who will service your listing. We are locally owned, and know the local market. We are in touch with local customs, pricing, trends, forms, and NYS regulations. You list and work directly with "Sales Master Platinum Award" winning Realtor® Robert J. Piazza (Bob) as there are no middlemen. Listing with a local proven professional who knows the Buffalo Niagara market only makes sense to get your house sold for the most money and in the shortest reasonable time period.

A huge benefit of our program is we will review with you any written offers you receive at no additional cost and not leave you on your own (Gold MLS Program). We can answer any questions and provide an expert opinion on your offer. A Realtor's® point of view and experience can be helpful and save you money or mistakes when you get an offer. Even though this is a discounted real estate service, you are still getting professional support by an experienced Realtor®. When you get an offer, we will be your safety net and you will be glad you have us with our expertise.

Northern Star Realty is a New York State licensed real estate broker. Robert J. Piazza, Broker/Owner has sold multi
millions since 1982 and knows the local market. Robert Piazza (Bob) is someone who you can actually talk to when needed, it's like having your own personal marketing & sales consultant. Robert has a real estate degree from SUNY Canton, a marketing degree from R.I.T and has also consulted thousands of others in all 50 states for a nationally known real estate seminar company. Northern Star Realty subscribes to the WNYREIS (Western NY Real Estate Information Services, LLC.) MLS used by (BNAR) Buffalo Niagara Association of Realtors® MLS, also is a member of New York State Association of Realtors® and the National Association of Realtors®.


See how much you are saving by not paying us a 3% listing commission!

You sell a $100,000 house and save $3,000
You sell a $150,000 house and save $4,500
You sell a $200,000 house and save $6,000
You sell a $250,000 house and save $7,500
You sell a $300,000 house and save $

(Deduct the one time flat fee for your total listing commission savings)

Remember you may still sell it on your own and save the whole commission as many others have!

Last year in 2017, the average commission saved by Northern Star Realty's Flat Fee MLS "SOLD" customers in the Buffalo/Niagara region was nearly a whopping $8,500 per house even after the flat fee was deducted! Take a look at some of the huge saving examples our sellers got on our Buffalo area listings page using our Flat Fee MLS programs. What could you do with savings like that? Use it for your next house, a car, school, an investment, pay bills, or put it in the bank! There is no reason to pay 6% commission to sell your house anymore and with our expertise, we can help you do it for much less.

Do business with the same real estate family (The Piazzas) who brought the 1st computerized MLS system to Western NY in 1973.   
See retro article

"Having less than successful results from originally listing my house with a traditional broker, I was referred by a friend to work with Bob Piazza and his Flat Fee MLS listing program. With his help, assistance and direction, I was able to find an able buyer at a significant reduction in Realtor fees. His quick response to any questions that arose made the whole process more enjoyable. I've already referred another couple to him and they've already sold their house in a rather short period of time. Rest assured that I'll recommend his services to others in the future."          Larry C.,   Buffalo, NY    

"Bob, It was a pleasure dealing with you. Your guidance was helpful, even to one with a legal background. Your prompt response to every one of our questions was most appreciated.  At no point did I ever feel that we were at a disadvantage in this transaction and have felt very comfortable recommending both you and your method to our friends that have asked.  Since our experience is that the buyer's broker is the source of the potential buyer (rather than our own broker), we were pleased to save half of the normal commission."
   Lou & Marie H.,       Buffalo, NY 

"I recently sold my house with the help of Northern Star Realty. Bob was very helpful in answering all of my questions and walking
me through the process of purchasing a flat fee MLS number. I would not hesitate to use Northern Star Realty in the future."
John G., Hamburg, NY    

"I just sold with Northern Star Realty even though my mom is a licensed agent somewhere else. Selling a home with a flat fee MLS listing gives you the exposure that selling on your own can never ever match, all  while saving $$. A MLS number is the key to getting traffic through your house. As long as your asking price is a researched market price and you have some understanding of the real estate market, you will attract buyers quickly. Those without agents will save you usually 6% in commission fees while those with agents 3%. In either case it's a win win situation, it gives you a better pricing range to negotiate and it's definitely worth a try."   
Dalibor .S.   Orchard Park, NY     

"Bob - I can't begin to tell you how helpful your services have been to me in selling my cottage in a difficult market. Because the price of vacation properties has been depressed, I chose to sell my lakefront property myself and "take less of a financial hit" that I would have had I paid the traditional realty commission. I would not have been able to generate the interest and traffic without having the property listed through you on the MLS. The regular reports were very helpful, your guidance throughout the process was invaluable and your patience much appreciated. It is with certainty that I can say I would look to you again should I venture forth again in the real estate market. Thank you."      Lynette L.    Silver Lake, NY 

"I am proud to highly recommend the services of Mr. Piazza. An economic down turn in our area had forced a number of owners in our condominium to sell for less than they paid for, but we had to vacate our condo and move out of State, so we decided to go for a flat fee listing service to cut our losses. We were very hesitant at first because most people will tell you that flat fee services only work out when the owner is physically present for the showings. Not true. To our amazement, Bob provided much more than an MLS listing; he guided us through the entire selling process. His advice to us was always on target; thoughtful and wise. He provided valuable insight during tough spots in the negotiations, was always prompt to answer questions, and we always
 felt he had our best interest in mind. By partnering with Bob, we were able to not only sell our condo remotely, but do so very quickly and at the highest price on record for our condominium in years. We made a net profit when others were losing money."    Ed A.         Amherst, NY 

"I would recommend Bob Piazza without hesitation. I was worried that selling my house would be difficult without a traditional realtor, but Bob put my mind at ease. He answered my email/phone questions in a quick, professional manner. I sold my house in less than a week for $1900 less than listing price. If I had listened to the one realtor I consulted, I would have listed for almost $5000 less and would have paid an additional 2.5% in commission. Bob saved me thousands of dollars!"     Ed R.       Tonawanda, NY

"Northern Star Realty was very easy to work with.  All I had to do was fill in some paperwork and Bob did the rest.  I got calls the same day it went on the Internet and the house sold in three days with 7 offers.  I would definitely use Northern Star again." 
Brenda T.                 Kenmore, NY   

See more of our testimonials

 Robert J. Piazza reviews  


 2013 Sales Master Gold Award Recipient and 2104 Sales Master Award Recipient

2015, 2016, and 2017 Sales Master Platinum Award Recipient (top award)

A few years back the Buffalo, Rochester & Syracuse MLS Systems were merged into one for combined coverage and now cover a wide swath of New York. If your house is located between cities...no worries, you are covered! All listings are automatically in all 3 regions and counties on the map below for maximum exposure. You will be listed in the same exact MLS that all local Buffalo/Niagara Region brokers/agents use, the only difference... you will be saving some serious money without a listing commission! Forget 6%!


Our MLS service (Matrix™) is effective and available in these NY counties: Niagara, Erie, Wyoming, Chautauqua, Cattaraugus, Allegany, Steuben, Genesee, Orleans, Monroe, Livingston, , Wayne, Ontario, Yates, Schuyler, Seneca, Tomkins, Cayuga, Oswego, Onondaga, Cortland, Madison, Oneida, Lewis, & Jefferson.


2017 NAR Profile of Home Buyers and Sellers

Recent data suggests that an overwhelming amount of buyers use an agent to buy a home (89%). Our Flat Fee MLS programs will up your odds considerably by allowing agents to sell your property and uses the power of the MLS and website syndication to get your property maximum exposure. Our MLS programs will still allow you to sell on your own (FSBO) if you want to by using all that exposure and will greatly up your odds from the national average to sell as a "for sale by owner".

A word about quick sales & pricing...

If you need a quick sale, that will depend on how aggressive your pricing is. If desired, our programs will allow you to aggressively price your house since in most cases you will be paying just a 3% commission to a selling agent instead of the full 6% commission. This will allow you to keep your price down for a faster sale. Remember you pay 0% if you sell it FSBO and you might with all the exposure you will be getting through the MLS & websites. If you are not in a hurry for a quick sale and can wait a "normal" time frame, then price accordingly and you can pocket that extra 3% savings. There is no pressure from us on pricing unlike some listing brokers who must pressure you on price to make any money. Our Flat Fee MLS programs allow you to either sell your house faster or increases your bottom line depending on your time frame. You are in full control!

Savings can be from $3,000-$20,000 or more! We feel our Flat Fee MLS programs are the best values out there because of our local presence, our expert consultations, all the included features, our experience, our 24/7 support and accessibility (we answer the phone). Basically you are paying just our reasonable one time flat fee with no listing commission (saving 3% commission & about 50% right there) plus paying the buyer's broker a commission if they sell the property. Remember you pay no commission if you sell to your own buyer (FSBO). Now you can have the best of both worlds and save a lot of money. This is a win-win!

How much do you really want to pay to get your house into the Buffalo MLS and on multiple websites to get it sold with professional help?  $3,000, $6,000, $10,000, $15,000 or just our reasonable one time flat fee?


Do you like the idea of being in control of your sale, saving thousands, and getting maximum exposure?

Do you like the idea of a MLS listing and retaining the right to sell on your own with no commissions?

Do you want to be able to choose how much commission you would to pay to a selling broker?

Do you have little home equity or owe more than the house is worth and need to sell at a realistic price?

Do you have a house you want to flip? House flippers maximize their bottom line with this service and love it!

Do you have an expensive house where 6% commission is way too much money to pay?

Do you want to save $ thousands selling in tough times & are willing to do some of the work?

Do you need to keep your price realistic for a faster sale and not inflate it to cover the commission ?


Keep More Of Your Home's Equity!

Lets face it….times are changing….people are tired of paying 6% commission especially “For Sale By Owners”. Why not list and sell using the MLS for about half the regular commission rate or none at all? Northern Star Realty’s Flat Fee MLS program of selling real estate is a smart choice that combines the best of both worlds... "For Sale By Owner" & the MLS!

Bottom line
...Our proven Flat Fee MLS Programs makes it easy to get your house sold in 2018 while saving you many thousands of dollars.
Save & keep your equity!  In 2017 our Buffalo/Niagara area sellers averaged nearly $8,500 in equity savings per sale! We are an experienced, reputable Western NY real estate broker who is there for support 24/7.




GOLD MLS   $395

Questions?  Call
Toll Free

or Email Us

To list your house and get started, it's as easy as 1...2...3

1-  Pick your program below and click the "Buy Now" button or mail a check.

2-  Fill out the listing paperwork from the link you will receive at checkout. You can fill out and submit the listing paperwork completely online (anytime) or download the forms at your convenience from the link, your choice. 

3-  After we receive your paperwork, your MLS listing will be active within 24 hrs. (usually) and the marketing will begin!


Flat Fee MLS Programs

No Paypal account needed for credit or debit cards! We also accept checks and money orders.
No payments and no interest if paid in full within 6 months with Paypal Credit ®.

" Experience - Integrity - Value " 

Western NY's Most Experienced Discount Realtor®

Sales Master Gold & Platinum Award Winner

Northern Star Realty
Div. of  Northern Star Real Estate, LLC
Robert J. Piazza, Real Estate Broker

Buffalo/Niagara    716-240-4825
Toll Free                 866-781-1296

Email us  northernstarrealty@gmail.com

If your house is currently listed with another broker, please disregard this offer. It is not our intention to solicit any active listings. Northern Star Realty is a licensed NYS real estate broker. 





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