Buffalo NY Flat Fee MLS 

NORTHERN STAR REALTY
” Experience – Integrity – Value ”For Sale By Owner
Buffalo NY Flat Fee MLS 2024

We are a “For Sale By Owner” specialist and discount real estate broker offering Flat Fee MLS (Multiple Listing Service) for Buffalo NY and the Niagara Region. Get the exposure you need without paying a high listing commission and save thousands of dollars in real estate commissions using our proven “By Owner” Flat Fee MLS plans (multiple listing service) for Greater Buffalo and the Niagara Region. You get local MLS coverage in your county and bonus coverage in 32 additional counties. Covered areas include Erie, Niagara, Wyoming, Cattaraugus, Allegany Counties and more. We have successfully helped many Buffalo area home sellers save thousands in real estate commissions using our Flat Fee MLS service.

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

FOR SALE BY OWNER

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SOLD!

List your property in the same exact MLS (Matrix™) used by the Buffalo Niagara Association of Realtors® (BNAR) for maximum exposure while saving thousands of dollars by not paying high real estate commissions! Listings have coverage all over Greater Buffalo and the Niagara Region plus you get bonus coverage in Greater Syracuse, Central NY, Greater Rochester, Finger Lakes and Southern Tier. There are about 2,500 Buffalo NY area agents plus an additional 5,300 real estate agents in Western & Central NY using the same exact MLS system. 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 plans, you will save big money 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 save big money! Bottom line… it will sell and Northern Star Realty will save you from paying a listing commission (or possibly no commission at all) and some big money! Average savings for our Buffalo NY area Flat Fee MLS sellers averaged a very nice $9,302 per transaction in 2023 and that was after the one time flat fee was deducted! Some sold by agent and some sold by “for sale by owner” using our Flat Fee MLS Plans.

It’s Simple. Here’s How It Works ● You pay a one time flat fee and your house goes into the local Buffalo NY MLS and on over 75 additional top real estate websites. ● We list your property but you do not  pay us a listing commission, just the one time flat fee. ● If a buyer’s broker sells your house, you pay them the commission that you agreed to (if any) or negotiated in any offer but not till the closing. It is not required and can be paid by the seller or buyer (if they are able). The choice is yours. Commissions are fully negotiable and not set by law. Please note that as of Aug 15, 2024 Realtors nationwide can no longer advertise cooperating broker commissions in the MLS. This is a new nationwide N.A.R mandate. Agents will be calling/texting/emailing you or us to inquire if there is a commission being paid to cooperating brokers. ● 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 contacting 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 huge dollars in the process. With a $250,000 house, you would save at least $7,500 (minus the one time flat fee) without the listing commission and possibly much more if you sold it yourself plus you still get the benefit of professional coaching from Northern Star Realty. Remember you are saving a 3% listing commission for your efforts and instead paying us just the one time flat fee. If you don’t mind doing some of the work, you can save a lot of money, thousands! If an agent sells your house, they and your attorney will then take over the responsibilities to get it closed.. ● There is no price limit on the house up to $500,000 list price. The more expensive the house, the more you save! (If over 500k contact us for a custom quote) ● 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.

WE ARE THE DIRECT MLS PROVIDER AND A LICENSED NYS REAL ESTATE BROKER. THERE ARE NO 3RD PARTIES, NO MIDDLEMEN, NO FINE PRINT, NO HIDDEN FEES, NO BAIT & SWITCH AND WE ARE NOT AN OUT OF STATE BROKER. WHAT YOU SEE IS WHAT YOU GET… AN AWESOME VALUE BY A WESTERN NY BROKER!….. TAKE A LOOK!

NORTHERN STAR REALTY
BUFFALO FLAT FEE MLS PLANS

Look what you get with our Buffalo Flat Fee MLS Gold Plan!
Everything is included!

1. List with a local Western NY company and broker. We are not an out of state middleman and have been active in the Western NY real estate market since 1982.
2. Your property is listed in the Buffalo MLS. It’s the same exact MLS system (Matrix™) used by all local Buffalo NY real estate brokers and agents (BNAR). About 90% of all sales originate from the Multiple Listing System (MLS) since it allows any Realtor® to sell any other Realtor’s® listings no matter which company they are with.
3. Your property is listed on over 75+ major websites including Realtor.com, Zillow.com, Trulia.com, Homes.com,  Realtytrac.com, Homefinder.com, & more.
4. Your property is listed on some of the largest  broker’s websites like Howardhanna.com, Huntrealestate.com, Remax.com, ColdwellBanker.com, Redfin.com and others in the IDX network.
5. Your property is listed on the Buffalo public MLS search site 2findyourhome.com. This is one of the most popular local real estate sites in the Buffalo Region and sister site of the Buffalo Realtor’s MLS.
6. You choose your own commission to offer a buyer’s broker (if any). You are not paying a listing commission so you are saving huge money in commissions right there vs. a full service listing. Note commissions are negotiable, not set by law and not required.
7. You retain your right to sell on your own to your buyer without any commissions due. (For Sale By Owner). This is huge as this can not be done with a typical full service listing.
8. Photos included in the Buffalo MLS supplied by owner –  MLS Max allowed 50 pics.
9. Unlimited photo changes without any extra charges. 
10. Unlimited listing changes to price, features and public remarks without any extra charges.
11. Unlimited open house listings inserted in the Buffalo MLS, Zillow.com, Trulia.com, Realtor.com, and 2findyourhome.com. (No Extra Charges)
12. Printable photo fact sheets to give prospective buyers at open houses and showings.
13. All NYS required listing forms and disclosures provided in order to sell.
14. Downloadable NYS approved contracts, forms and disclosures to complete your FSBO sale. (Note: if a agent sells your house, they will generate all forms used in the transaction)
15. Downloadable e flyer ” How To Sell Quickly & Most Common Mistakes To Avoid “
16. Add a virtual tour to the Buffalo MLS, Realtor.com, Trulia, and Zillow. (owner supplied)
17. All buyer leads (100%) immediately forwarded to you from the various websites and phone calls so you have a chance to sell it on your own.
18. Your listing displayed on Northern Star Realty’s site with your contact info allows buyers to reach you directly.
19. Your listing entered in the Buffalo MLS usually within 24 hours after completion of forms by you. Submit the forms online or download and email. Your choice.
20. Customer support via email and/or Broker’s cell phone to text or call if needed.
21. Showingtime™ Appointment Service and App. Allows agents and sellers to setup showings via email, text, or Showingvoice (this is optional. You can still take regular phone calls, texts and emails if you prefer). 
22. Delayed negotiations forms and proper MLS procedures provided if you want to hold off on accepting offers for a period of time to try to get multiple offers. (optional)
23. Buffalo MLS listing term – 1 year max or sooner if desired.
24. Cancel your listing at any time and for any reason. (unless its under contract and pending) 
25. Weekly Seller’s Personalized Marketing Report from Realtor.com emailed to you showing weekly web traffic your listing got along with other metrics. Most full service Realtors® don’t even include this but we do.   
26. Professional Comparative Market Analysis Report (CMA) to help with pricing your property upon request. This report shows the most 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. (a $75 value but worth much more if it saves you time or money!)
27. Professional yard sign. Vinyl 18″ x 24″ with MLS logo, your phone number, 2 sided, H stand and FREE 1-2 day USPS Priority Mail shipping right to your door.
28. Expert marketing support 24/7 as needed during the listing from “Sales Master Platinum Award” winning Realtor® Robert J. Piazza, a local real estate broker/owner with 41 years experience, an honest reputation, many testimonials and a proven track record. We can tell you what looks good on your listing, what doesn’t and make suggestions.
29. Special 100% money back guarantee*.
30. Professional coaching and Broker assistance when you receive a written offer(s). 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. If you get multiple offers we can help you navigate through them to decide which is best and give you solid negotiation strategies. We can give you our opinion as to which one looks best since there is more to it than just price. You have the option to consult with Sales Master Platinum Award winning Realtor Robert J. Piazza who has 41 years experience in real estate. It’s nice to have someone to talk things through with when you get offers from either buyer’s agents or your own buyers. Having a broker’s expert opinion and coaching available is a smart option to have, it’s like having a safety net. Use our experience and local knowledge to your benefit. We are available by phone or email days, nights and weekends to review your offers because they can come in at any time. Knowledge is the key to success in real estate and “knowledge is power”. This is where the real value with our program is as you are getting the full exposure you need to sell and the top level professional help you will want for very little compared to a full service listing. 
31. Seller’s net sheet prepared for you. (if needed) 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. 

(our most popular)

******There is no NYS sales tax ******

Please Note: Gold Plan is available for listings up to $500,000 and 1-4 unit properties. If your listing is over $500,000, please contact us for a custom quote.  northernstarrealty+sold@gmail.com

We do offer a limited $395 Silver Plan which offers the same items as the above Gold Plan except the following items are NOT included: #25 Weekly Realtor.com marketing report, #26 Market analysis value report, #27 Northern Star Realty yard sign, #30 Professional coaching when you get offers and #31 seller net sheet. Also 20 pics are included instead of 50, and a 6 month listing term instead of 1 year. There is a $400,000 max list price for the Silver plan. All the rest of the Gold Plan items are included.

$395 Silver Plan

Northern Star Realty Flat Fee MLS listings will appear on these sites and more automatically!

Zillow.com, Trulia.com, Homes.com, Homefinder.com, RealtyTrac.com, The Real Estate Book, RealtyStore.com, Land.com Network, Point2homes.com, WikiRealty.com, LakeHouse.com, USHud.com, and many more totaling over 75 as of Feb 2024

Remember, your listing goes on all of the above sites plus hundreds of additional syndicated sites and that’s in addition to the “Big 3” – the MLS, Realtor.com and the public MLS search site 2findyourhome.com. We use a service called Listhub to syndicate our listings to all the rest of the sites automatically (approx. 80 sites). New sites are added and others replaced occasionally. Here’s a list of them. In addition to the those sites, they power many other sites, so in reality there are hundreds of real estate sites that your house will be on! You want exposure? You got it and more! These include many of the finest local brokers who are affiliated with these national franchises and on other fine local brokers websites as well who participate in the reciprocal IDX Network like Northern Star Realty does.

PLUS BONUS – ALSO ADDED ON…

BerkshireHathawayHS.com, ColdwellBanker.com, Remax.com, Exprealty.com, Century21.com, HowardHanna.com, Redfin.com, Huntrealestate.com, KellerWilliams.com, Better Homes & Gardens Realty (bhgre.com), ERA Real Estate (era.com) and many more on the IDX network.

 

Note: Your listing is on mega site Realtor.com, the 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 this report for our Gold Plan customers.

 100% Money Back Guarantee Details

Optional Extras

            Flat Fee MLS For Lots, Land & Acreage 

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

Important Sign Info

Our service is simple and not real complicated. It is a limited service agreement with you doing some of the work and us getting you the maximum exposure you need to sell with the MLS and the top 75+ real estate websites in the country plus support. You are in full control by handling the showings, questions and follow up but we are here 24/7 if you need us and we are local in Western NY. Your listing will appear on the same exact Buffalo NY MLS that all the local Realtors® use, just like any other MLS listing. Your commission savings will be known only to you since the listing commission (zero) is not published in the MLS. Northern Star Realty has a proven track record in the Buffalo NY and Niagara Region. We have been in business since 2002 and Robert J. Piazza/Broker licensed 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 as there are no middlemen. Listing with a local proven professional who knows the Western and Central NY markets only makes sense to get your house sold for the most money and in the shortest reasonable time period. A huge benefit of our Gold Plan is we will review any written offers you receive and not leave you on your own. 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, time 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 award winning 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 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 is also a member in good standing of the Greater Rochester Association of Realtors®, Buffalo Niagara Association of Realtors®, Central NY Information Service, Inc (Syracuse MLS), New York State Association of Realtors® and the National Association of Realtors®.

 

YOU CAN SAVE SOME SERIOUS MONEY-TAKE A CLOSE LOOK AT THIS !

See how much you are saving by not paying 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 $9,000

(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 2023, the average commission saved by Northern Star Realty’s Flat Fee MLS “SOLD” customers in the Buffalo NY Region was a whopping $9,302 per house and that is after the flat fee was deducted! Many of our listings sold for over the asking price. Take a look at some of the huge saving examples our sellers got on our listings page using our Flat Fee MLS plan. 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 big bucks 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 who were the first to bring the MLS to Western NY in 1973. See cool retro info.

BBB testimonials
Zillow testimonials
Additional testimonials

“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 

 

MLS Coverage Map

A few years back the Rochester, Buffalo & Syracuse MLS Systems were merged into one (Matrix™) 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 above for maximum exposure. You will be listed in the same exact MLS that all local brokers/agents use, the only difference… you will be saving some serious money without a listing commission! MLS numbers will start with an B, R, or S  respectively just like any other listing in those cities. (example B123456).

Updated 10/1/23 MLS Service is available and effective in the following NY counties: Monroe, Wayne, Ontario, Yates, Orleans, Genesee, Wyoming, Livingston, Allegany, Steuben, Schuyler, Seneca, Tompkins, Cayuga, Niagara, Erie, Chautauqua, Cattaraugus, Oswego, Onondaga, Cortland, Madison, Oneida, Herkimer, Otsego, Fulton, Montgomery, Hamilton, Schoharie, Delaware, Chenango, Lewis, and Jefferson as shown on the map. Your listing appears in all these counties. That is approximately 60% of all NYS! Any property in any of these counties can list with us. Recently added Ithaca and Otsego-Delaware MLS’s gives even wider coverage for your listing. Bonus Coverage in all 3 regions!

Recent data (2023) suggests that an overwhelming amount of sales occur from agents and the MLS (89%). Our Flat Fee MLS plan 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 plan will still allow you to sell on your own (For Sale By Owner) 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 portion of what a full service type listing would be. This will allow you to keep your price down for a faster sale. Remember you pay 0% if you sell it “For Sale By Owner” 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% listing 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 plan allows you to either sell your house faster or increase 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 plan is the best value out there because of our local presence, our expert coaching, 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 right there) plus paying the buyer’s broker whatever commission you decided on if any (not required) when/if they sell the property. Remember you pay no commission if you sell to your own buyer (For Sale By Owner). 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 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?

So……..

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 if any commission you would to pay to a buyers 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 a full service listing 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 equity!

Lets face it….times are changing….people are tired of paying huge commissions especially “For Sale By Owners”. Why not list and sell using the MLS for a fraction of the cost or none at all? Northern Star Realty’s Flat Fee MLS plans of selling real estate are a smart choice that combines the best of both worlds… For Sale By Owner & the MLS!

Bottom line…Our proven Flat Fee MLS Plans make it easy to get your house sold in 2024 while saving you many thousands of dollars. Save & keep your equity! In 2023 all our Buffalo NY Flat Fee sellers averaged $9,302 in equity savings per sale with the highest savings for one sale at a whopping $32,905! (Commission saved = equity savings). We are a reputable, local, and experienced discount real estate broker who is there for support 24/7.

 

Buffalo Flat Fee MLS Plans

GOLD MLS PLAN$495

SILVER MLS PLAN $395

Questions?  716-240-4825 desk

or email

To list your house and get started, it’s as easy as 1…2…3

1- Send an email to northernstarrealty@gmail.com and let us know your contact info, the address of property, the approximate listing price, which plan you want and we will send you a Paypal invoice. (accepts Mastercard, Visa, Discover, American Express, Venmo and more)

2- Fill out the listing paperwork from the link you will receive via email upon receipt of payment. 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 and pics, your MLS listing will be active within 24 – 48 hrs. and the marketing will begin!

Buffalo Flat Fee MLS Gold Plan $495Buffalo Flat Fee MLS Silver Plan $395