FAQ
Frequently asked questions about our Flat Fee MLS Service
What is the MLS?
The local Multiple Listing Service (MLS) is a centralized computer database used exclusively by real estate brokers and agents to search and list properties in a common place. All brokerages/companies use the same MLS database in a geographic area. The listings are then shared with the other agent/broker members no matter which brokerage company they are with. Members can search the database for listings and show other member listings with full cooperation. In other words, any company can show and sell any other company’s listings and receive a commission. Studies have shown that almost 90% of home buyers bought a house that was listed in the MLS. There are over 6,500 real estate agents and brokers in the Syracuse, Rochester, & Buffalo regions that have access to the MLS (Matrix) since the regions were combined for 3 times the exposure.
Are you the actual broker I am listing with? YES! We are the actual broker and not a 3rd party Middleman. Almost all these ridiculously low price ads you see advertised on the internet are by flat fee MLS 3rd party services acting as a finder for your actual broker and many are not licensed. You will have no idea who you will be getting as a broker until you pay and most likely it will be someone from out of state who has no idea of the local market like we do especially for pricing, local customs, and using the correct local board approved forms and not some generic versions. Not only that but you will be dealing with an additional party rather than with the actual listing broker directly. We are NYS licensed and have been doing business locally since 2002 as Northern Star Realty and since 1983 for Robert Piazza/Broker. The old saying “you pay for what you get” holds true almost every time not only for this but in just about everything you buy and when you see all the features we include like coaching when you get an offer, etc., its a no brainer who to choose. In most cases these 3rd parties have to split the ridiculously low price with the actual broker so the broker is getting like $50 for their efforts. What kind of customer service can you expect for that? Seriously. How often do you sell your house? Why not get top shelf professional local service for a very reasonable flat fee and know who you are dealing with? We have an A+ rating on the Better Business Bureau too! Do they? Also they get you for extras like photo changes, additional photos, open house listings, etc. to make up for the low ball pricing where as we include everything up front.
Who is this Flat Fee MLS service designed for ?
Primarily for people who want to save alot of money in commissions like “for sale by owners”, people with little equity who can not afford to pay a full commission, people with really expensive houses where a full commission would be way too much money to pay, people who want to be in control of the sale process, or just anyone who wants to save huge money vs. the traditional full service listing. Also for those who want the exposure the MLS gives them but want to try selling on their own to save the whole commission.
What is the total cost for the Flat Fee MLS Service?
The total cost is the one time flat fee which is payable up front and there are no other hidden charges or other listing commissions at all….. none! That alone saves you the whole 3% listing commission minus the flat fee. Note: we do not charge any fees at closing like many other flat fee brokers do. They charge 1/4 to 1/2% at closing plus the flat fee you already paid. We Do Not!
What about the buyer broker’s commission?
You decide how much commission to offer the buyers broker when you list if any. It’s totally up to you if you offer a commission to the buyers broker or not. If you don’t then the buyer will have to pay the commission to the buyers broker in addition to their own closing costs and down payment (if they are able to). It’s your decision and that’s payable at closing. Commissions are always negotiable, not set by law and not required to list.
Can I sell by myself and not pay a commission ?
YES… Absolutely! If you sell on your own to a buyer who was not brought there by a Realtor, there is no commission at all. None. Try doing that with a typical full service listing…you can’t. This is one of the main selling points here is that you can continue to sell on your own and also have maximum exposure through the MLS. It’s the best of both worlds FSBO & MLS.
Will all the local Realtors have access to my listing ?
Yes, all agents (over 6,500) in Western/Central NY & Finger Lakes region who are MLS members will have access to your listing and that is virtually all active agents and brokerage companies.
What do I the homeowner have to do with this service?
Keep doing what you are already doing as a ” for sale by owner” including appointment setups, answering questions about the house, doing your own open houses, marketing, showing the house, follow up, etc. This is a limited service agreement so you will need to do some of the work. If an agent sells it, they will then do the remainder of the duties. Northern Star Realty will get you in the MLS and on several top major real estate websites including Realtor.com for all the exposure you need to sell. You may sell it on your own and pay no commission or a Realtor® may sell it for the commission you decided to offer.
What if I have a expensive house, is it still just the flat fee ?
Yes all houses are just the flat fee to get in the MLS regardless of the price up but up to the limit of the plan ($400,000). The more expensive the house, the more you save. If you have a house over the 400k limit, contact us for a custom quote.
When I get a written offer am I on my own ?
No, unlike some services we will look at your offer, give you our opinion, answer any questions, do a seller’s net sheet and possibly offer some suggestions. We do not negotiate for you however with this service. We strongly recommend an attorneys approval with any accepted offer.
Who will get the phone calls?
You will get all calls from Realtors® per the MLS instructions. Your owner’s phone number will be shown wherever MLS rules allow. Some sites do not permit it but only allow Realtor® numbers. If our office receives any calls or emails, we will immediately forward them directly to you. You will get 100% of your leads! You can trust us and feel free to test us anytime! Your telephone number is on the yard sign (if you choose one) so you do get calls from that directly. The MLS logo is also on the sign so Realtors will know you are cooperating. Remember the MLS is designed for Realtors, so when you are in the MLS there’s a pretty good chance one of the thousands of agents in the system will sell the house. Any leads that come in on the house are 100% yours so you still can sell it yourself and not pay a commission.
What if I decide I want a full service broker instead of Flat Fee MLS after awhile?
It’s no problem, you can cancel your listing at any time and for any reason. We will even give you your money back if we refer you to a full service broker (usually your choice but we make the first call to them). Basically we would be receiving a referral fee and would reimburse you from that when the house closes.
Are you a licensed NY Real Estate Broker ?
Yes, Robert J. Piazza of Northern Star Realty is a licensed real estate broker in NY, a member of the NYS Association of Realtors and the National Association of Realtors. Robert has 41+ years experience in the real estate business and knows the local markets. Northern Star Realty is a local NY business so you work and communicate with us directly. There is no 3rd party.
How much money can I save ?
On a $250,000 house the total listing commission saved would be $7,500 less the one time flat fee. If you had a more expensive house, you’d save even more and you’d save the whole commission (less the one time flat fee) if you sold it yourself.
Why should I list using Northern Star Realty’s Flat Fee MLS?
Well …..with us….. you know who you are hiring. We are locally Western NY owned and Robert Piazza/Broker has been a member in good standing of the NYS Association of Realtors®, National Association of Realtors® and the local real estate boards for many years (up to 41+ years). You will work with Robert, a FSBO specialist who has sold multi millions in his real estate career, coached real estate techniques to thousands of people for a nationally known seminar company and is a Sales Master Gold & Platinum Award winner. He knows the local trends, customs, forms and pricing.
We do not try to lowball you on price then try to sell you add ons for your service. Don’t be penny wise and pound foolish! We include everything you need to sell. We are reputable, local and professional. We give you a great value and can save you thousands of dollars on your sale as we have for many others. We offer a special money back guarantee and we offer a “cancel anytime” policy. Even though our plan is a limited service agreement, we still offer professional local broker support whenever needed. We can offer valuable tips to make your transaction smoother, prevent you from making costly mistakes, and give you negotiating tips with our 41 years experience. Knowledge is everything in real estate and with us you have it. You will not be on your own. Our testimonials are growing for a reason! How can you get sound real estate advice from someone out of state who doesn’t know the local market or customary forms and procedures for the area? With us, you don’t have to worry about it.
I thought when I listed a property with a Realtor I would still have to pay a commission if I found my own buyer?
In simple terms, with a traditional full service listing called an “exclusive right to sell” you would have to pay a commission if either a broker sold it or if you found your own buyer. This is the type of listing full service brokers use. We don’t use that type.
Instead, Northern Star Realty’s Flat Fee MLS program uses an “exclusive agency” listing where you would still owe a buyer’s broker a selling commission (providing you are offering one, your choice) if he/she sold the house but not if you found your own buyer. In either case Northern Star Realty does not collect a listing commission when the house sells other than the flat fee that you have already paid. With either type of listing, both go into the same exact MLS for maximum exposure.
Will other agents show my property with this type of Flat Fee MLS listing?
Yes…Absolutely! As long as they are not working for free!
Can I sign up online or does someone come to my house ?
The service is designed to be used online so as to keep costs down. You can also use the USPS.
Is there any NYS sales tax on the flat fee MLS service?
No!
Is Northern Star Realty a member of the Better Business Bureau?
Yes we are an accredited member in NY State. A+ rated!
I want to use the service, what do I do to get started ?
Send us an email to northernstarrealty@gmail.com with your contact info including phone number, the town the property is located in, and the approximate listing price and we will send you a Paypal invoice. (accepts Mastercard, Visa, Discover, American Express, Venmo and more). As soon as we receive your payment you will be emailed a link for filling out the forms along with the instructions. You can download the paperwork or fill out online. Your listing is entered in the MLS usually within 24 hrs. upon receipt of the listing paperwork/pics and you will be sent a copy of your listing to verify.
Questions?
Northern Star Realty
Div. of Northern Star Real Estate, LLC
Robert J. Piazza, Real Estate Broker
25 Hill Rd., Hilton, NY 14468
NYS Licensed since 1983
Buffalo desk 716-240-4825
Rochester Office 585-392-8222
Syracuse desk 315-760-4594
Toll Free 866-781-1296
