Questions?

Is the MLS the best way to sell my home or land? Yes, buyers working with agents are serious about buying. Since agents do not want to waste time with unqualified buyers, typically, the pre-qualification check has been completed. By listing your home or land for sale in the MLS, you will get a high-quality MLS listing, listed on 100's real estate websites such as Realtor.com, Zillow Group, and Homes.com, and access to the realtor community, ready to show and sell your home or land. Click Here.

Why do I need the MLS? The MLS differs significantly from sites like ForSaleByOwner.com, Facebook, or Craigslist. By listing in the MLS, buyers will know that you are a legitimate seller who is serious about selling, giving buyers the confidence to view your home. Furthermore, for your assurance, the buyer's agent will usually have pre-screened the buyer before contacting you to view it - giving you confidence that only a qualified, serious buyer is coming to view your home. Agents do not want to waste time showing a home to a buyer who is not qualified, and neither do you. The MLS will give you both the exposure and credibility you need to sell your home or land quickly.

Will my property go into the same MLS to which real estate agents belong? Real estate agents usually belong to their local MLS and have access to those listings. Select Premium Properties, Inc. is licensed in 6 states and belongs to 9 different MLS systems. To view the coverage area please Click Here.

I want to be listed in a national MLS, how do I do that? Contrary to popular belief, no "national" MLS exists. The rules and regulations for each state, county, and jurisdiction are too complex and varied for such a database to exist. Instead, several hundred local MLSs throughout the country feed condensed listings to syndicated sites such as Realtor.com, Homes.com, Zillow Group, etc. - which gives the appearance of a national MLS website. Anyone from anywhere in the world can view your home or land on these sites. However, the only way to appear on these syndication sites is by first listing in your local MLS. To view the coverage area please Click Here.

Will real estate agents show and sell my house if I am not listed with their company? Yes. The very purpose of the MLS is for real estate agents to sell each other's listings. Because representing both the seller and a buyer in the same transaction can result in a conflict of interest, the agent who lists your home in the MLS rarely sells the property.

Will real estate agents show and sell my home even though I went flat rate? Yes. Unlike other companies whose names announce 'discount listings' and may discourage properties from being shown, our company name, Select Premium Properties, Inc., is designed to look like any other real estate company and does not announce a flat rate listing. Your listing will look no different from any other listing in format and style.

Will a buyer's agent work directly with me instead of a listing agent (you)? Yes. Many agents prefer to work directly with the Seller instead of having to go through the listing agent (us). Sellers are often more familiar with the property and conducting negotiations directly with the Seller is typically much easier and faster than waiting on a listing agent to convey information.

What is Your Coverage Area? Select Premium Properties, Inc. and the broker Stephanie Smith are licensed in 6 states: North Carolina, South Carolina, Virginia, Maryland, Pennsylvania, and Georgia. For specific coverage area by stateClick Here. For Georgia Specific Coverage Information Click Here

What is the name of the listing agency (company) that will appear on my listing? The name of our company is Select Premium Properties, Inc., and this is the name that will appear as your listing agency. ExpressMLSListings.com is the name of our listing website and it will NOT appear in your MLS listing. Appearances matter, and our professional company name will help to ensure your listing is treated the same as any other listing within the Realtor community.

Will real estate agents call you or me? You. Your contact information is listed in the MLS listing with specific instructions for agents to deal directly with you for showings, inquiries, and contract offers. Your MLS listing also comes with the valuable Showing Time (or Broker Bay) service, which saves you and agents valuable time when scheduling showings.

What is the showing service the MLS offers? The Showing Time (or Broker Bay) service is provided by the MLS. It allows agents to schedule appointments online via an app or call the service to set up appointments. Only licensed agents who belong to the MLS can use the showing service, giving you peace of mind that it is a legitimate agent wanting to show your home to a prospective buyer. The showing service also allows you to update your showing instructions and receive a valuable feedback form from the agent after a showing. This service is included with your MLS listing at no additional charge; however, it can be turned off at any time per your request.

Do I have control over all of the MLS listing information? For uniformity, the fields in the MLS have pre-determined choices that cannot be customized. However, you can add your own description/remarks, directions, and listing instructions to us or other agents. All customized information is subject to Fair Housing and MLS rules and regulations.

How do I make changes to my MLS listing? For legal purposes, all changes to your listing must be made on our Listing Change form (available within your login account once listed) and not by email, text, or phone calls. You may make as many changes as you wish on any one Listing Change form for a small fee of $20.00, and the changes are usually made within a few hours of being received. Changes made within 24 hours of listing are free of charge.

Will it cost me to make changes to my listing? Changes to your listing must be made on our Listing Change form (available within your login account once listed). You may make as many changes as you wish on any one form for a small fee of $20.00. The changes are usually made within a few hours of being received. Changes made within 24 hours of listing are free of charge.

Should I have a lockbox? A lockbox is recommended if you are not able to allow access to the home in a timely manner. A lockbox is designed to hold your house key and allows licensed agents access to the key via a special key card or app used to open the box. The lockbox records the agent's information, such as time of entry, date, name, and company. A lockbox provides access when you are away, assuring full exposure to agents and their prospective buyers. They are completely removable and controllable by you and fit conveniently over the door frame, not the handle, so you may slip it off the frame and bring it inside whenever you need privacy. For more information Click Here

I have a sign, why should I use yours? Once listed in the MLS, any For Sale By Owner (FSBO) signs from your property must be removed. This MLS rule and regulation applies to every company that lists properties in the MLS. We recommend using our agency sign because it reassures agents that your home or land is actively listed on the MLS. You may also use a generic "Home For Sale" or "For Sale" sign but it may not say the words "By Owner" on it.

How do I receive the Lockbox / Sign? Lockboxes and Signs are shipped via USPS Priority Mail or FedEx. They will usually arrive at your shipping address within 1-2 days (excluding Sundays).

How do I receive the lockbox or sign FIRST before my listing is active for showings in the MLS? During the listing process, you will see a 'Coming Soon / Listing Start Showing Date' field. In this field, you may enter the date you would like to start showing your home. We will then enter your listing into the 'Coming Soon' category in the MLS until the chosen date when it will become 'Active' for showings. Marketing materials will be processed when we receive your 'Coming Soon' listing and the materials will be shipped via USPS's priority mail or FedEx. Materials usually arrive within 1-2 days (excluding Sundays).

Can I use my own exterior home photo for the MLS? Yes! The MLS requires an exterior photo of the home with your listing. You may email the photo directly to us or use our photo upload program within your login account.

How does the additional photo option in the MLS work? Your listing includes 6 photos. If you choose the additional photos option, you may send us up to 50 of your own photos to appear in the MLS and associated websites for only $45. You may email the photos directly to us or use our photo upload program within your login account. You may add/replace photos at any time at no additional charge. With the additional photos option, you can show potential buyers every aspect of your property, showing off the best features your home or land has to offer.

Can I add a virtual tour to my listing? Yes! A link to a virtual tour can be added to your MLS listing at no extra charge. You may provide us the link in the special instructions field when listing on our site or email it to us. We will then add the link to the appropriate places in your MLS listing.

How do I get the free disclosure forms and agreement contracts? Once listed, the forms library will be available within your login account. The library will include the mandatory disclosure forms you will need to fill out and have ready for agents upon showing, or you may return them to us for uploading to your MLS listing. The required forms will be highlighted in red.

What is the difference between real estate websites such as Realtor.com or Zillow and the MLS? Real Estate websites like Realtor.com display condensed versions of listings they receive directly from the MLS. Unlike the MLS, which is updated instantly, syndicated real estate websites are updated anywhere from every 4 hours (Realtor.com) to 1 to 5 business days, depending on when each real estate website updates its information.

On what real estate sites will my listing appear? Your listing will appear on possibly 100's of real estate websites. The MLS sends your listing information directly to real estate websites such as Realtor.com, Homes.com, Zillow, Trulia, etc., as well as other real estate agencies/brokerages that belong to that MLS system such as Remax, Redfin, Keller Williams, Coldwell Banker, etc. Unlike other companies, we have the MLS send your listing information to every real estate website available. Remember that these websites will show a partial version of your MLS listing, and you will receive a full-version copy for your review after listing. For more information Click Here

How long will it take for my MLS listing to appear on the various real estate sites? Unlike the MLS, which is updated instantly, the real estate websites are updated anywhere from every 4 hours (Realtor.com) to 1-5 business days. When your listing will appear on any one site is dependent on when that site updates their information.

Can I control what information is displayed on real estate websites? The MLS partners with various real estate sites to provide condensed listing information and photos. Every real estate site is different regarding what information they choose to display, and we are not able to edit their choices.

Will my contact information appear on real estate websites? Most real estate websites, such as Realtor.com, are designed to drive leads to real estate agents and typically do not allow owners' names or contact information to appear. This restriction is the same for every company that lists properties in the MLS, and neither we nor anyone else can override this arrangement. However, we will email any leads we receive directly to you. Unlike other flat-rate companies, we do not work directly with buyers to avoid conflicts of interest. Additionally, the listed property address, MLS number, and your phone number WILL appear on our SelectPremiumHomes.com website for interested buyers to obtain. Your contact information will also appear in your MLS listing and Showing Time, where we instruct agents to contact you directly for showings, inquiries, and contract presentations.

How will you forward leads to me? Your contact information will appear in your MLS listing and Showing Time, where we instruct agents to contact you directly for showings, inquiries, and contract presentations. If a buyer contacts us to view your home via a real estate website such as Realtor.com, Homes.com, etc., we will collect their contact information and email it directly to you. We are open 7 days a week, 365 days a year, so you will not have to wait for leads. Additionally, the property address, MLS number, and your phone number WILL appear on our SelectPremiumHomes.com website for interested buyers to obtain. Furthermore, unlike other flat fee companies, we do not work directly with buyers. This means we do not try to "work the lead" by claiming we found the buyer and then negotiating a commission with you, nor do we steer buyers toward another property to collect a commission on a different property. We pride ourselves on saving people thousands of dollars in listing commissions and want you to sell your home or land as much as you do. We sell hundreds of homes and lots each year through our company, which attests to the fact that our clients are actually selling their properties instead of just listing them. To view some of our sales Click Here.

Where can I get a printable flyer/brochure of my listing? Realtor.com, Zillow, and Homes.com offer you the ability to print a color brochure of your listing to hand out to potential buyers. You may also request by email a distributable flyer version of your MLS listing from us.

Are you involved with the sales contract? You will handle many details of the sale yourself, including negotiating the purchase contract terms and any commission to the buyer's agent. As a licensed real estate company, however, we are still required by law to process and maintain many documents relating to the listing and sale of your property. We are required to keep and retain on file for 3 years documents such as listing agreements, sales contracts, addenda's, contingencies and Hud1 / Closing Disclosure Statement.

Are you involved with negotiations? We are not involved in contract negotiations. You will handle all showings, inquiries, and contract negotiations yourself. However, if selected as an option, the broker can review your offer to purchase contract with you to help you understand the finer points of the offer. The cost is only $299 for unlimited offer to purchase contract reviews.

Can you review my purchase contract? Yes! As an additional option, the broker will review your purchase offer with you to help you understand the finer points of the offer. However, you will still be the one communicating with the buyer’s agent and handling the negotiations. The cost is only $299 for unlimited offer to purchase contract reviews.

What is the difference between a "selling agent," a "buyers agent," and a "listing agent"? A selling agent is the real estate agent who sells the property. They are also called buyer's agents. Therefore, the terms selling agent and buyer's agent are the same. The listing agent is the real estate agent who lists your home for sale in the MLS. In other words, we are the listing agency, and the real estate agent who brings a buyer and sells your home is the selling agent or buyer's agent. For simplicity, we use the term buyer's agent throughout our site. For more information on basic real estate terms Click Here

With your company, I understand that I am saving thousands in commission on the "listing" side by going flat rate, but do I still have to pay a buyer's agent? New NAR rules and regulations prohibit offers of compensation to a buyer's agent/agency in the MLS. You may, if you wish, offer compensation amount to the buyer's agent/agency; however, this amount may not be stated in the MLS in any capacity, including in public or private/agent remarks, virtual tours, photos, uploaded document, or any URL that links to an offer of compensation. Instead, any commission is negotiated directly with the agent who brings you a buyer. It is your decision if you want to offer a commission to the buyer's agent. Commissions are not set by law and are fully negotiable when selling your property.

What can I do if I want to offer a commission to the buyer's agent? New NAR rules and regulations prohibit offers of compensation to a buyer's agent/agency in the MLS. You may, if you wish, offer compensation amount to the buyer's agent/agency; however, this amount may not be stated in the MLS in any capacity, including in public or private/agent remarks, virtual tours, photos, uploaded documents, or any URL that links to an offer of compensation. Instead, any commission is negotiated directly with the agent who brings you a buyer. You may, if you wish, advertise any commission you are offering to a buyer's agent through an open house, in a brochure given to buyer agents, on a "for sale sign", through your own social media accounts, and by communicating directly with a buyer's agent.

How will an agent know I am offering a commission? Will they call me and ask? Yes. Agents will call you and ask if you are offering a commission to a buyer's agent.

Can I offer different amounts of buyer agent compensation to different buyer agents especially in a multiple offer situation? Yes. You can offer different amounts of buyer agent compensation to different buyer agents.

Can I offer seller concessions in the MLS listing? Yes, you may offer concessions only to the buyer in your MLS listing, such as concessions toward the buyer's closing costs. However, you may NOT condition the use of concessions as payment to a buyer broker.

Are buyer's agents required to have a signed contract with the buyer specifying their commission? Yes. New NAR rules and regulations require agents to enter into a written agreement with the buyer before touring a home, including in-person and live virtual tours.  This form must specify and conspicuously disclose the amount or rate of any compensation the agent will receive from any source or how this amount will be determined; the amount of compensation must not be open-ended; it must include a statement that the agent may not receive compensation from any source that exceeds the amount or rate agreed to with the buyer; and disclose in conspicuous language that broker commissions are not set by law and are fully negotiable. You may ask any agent before showing your home what their compensation agreement is with their buyer.

Can I ask to see the signed contract the buyer agent has with their buyer client? You can ask but they will most likely not let you see it. The buyer agent (and buyer) has no obligation to show you their buyer brokerage agreement.If the buyer agent wants to show you the buyer brokerage agreement, they must first obtain the consent of the buyer before doing so because the buyer brokerage agreement is confidential information.

How long is the listing term? Listing terms for home and land listings are in 6-month increments. However, you may choose an earlier expiration date within the 6-month term. An additional 6-month term is available for $95.00 (or $55 if you initially choose to list for one year). Most homes and land sell within the initial 6-month term, and a second term is rarely needed.

Am I locked in for the full 6-month listing term? No. You may choose an earlier expiration date within the 6-month term or withdraw at any time as long as your property is not under contract.

Can I cancel/withdraw my listing with your company at any time? You may cancel/withdraw your listing with us at any time by using our Listing Withdrawal form (available within your login account once listed). The cost to withdraw the listing early is $45 due to the additional work required regarding the MLS, associated real estate websites, and our own internal database. The fee also covers the cost that some MLSs charge us to withdraw the listing.

What if I want to list now but would like a different "start showing" date? Once you create an account and start listing on our site, you will see a 'Coming Soon/Start Showing Date' field. In this box, you may put the date you want your listing to become Active (for showings) in the MLS. Once the listing is received, we will automatically list the property in the MLS's 'Coming Soon' category, and any marketing materials ordered will be shipped. Materials usually arrive via USPS's Priority Mail or FedEx within 1-2 days (excluding Sundays).

Can I List my property in the 'Coming Soon' category in the MLS?Yes. The 'Coming Soon' feature in the MLS is a handy marketing tool. By listing in the 'Coming Soon' category, you alert agents and their buyers that your home will soon be ready to show. Your property can be in the "Coming Soon" category for 7-21 days (MLS dependent) before showings must begin. Once you create an account and start listing on our site, you will see a 'Coming Soon/Start Showing Date' field. In this box, you may put the date you want your listing to become Active (for showings) in the MLS. Once the listing is received, we will automatically list the property in the MLS's 'Coming Soon' category, and any marketing materials ordered will be shipped. Materials usually arrive via USPS's Priority Mail or FedEx within 1-2 days (excluding Sundays).

Do I need to remove my listing on Zillow? No, there is nothing you need to do with your Zillow listing. Once listed in the MLS, the MLS will send your listing to Zillow, which will overwrite your By Owner listing. Your listing will now appear on the first page of results instead of the "Other Listings" tab. Zillow does not allow a property to be listed in the MLS and For Sale By Owner simultaneously.

How will my listing on Zillow change? The most significant change will be the listing type. Instead of being buried on the secondary 'Other Listings' page, the listing will now appear on the first 'For Sale' listing tab. Being on the first 'For Sale' tab is a positive feature that will promote your property and give buyers confidence that you are a legitimate home seller.

Why do I have so many views and saves on Zillow with no real showings or offers? It is important to remember that Zillow was created for agents and not necessarily consumers. They make their money from ad revenues and selling leads to agents who pay for them. With this in mind, many of your views and saves may be realtors trying to obtain your listing. There are also many automatic "bots" that go through listings that may inadvertently artificially inflate the number.

I am being bombarded by agents trying to get me to list with them, will this stop? Yes! Once listed in the MLS, agents will only call you to show the property to a prospective buyer.

What happens to the Days on Market on Zillow? Once listed in the MLS the Zillow days on market should be re-set to zero.

What is the total cost of my listing? A 6-month MLS listing for your home or land is $195.00. If you choose marketing materials such as a sign or lockbox, those fees will apply. A $175 sale admin fee applies when your property goes to closing. This fee only applies when the property closes and should be deducted from your proceeds at closing by your closing company. Other less common fees may also apply, such as change fees, chargeback fees, lost/damaged lockbox fees, and late fees for overdue balances. Please see the listing agreement for full terms and conditions. To view our pricing page Click Here.

What is the Sale Admin Fee you Charge at Closing? A $175 sale administration fee applies only when your property goes to closing. This fee covers our time and costs to process the under-contract paperwork and prepare the listing for closing. Although you are handling many of the details of your sales contract and closing, there are many things we must do to abide by real estate regulations and MLS rules including receiving and processing a copy of the sales contract and a copy of the closing disclosure statement. Additionally, we, as the listing agency- by default and protocol, are the point of contact for the settlement attorney, the title company, the buyer's agency/agent, the home warranty company, the appraiser, the termite inspector, the surveyor, and the purchaser's mortgage company. Even though we are not directly involved, all of the above parties typically go through the listing agency (us) for permissions, information, copies of paperwork, etc. Conversely, we must reconfirm data with them to verify the information and receive their documents to comply with real estate regulations. This fee covers our time to do all of this. This fee only applies when the property closes and should be deducted from your proceeds at closing by your closing company. The fee does not apply if you accept a contract and it does not go to closing.

How do I pay for my MLS listing? Payment is due at the time of listing. Unlike other companies, we do not ask for payment until you have reviewed all of the listing information. At the end of the listing process, you can pay online by debit or credit card. We accept Visa, MasterCard, and Discover. Alternatively, you can send us a check or money order to our mailing address.

How does the money-back guarantee work? If you decide to list with a full-service real estate agent AND list with one of our recommended agents, we will refund you the $195 listing fee upon closing of the property. Please see the listing agreement for full terms and conditions.

Select Premium Properties, Inc. is a fully licensed real estate company. The principal broker/owner of the company is Stephanie Smith. You may view our company and broker license information below:

 

NC Real Estate Commission website: Click Here

SC Real Estate Commissions website: Click Here 
Then, choose Real Estate Commission in the drop-down menu.

 

Georgia Real Estate Commission website Click Here
Put in Stephanie Smith (J.) or license number 366731.

 

Virginia Real Estate Commission website Click Here
Put in Smith, Stephanie, and check the Real Estate Individuals box.

Maryland Real Estate Commission website Click Here
Enter Smith, Stephanie

Pennsylvania Real Estate Commission website: Click Here
Enter Smith, Stephanie - Lic RM423650

What are my responsibilities to you once listed? We are a licensed Real Estate Agency with many laws and regulations with which we must comply. In turn, there are laws and regulations with which you will also need to comply.

1. Within 48 hours of a signing a new purchase contract, we will need 1) A copy of the purchase sales contract and 2) A completed Under Contract form (available within your login account once listed).

3. Within 48 hours after closing/settlement, we will need a copy of your ALTA Closing Disclosure Statement / Hud1 Settlement Statement, which your attorney or closing company will provide to you right before or at closing.

Failure to abide by the above regulations may result in a fine from the MLS. Any fine issued by the MLS will be charged directly to the seller.

Why do you need a copy of the purchase sales contract and closing disclosure statement? We are a licensed Real Estate Agency with many laws and regulations with which we must comply. As the listing agent, we are required by law to maintain proper records regarding your listing, including the listing agreement, purchase sales contract with all addendums, closing disclosure/Hud1 statement, and all other papers related to your listing. Further, we must process sales contract paperwork and deal with other parties regarding your closing. These requirements apply to every company that lists properties in the MLS, regardless of whether you pay a flat rate or a standard listing commission.

How long will it take me to list my home or land on your website? We make the listing process as fast and easy as possible. Our website uses state-of-the-art mouse/touchpad signatures; all listing paperwork can be filled out, read, and signed online. Our listing process is truly hassle-free! Click Here for More Information.

Once you receive my listing, how long will it take you to list my home in the MLS? Depending on the time of day, listings are usually entered into the MLS system the same day everything is received. You may also choose to list in the 'Coming Soon' category in the MLS with a future start showing date to ensure the property comes on the market the day you want.