"Coming Soon" Properties Can Create Consumer Confusion
WASHINGTON (June 16, 2014) - The National Association of Realtors® today published information for NAR members regarding advertising properties as "coming soon."
Some "coming soon" advertisements involve unlisted properties which may or will be listed with a broker in the near future, while others relate to properties that are subject to listing agreements where property is available to potential purchasers only through the listing broker and not available, temporarily or indefinitely, for showing or purchase through other MLS participants. In either case, "coming soon" properties are commonly withheld from the MLS.
"The first important step in advising a seller-client on whether to advertise a property as 'coming soon' is to identify the client's best interests, as defined by that client," said National Association of Realtors® General Counsel Katie Johnson. "Failing to act in the client's best interest and failing to disclose the pros and cons of a limited marketing plan, such as 'coming soon' advertising, can violate state real estate license laws and regulations, MLS policies, and the Realtor® Code of Ethics."
For most sellers, getting the highest possible price on the best terms is their best interest, and maximizing exposure of their property to potential buyers advances that interest. MLSs compile property information in an orderly manner and distribute that information to MLS participants who have buyer-clients actively seeking to purchase property in the location served by the MLS. Restricting the marketing of a seller's property to only small networks, private clubs, or even to national websites without also making it available to other area brokers and agents and their buyer-clients through the MLS limits that property's exposure and consequently the seller's ability to attract competitive offers.
"It's important that sellers understand the implications of various ways of marketing the property so that they can knowingly determine the choice that best serves their interests," said Johnson. "If a broker determines that "coming soon" advertising is in the client's best interest and confirms that the client understands the possible consequences, then it is imperative for the broker to know the real estate license laws and regulations of their state to ensure that such advertising is in compliance. A broker who fails to comply with state laws and regulations risks facing disciplinary action from licensing authorities, as well as the possibility of litigation from unsatisfied clients."
Many state license laws impose certain duties on licensees including the duties of care, loyalty, good faith, and honest and fair dealing. An unsatisfied seller could allege that a broker breached one of these duties if the broker did not seek to obtain the highest possible price for his or her client where the client didn't understand that the marketing of the property might not achieve the highest price.
Recently, the Colorado Department of Regulatory Agencies, Real Estate Division, issued "CP-44 Commission Position on Coming Soon Listings" clarifying that a licensee's existing duty to "promote the interests of the seller or landlord with the utmost good faith, loyalty, and fidelity" requires Colorado licensees to advise clients during the negotiation of the listing contract of the benefits or risks of limiting a property's exposure through "coming soon" advertising. The broker's motivation for such limited exposure of the property must be for the seller's benefit - not the licensee. The Commission Position concludes by requiring licensees to describe in the listing contract the marketing plan agreed upon by the broker and seller prior to any marketing being performed.
In South Carolina, advertising a property as "coming soon" before entering into a listing agreement with the seller violates South Carolina license law.
In addition to complying with state license laws, brokers advertising a listed property as "coming soon" must ensure the advertising complies with their local MLS rules. Consumers benefit from MLSs because MLSs help aggregate and evaluate numerous factors that can affect a property's fair market value. MLS information facilitates appraisal preparation, comparative market analyses, and broker price opinions that help consumers ascertain a property's fair market value. Sellers often rely upon those valuations when setting listing prices, and buyers rely on them when making offers to purchase. Those valuations are especially useful when they include information about comparable properties, including sales prices, days on market, and property conditions. Withholding that market information from the MLS impedes the consumer's ability to receive useful estimates of value.
Johnson advised brokers to research the license laws and regulations in their states for guidance regarding "coming soon" advertising, and to check their local MLS rules to ensure compliance.
Finally, adherence to the NAR Code of Ethics is an important consideration for brokers when advising clients on whether or not to advertise properties as "coming soon."
"Realtors® must remember to promote and protect the interest of the clients, present a true picture in their advertising, marketing, and other representations, and make property available to other brokers for showing to prospective purchasers when it is in the best interest of the seller," said Johnson. Failing to do so harms the reputation of the broker and Realtors® generally and may result in disciplinary action from the broker's local association of Realtors®.
For more information about "coming soon" and other types of "off-MLS" listings, visit:
- Law & Policy: Professionalism and pocket listings, REALTOR® AE Magazine (March 5, 2014)
- Report and Conclusions of the Joint Work Group on Cooperation Issues, National Association of Realtors® (September 24, 2013)
- Minutes of the NAR Multiple Listing Issues and Policies Committee (November 9, 2013)
- Minutes of the NAR Professional Standards Committee (November 9, 2013)
- "The Pressing Issue of Pocket Listings," California Association of Realtors® webinar (April 24, 2013)
The National Association of Realtors®, "The Voice for Real Estate," is America's largest trade association, representing 1 million members involved in all aspects of the residential and commercial real estate industries.