30-Day Notice: Multiple Listing Options for Sellers

August 29th, 2025

This communication will serve as official notice to comply with the 30-day notification requirement to Participants of the Southwest Multiple Listing Service regarding changes to the SWMLS Rules & Regulations. These changes will become effective on Tuesday, September 30th, 2025.

In alignment with the National Association of REALTORS® policy update announced on March 25, 2025, Southwest MLS (SWMLS) is introducing Multiple Listing Options for Sellers. Following NAR’s decision to expand consumer choice, SWMLS has updated its rules to give sellers more control over how their property is marketed. Whether opting for broader visibility, delayed syndication, or Office Exclusive listing, sellers gain new flexibility while maintaining the transparency and cooperation that define the MLS system.

Brokers and sellers can now select from four pathways: Active, Coming Soon, Delayed IDX/Syndication, and Office Exclusive. These options are designed to align with a seller’s priorities, whether that means immediate and maximum exposure, building anticipation before showings, controlling the timing of online promotion, or maintaining full privacy.

View  the redline version of SWMLS Rules and Regulations

Download the PDF of these information sheets
(8.5x11 - print two-sided for front & back handout)

Additional details on these listing options will be shared in the weeks ahead.

Southwest MLS Rules and Regulations

Listing Status Definitions:

Active (A) – Available to be shown and sold now, check Showing Instructions and Remarks fields for showing and selling stipulations. Buyer sale contingency listings may be kept in Active status with LO/SO remarks stating that a Buyer salecontingency is in effect with a ____ hour contingency removal period.   Contingent sales must be put in Pending Status unless a Buyer Contingency Sale is in place. 

Coming Soon (CS) – Short-term status when preparing a property for active status. This status allows a property with a listing agreement in effect to be displayed within the MLS to Participants/Subscribers prior to being made Active. Status indicates that the Listing Broker and the Seller are preparing the property for Active status and is intended to notify other Participants/Subscriber of a property that will be made fully available to the public once preparations have been completed. Status may be used for up to fourteen (14) days prior to the listing being made Active by the Participant/Subscriber, and listing information entered in the MLS must meet all requirements of an Active listing, except for Photo Rules (Sections 1.20 and 1.20.1). If the listing is not made Active by the Participant/Subscriber within fourteen (14)) days, it will automatically be made Active by the system on day fifteen (15)). The property may not be relisted in this status until the listing has been Cancelled or Expired from the MLS for thirty (30) days. If a listing is being promoted, advertised or marketed as Coming Soon, the listing must be entered into the MLS within (1) one business day. Any promotion, advertising, or marketing of a listing in this status must be noted as ‘Coming Soon’, including a ‘Coming Soon’ rider on any signs. Any promotion, advertising or marketing of a property in this status, other than as ‘Coming Soon’, will disqualify the property from using this status. Listing may not be shown when using the Coming Soon Status. (Updated 08/23)

Coming Soon: A temporary status for listings under a valid agreement that are not yet ready for showings. Listings may remain in this status for up to 14 days and will convert to Active on day 15 if not updated by the Listing Broker. At least one photo is required. Showings, broker previews, and open houses are not permitted. Public marketing is allowed only if labeled "Coming Soon," including a “Coming Soon” rider on any public signs. In addition, listings must be entered into the MLS within one business day of any public promotion. Improper labeling or showings disqualify use of this status and may result in disciplinary action. Listings in Coming Soon may appear in IDX, syndication, and VOW feeds at the listing broker's discretion. A listing cannot return to Coming Soon until it has been Expired or Cancelled for at least 30 days.

Section 1.3 Exempted Listings

(Adopted If the Seller refuses to permit the listing to be disseminated by The Service, the Participant may then take the listing (Office Exclusive) and such listing shall be filed with the service but not disseinated to the Participants. Filing o fht elisting should be accompanied by certification signed by the Seller that he does not desire the listing to be disseminated by the service 08/24)

Multiple Listing Options for Sellers

Office Exclusive: Where the Seller has directed the listing broker (Participant) to not publicly market their property and to not disseminate it through the MLS to other MLS Participants and Subscribers, the Participant may then take the listing as an office exclusive exempt listing and such listing shall be filed with the MLS, subject to its local filing rules, but not disseminated to other MLS Participants and Subscribers.

Note: MLS Participants must distribute    Office Exclusive exempt listing through the MLS to other MLS Participants and Subscribers within (1) one business day once after the listing is has been publicly marketed. see Section 1.01 Clear Cooperation

Delayed IDX/Syndication (NAR’s Delayed Marketing): Where the seller has directed the listing broker to delay the public marketing of their property through IDX and syndication for an unlimited time period. A Delayed IDX/Syndication exempt listing shall be filed with the MLS, subject to its local filing rules, and disseminated to other MLS Participants and Subscribers. The listing broker shall not be precluded from marketing the Delayed IDX/Syndication listing in a matter consistent with the seller’s choice by written instruction.

SWMLS Listing Disclosure: The filing of all listings, including Active and Coming Soon, and exempt listings (Office Exclusive or Delayed IDX/Syndication) with the MLS must be pursuant to a certification, signed by the seller, obtained by the listing broker which includes:

  • disclosure about the professional relationship between the Participant and the seller;
  • acknowledgement that the seller understands the MLS benefits they are waiving or delaying with the exempt listing, such as broad and immediate exposure of their listing through the MLS; and
  • confirmation of the seller’s decision that their listing not be publicly marketed and disseminated by the MLS to other MLS Participants and Subscribers as an office exclusive listing or that their listing will not have immediate public marketing through IDX and Syndication as a Delayed IDX/Syndication listing.

Multiple Listing Options for Sellers requirements only apply to listing types that are subject to mandatory submission pursuant to the MLS local rules.