For Agents Only. The IDX

I hope that by now most of you know what and IDX is. And if you don’t have one, if you are running a website, I strongly suggest that you get one.

For those of you just starting out, or who are still marketing the “old” way, this an excerpt explaining IDX from my local MLS rules:

“Use of Active Listing Information on Internet (Also known as Internet Data Exchange (“IDX”)). “Internet Data Exchange” is a means by which each Participant subscribing to the program (IDX) permits the limited electronic display of Participant’s listings appearing in Internet Data Exchange Database on each Participant’s IDX Internet websites and on applications for mobile devices that said participating Broker Participants and R.E. Subscribers control. The “Internet Data Exchange Database” is the current aggregate compilation of all On-Market listings information as defined in Section 10.1, Pending and Sold/Leased listings of all Internet Data Exchange Participants except those listings where the property seller has opted out of Internet publication by so indicating on the listing contract. Sold/Leased listings may be displayed for a period of one (1) year follow the Sold/Leased date of the subjec tlisting. The intent of IDX is to allow Participants that represent real estate sellers or buyers (or both) to permit other such Participants to advertise their listings on their public web sites. IDX is not available to any other Participants.

Consent. The Listing Brokers’ consent for such Internet display is presumed, in satisfaction of Rule 12.8, unless a Listing Broker affirmatively notifies the MLS that the Listing Broker refuses to permit display on either a blanket or on a listing-by listing basis. Listing Brokers that refuse to permit other MLSParticipants or Subscribers to display their listing information on a blanket basis may not display MLS listing information of other Brokers’ listings. Even where Listing Brokers have given blanket authority for other Broker Participants and R.E. Subscribers to partake in IDX display of their listings, such consent may be withdrawn on a listing-by-listing basis where the seller has prohibited all Internet display.

Listing Credit. All IDX listing displays shall identify the name of the listing firm and the name of the listing agent in a manner designed to easily identify such listing firm or agent.

Pretty clear, right? Wrong.

The number if calls I get in a week from agents confronting me about “advertising” their listings on my website without their permission, and sometimes about not giving them the credit, is becoming overwhelming, and accentuates the fact that the level of education for realtors needs to be raised. It is not my job provide that education, so hopefully this will suffice as it relates to IDX:

  1. If you or your seller do not want your listings syndicated to Zillow, Trulia, IDX providers, etc. then have your seller indicate that on the contract and check the box on the MLS which authorizes it. There is no upside to this since your listing’s exposure will be limited.
  2. Understand what you are looking at when you find your listing on another agent’s website. It should be glaringly obvious that they did not personally build that listing page and that it is a feed from somewhere. I would think this information at the bottom of the listing should be a good clue:”The information being provided by CARETS is for the visitor’s personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by CARETS, CLAW, CRISNet MLS, i-Tech MLS and/or VCRDS and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Any property information referenced on this web site comes from the Internet Data Exchange (IDX) program of CARETS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. The accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.Based on information from California Regional Multiple Listing Service, Inc. as of 6/12/15 8:40 AM PDT. This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.This IDX solution is (c) Diverse Solutions 2015.”
  3. Read the listing. Credit is given to you and your brokerage as the listing entity. It is a requirement as indicated in bold above.
  4. Finally, if you are representing buyers, understand that once the listing is sold it will still be shown to the public as such for a year afterwards. This will prevent them from being surprised to see the home still listed on long after they have moved in.

I for one would appreciate not being confronted on a regular basis for practicing 21st Century real estate.  Thank you.


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