MLS DATA
The Multiple Listing Service is a complex database of listings entered directly by Real Estate professionals and acts as a trading platform to buy and sell Real Estate properties. When a property is on the market for sale, it is added to the database and tracked through the sales transaction cycle – for example, when an offer is accepted by the seller and the property closes escrow, this is known as a ‘status change’ in the MLS system.
All this information provides a real-time database for real estate professionals to know precisely when a property is available for sale at any given moment and precisely when a property sells and for what price. Interestingly, the MLS is the very source that provides the listing feeds to Participant Broker sites and other distribution channels like HomeSnap, Zillow Group and Realtor.com so they have accurate Real Estate listings.

DATA FEED OPTIONS

SmartMLS,Inc. provides MLS Datafeeds to brokerage offices and for companies offering products and services that help our subscribers in their business. Here are some data options available to you as a Participant/Subscriber to SmartMLS, Inc.

IDX FEED

Broker/Participant who provides a consumer facing website to market their agents’ listings and attract consumers to use their services.

IDX data service allows for the display of on market listing inventory such as listings that are in the Active or Show status.

IDX data service also allows for the display of Sold information up to 36 months after closing date.

This data service provides most property details and contains all listIngs from brokers that are opted into the IDX Program

This data service is a public facing access with no login required. Allows for general statistics and AVMs on the available data. 

IDX Feed Available Fields

VOW FEED

Broker/Participant who provides a client facing website to further enhance the broker-client relationship for their agents

This type of data service allows for the display of on market listing inventory such as listings that are in the Active or Show status.

VOW data service also allows for the display of Sold information up to 36 months after closing date.

This data service provides most property details excluding data that is confidential for example expiration dates and commission information. The VOW data option contains all listings with no consideration of IDX opt out.

VOW data service requires a login and has strict requirements for demonstrating broker-client relationship. 

VOW Feed Available Fields

FULL DATA FEED

Broker/Participant or vendor providing a real estate service tool such as back office system.

This type of vendor builds agent facing products or services.

This data service provides access to all data of all property types, all property statues and all property details. Vendor products are restricted to SOLD listing information back 36 months.

This data package offers all historical listings.

This data service requires login with strict requirements

Full Data Feed Available Fields

MATRIX IFRAME

My Matrix IDX Configuration

You can use the built-in IDX functionality in Matrix to add MLS search and listing display functionality to your personal website.

To begin, go to the My Matrix tab and click Settings:

From the Settings page, go down to the bottom and click IDX Configuration.

Create and Manage your IDX Pages:

The IDX Configuration page allows you to either set up IDX pages for searching all CMLS IDX listings from

within your personal website, or display your own On Market listings on your website.

  1. Enter the name of the IDX page you want to create.
  2. The Form Selection area allows you to choose the type of search you are creating- you can either choose to link to your own listings (My Listings) or all participating MLS listings (Map Search).
  3. The Search Form allows you to choose the display users will view the search results in. If you are working with a My Listings search, you will have additional options in this section that allow you to set the default display that search results will appear in.
  4. If you have selected a Map Search, the Map Area section allows you to configure the map area that shows on the search.
  5. In the Activation section, make sure to put a dot in from of IDX Enabled if you want to activate the search. If it is not enabled, it will not work on your website.
  6. HTML is the code that is generated for your search- it will populate with a URL once you have filled out all sections on the IDX Configuration page and clicked Save. This is ‘iframe’ handled code, which means it is intended to be displayed as an independent frame within your webpage. Your webmaster needs to use this URL to create a frameable link for your website.
  7. The Referring Page field will automatically populate once you have actually used the HTML link to frame the search into your own website. You are not able to type anything into this field.
  8. Click the Preview tab in the upper right to see what your search screen will look like.
  9. The Other Options section is enabled when you are working with a My Listings search.
  10. Remember to click the Save button when you’re done to save your changes.

When naming your IDX pages, it is a good idea to be as descriptive as possible, but also to choose a name that you will remember. When you want to pull up an IDX page that you have created, simply start typing the name of it in the Name field and anything that matches what you have typed will come up and allow you to view or modify it.

You can create multiple IDX pages for different purposes (residential search, open house search, etc.). If you are creating multiple IDX pages, Matrix will generate a unique URL for each one.

The Other Options section, which is only accessible when you are working with a My Listings page (not with a Map Search), allows you to control some of the color layout and button styles for your IDX page.

You can use the buttons at the right side of each field to open up the Color Picker, which allows you to change the color of the page background, header background, or header font.

Use the circle on the outside ring to determine the color you want to use. Use the circle within the triangle to determine the shade of the color.

As you drag the circles around the ring and triangle, you will see the corresponding hexadecimal color values populate with the field.

Once you have selected the desired color, click the Done button to close the Color Picker window.

If you already know the hexadecimal value of the color you want to use, you can simply enter it into the appropriate field (rather than using the Color Picker).

 

There is a Preview tab at the top right corner of the page that allows you to see what the IDX page will look like before you actually integrate it into your website.

If you have made any Style changes (in the Other Options section) to your IDX page, you will need to save it first before the preview will display any updates.

 

*** Pro Tip: if you are using the Preview tab and need to get back to the Settings screen, make sure to use the Settings tab in the upper right (next to Preview) and not the Back to Settings button in the bottom left. The Back to Settings button will actually close you out of the IDX Configuration screen completely and bring you back to the My Matrix> Settings menu. If you do this, you may lose any

unsaved work***

Important information for Brokers.

Are you looking to setup your own website which incorporates a search or any other MLS type elements. If so, here are some important questions to ask your potential vendor.

What are the set up costs for a web site?
Most web site designers will want some type of up-front fee to create your web site. Find out exactly what steps the designer will take during these initial stages.

What is included in the up-front fees? Find out if the package you are considering includes the complete design of a custom web site, or if it only includes certain “template” elements. Find out how much control you have over things like the graphic design of your site, the color scheme, etc.

Can I integrate IDX / RETS information to my existing web site? You may already have a web site and a web site designer and you may just want to incorporate the IDX / RETS piece into that existing site. If you want to keep your existing designer, have him/her contact other designers who have IDX / RETS experience and help you select one who is best for you.

What are the maintenance costs and how frequently are they due? Most web site designers will charge you a monthly or quarterly maintenance fee. You should find out what you are receiving for this fee.

Is a hosting fee included, or is it payable separately? Once a designer creates your site, it will have to be “hosted” on a computer connected to the Internet. Your designer may include the cost of hosting in the maintenance fees. Or you may have to make separate arrangements for hosting. If the designer will host your site, ask for the web address of another site they host. Visit this site and evaluate the performance as it relates to search speed and display returns.

Does the maintenance fee include periodic changes to your site? You will want to change information on your site, things like firm special events, salesperson of the month, etc. Find out how many such changes are included in any maintenance fee, and how much additional changes will cost.

Does the maintenance fee include access to statistics about who is visiting your web site and when? Critical to any marketing plan involving the Internet is an understanding of who is visiting your web site and from where they are being referred. There are software packages available that will track activity on your web site and provide important answers to these questions. Will your web site designer provide this information to you? Is the cost included in your maintenance?

What is the cost for additional work and features? If you see something on another site your designer has created, he/she should be able to tell you how much it would cost to add it to your own site. Do not assume that a feature will appear on your site just because it appears on another site your designer created for another broker. The contract you write with the designer should list all the features you want and indicate their price.

Discuss changes you will probably have to make. Find out how much they will cost:

Change an agent name
Add a link
Add a banner
Add a web page
Will the vendor display all photos on each listing, or just the main photo?

Will you own the domain name? If you are paying the designer to register your domain name, it’s important that the designer commit to registering it in your name.

Does the Broker own the site content? You will want to be able to take your web site design with you if you choose another designer down the road. Seek provisions in your contract that will guarantee this. Note: this is probably only applicable to “custom” site content. If you buy a “template” package, the web site vendor will not relinquish any rights in the template or the search interface to you).

Who is the designer/vendor? Is it a corporation, sole proprietor, LLC? Who will deliver on the promises the salesperson makes if that salesperson leaves?

What is vendor’s experience web-based databases, real estate web sites, etc., and with whom have they worked? If they have built other broker web sites, visit them.

How soon after you sign a contract will your web site be up? It is important to clarify all parties’ expectations here.

What is RETS?

The Real Estate Transaction Standard (RETS) is a technology used to exchange standardized real estate data between all of the various types of software systems that handle real estate information. RETS is not a program, nor is it a language. It is a framework that can be adopted by any computer system to receive data from the Multiple Listing Service (MLS).   The RETS protocol has served the real estate industry for 20 years. Millions (if not Billions) of real estate transactions have used this protocol and to that end it has served the industry well.

All access to RETS requires a RETS login and password issued by SMARTMLS once fully executed agreements have been submitted to SmartMLS. The SMARTMLS RETS Systems are resources shared by real estate professionals and RETS users. The primary function of the SMARTMLS MLS RETS System is to provide current data to real estate professionals in a timely manner and the function of RETS is to provide MLS data to both MLS users and third parties. SMARTMLS monitors RETS data traffic in order to keep a close eye on system performance slow downs not only for RETS, but possibly within the MLS system resulting in a poor experience for both real estate agents and RETS users.

SMARTMLS would prefer not to impose limits on RETS users, either on the amount of data or when data can be accessed; however, if it is determined that a RETS user is consistently running either large downloads or has improper/inefficient RETS queries, we reserve the right to impose limits either on when the queries are allowed to run, or how much data can be downloaded within a certain time. To ensure the experience is optimal for all users, SMARTMLS requests all RETS users refrain from running large downloads between 8 am and 6 pm on Monday through Friday. During these hours, please run incremental searches. Large or full downloads can be run after 6 pm and before 8 am

GENERAL INFORMATION:
SMARTMLS would prefer not to impose limits on RETS users, either on the amount of data or when data can be accessed; however, if it is determined that a RETS user is consistently running either large downloads or has improper/inefficient RETS queries, we reserve the right to impose limits either on when the queries are allowed to run, or how much data can be downloaded within a certain time. To ensure the experience is optimal for all users, SMARTMLS requests all RETS users refrain from running large downloads between 8 am and 6 pm on Monday through Friday.  During these hours, please run incremental searches. Large or full downloads can be run after 6 pm and before 8 am


RETS URL
:
The URL for the SmartMLS RETS Servers is: https://rets.smartmls.mlsmatrix.com/rets/login.ashx

Viewing SMARTMLS Rets Metadata:
There are several ways to view the Rets Metadata. One method is by going to this URL once you have logged in: https://rets.smartmls.mlsmatrix.com/rets/action.ashx



SmartMLS Matrix has one Class called Cross Property, which contains eight property types

Linking Classes
The MATRIX_UNIQUE_ID in the Cross Property class links to the Listing_MUI in the Rooms and Units Classes.
The MATRIX_UNIQUE_ID in the Cross Property class links to the TABLE_MUI in the Media Class.

Media and RETS
RETS accesses the media server on the SMARTMLS system. Media added to the MLS system is immediately available
* Every listing has an MLS Number and MATRIX_UNIQUE_ID in the Cross Property Class. The MATRIX_UNIQUE_ID in each Property Class links to the TABLE_MUI in the Media class.
* The MATRIX_UNIQUE_ID in the Cross Property Class does not link to the MATRIX_UNIQUE_ID in the Rooms, Units, Media, or Open House Classes.
* You can download media from the media servers using “GETOBJECT.”
* Downloading photos in RETS is done through the GETOBJECT request. Here is an example of the GETOBJECT request to get an image for a property. It is the code to retrieve an actual photo for MLS Number 9143317 (MATRIX_UNIQUE_ID = 1418036) in the SMARTMLS database:  https://rets.smartmls.mlsmatrix.com/rets/GetObject.ashx?Type=Photo&Resource=Property&ID=1418036:0
* The ID portion of the parameters has two parts. ID=1418036:01418036 is the MATRIX_UNIQUE_ID of the listing, our primary key, as noted in the METADATA-RESOURCE. It is not the MLS number.

The “:0” of the ID means to get the primary picture. A “:1” will get you the first picture, which is the primary picture, so in effect :0 and :1 are equivalent. “:2” will give you the second picture. If you use a “:*” you will receive a multipart response which contains all of the images for that property.

Media Basic Facts:
* There is no request in RETS to ask for ALL of the images.
* There is a field called PHOTOCOUNT in the listing table that indicates the number of photos for that particular listing.
* The field PHOTOMODIFICATIONTIMESTAMP contains a modification timestamp for the photos for a listing. If any new pictures are added, removed or replaced the listing’s PHOTOMODIFICATIONTIMESTAMP would be changed as well as the MATRIXMODIFIEDDT.
* You can pull photo updates for listings using a similar method for pulling listing updates, but instead of using MATRIXMODIFIEDDT you can use PHOTOMODIFICATIONTIMESTAMP. When listings have a newer PHOTOMODIFICATIONTIMESTAMP, you need to download the photos for those listings. Alternatively, you could use a different method whereby when you download updates for a listing, you can compare the old PHOTOMODIFICATIONTIMESTAMP with the new one. If they differ, re-download the photos for that listing. This method works because the MATRIXMODIFIEDDT is updated at the same time as the PHOTOMODIFICATIONTIMESTAMP.

Keeping Data/Website Current
* The oldest data available through SMARTMLS RETS is MatrixModifiedDT greater than or equal to 1/1/2014. If you are downloading data in support of a website, your initial download should be for
* MATRIXMODIFIEDDT > 12/31/2014 for Listing, Rooms, Units, and Media
* Status includes ‘A’, ‘ACO’, ‘AKO’, and ‘AOC’,
* Subsequent downloads would be for all statuses changing the MATRIXMODIFIEDDT as applicable.
* If you are a broker downloading data in support of a back-office product, you will more than likely be downloading all statuses. SMARTMLS strongly recommends using MATRIXMODIFIEDDT to divide the initial download into multiple passes. Failure to download the full database in increments may cause degradation in system performance. You may also find you cannot download the full database with a single download.

Recommendation for downloading large amounts of data
The following is an efficient and effective method to download large amounts of data:
* Take note of the time that you started this process – it will be used later.
* Use a query of (MATRIX_UNIQUE_ID= 0+)&Limit=20000
* Retrieve all those listings
* Find the highest MATRIX_UNIQUE_ID from those listings
* Create a new query with (MATRIX_UNIQUE_ID =<HighestID from step 4>+)&Limit=20000
* Repeat from step 3 until you receive all listings.
* Start the general download of listings using the MATRIXMODIFIEDDT equal to the date you got in step 1. This makes sure to get any changes you may have missed while getting the entire set of listings. This process works because all of our output is ordered by the primary key, the MATRIX_UNIQUE_ID field.

Keeping your database up to date
There are instances where listings are removed from the MLS Database. To keep your databases in synch with the SMARTMLS MLS Database, be sure to refresh the listings on a regular interval. A process similar to this can be run nightly:
* Perform a RETS search like this (MATRIX_UNIQUE_ID =0+)&Select=MATRIX_UNIQUE_ID, STATUS
* This should return a list of all of the MATRIX_UNIQUE_ID’s in the MLS Database.
* Compare this list to your current database. If you have a listing that is not in the list that you have downloaded, then you need to remove it. If there is a MATRIX_UNIQUE_ID in the list that you do not have you need to download it.
* This method will be much faster and more bandwidth friendly than simply refreshing the entire listing set every night.

Important Date Fields

Verify your credentials and connection
To verify you can connect to the RETS Server and download data, paste this URL into your browser:
https://rets.smartmls.mlsmatrix.com/rets/login.ashx   Press Enter and enter the RETS credentials you were assigned. SMARTMLS RETS credentials are case sensitive.

Then, paste this URL into your browser and press enter:
https://rets.smartmls.mlsmatrix.com/rets/search.ashx?CLASS=Listing&searchtype=Property&querytype=DMQL2&Query=(MATRIX_UNIQUE_ID=0%2B)&StandardNames=0&Format=COMPACT-DECODED&Limit=10&select=MATRIX_UNIQUE_ID,MATRIXMODIFIEDDT  If the screen returns something like this:

<?xml version=”1.0″?>
-<RETS ReplyText=”Operation Success.” ReplyCode=”0″>
<DELIMITER value=”09″/>
<COLUMNS> MATRIX_UNIQUE_ID MATRIXMODIFIEDDT </COLUMNS>
<DATA> 1000000 2014-03-27T16:30:17.690 </DATA>
<DATA> 1000001 2014-03-27T16:30:17.690 </DATA>
<DATA> 1000002 2014-03-27T16:45:20.513 </DATA>
<DATA> 1000003 2011-03-08T09:32:02.000 </DATA>
<DATA> 1000004 2014-02-06T22:35:53.330 </DATA>
<DATA> 1000005 2014-02-06T22:35:53.330 </DATA>
<DATA> 1000006 2014-02-06T22:35:53.330 </DATA>
<DATA> 1000007 2014-02-06T22:35:53.330 </DATA>
<DATA> 1000008 2014-02-06T22:35:53.330 </DATA>
<DATA> 1000009 2014-02-06T22:35:53.330 </DATA>
<MAXROWS/>
</RETS>

Then your credentials are working and you can connect to SMARTMLS RETS and download data. If you are having a problem downloading RETS data through your client, then the problem is probably with your RETS Client. You will have to contact Technical support for your particular client for assistance.   After viewing this page, please logout of RETS by pasting this into your browser   https://rets.smartmls.mlsmatrix.com/rets/logout  and press Enter.

* The Listing, Rooms, Units, Agents, Office and OpenHouse classes contain the MATRIXMODIFIEDDT field which is a date and time the record was last changed.
* In the Media Class, the MODIFIED field performs the same function.
* For new listings, this timestamp is when the listing was added to MLS. It changes when media is added, edited, or modified.
* When the data in the Rooms and Units classes changes, it also changes the MATRIXMODIFIEDDT in the Listing Class.
* The MODIFIED field on the MEDIA class is updated when the media is added or modified (it is not updated when any media is deleted). When media is added, edited, or modified, it changes the MATRIXMODIFIEDDT field on the property classes. The PHOTOMODIFIECATIONTIMESTAMP field in the property classes is updated whenever media is added or modified.
* Every night at midnight, an automated process changes the status of listings according to their expiration date. If you are accessing the data around this time, you may wish to wait until 20 or 30 minutes after midnight to download data.
* SMARTMLS recommends using the SELECT parameter in RETS, it allows you to select specific fields you may wish to download. See the RETS 1.8 Specification for information on this parameter. If you use a SELECT statement in your query, the addition of a new field into MLS and RETS will not break your processes. If you do not use the SELECT parameter, RETS will return all fields, but a change to MLS and RETS could cause your processes to fail.
* SMARTMLS maintains a set of ‘test’ MLS Listings used for troubleshooting and demonstration purposes. These are not valid listings and do not always contain valid information. Some of the data in these listings can cause your RETS download to fail or will not easily integrate into various databases. These listings are in ‘MLSAREAMAJOR =1001’. Setting the MLSAREAMAJOR parameter to filter on MLSAREAMAJOR between 1 and 1000 will avoid SMARTMLS Test listings.
* Listings in the MLSAREAMAJOR=1000 are outside the United States. Every time a new city is added to the system you will get a prompt that the City field has changed in the metadata.

Below are the choices on this page that will provide you with useful information:
• GetMetadata System XML Compact
• GetMetadata Resource XML Compact
• GetMetadata ForeignKeys XML Compact
• GetMetadata Class XML Compact
• GetMetadata Table XML Compact
• Get MetaData Lookups XML Compact
• Get MetaData LookupValues XML Compact
• Get MetaData Object XML Compact

Article 12 – Internet Data Exchange (IDX)


Section 12 IDX Defined
IDX affords MLS participants the ability to authorize limited electronic display of their listings by other participants.

Section 12.1 Authorization
Participants’ consent for display of their listings by other participants pursuant to these rules and regulations is presumed unless a participant affirmatively notifies the MLS that the participant refuses to permit display (either on a blanket or on a listing-by-listing basis). If a participant refuses on a blanket basis to permit the display of that participant’s listings, that participant may not download, frame, or display the aggregated MLS data of other participants. Even where participants have given blanket authority for other participants to display their listings on IDX sites, such consent may be withdrawn on a listing-by-listing basis where the seller has prohibited all Internet display.

Section 12.2 Participation
Participation in IDX is available to all MLS participants who are REALTORS® who are engaged in real estate brokerage and who consent to display of their listings by other participants.

Section 12.2.1
Notification to MLS Participants must notify the MLS of their intention to display IDX information and must give the policies.

Section 12.2.10 No Modification of Other Participants’ Listings
Participants shall not modify or manipulate information relating to other participants’ listings.   MLS Participants may augment their IDX display of MLS data with applicable property information from other sources to appear on the same webpage or display, clearly separated by the data supplied by the MLS. The source(s) of the information must be clearly identified in the immediate proximity to such data. This requirement does not restrict the format of MLS data display or display of fewer than all of the available listings or fewer authorized fields.

Section 12.2.2 Scraping
MLS participants may not use IDX-provided listings for any purpose other than display as provided for in these rules. This does not require participants to prevent indexing of IDX listings by recognized search engines.

Section 12.2.3 Right of Seller to Withhold Address From Display
Listings, including property addresses, can be included in IDX displays except where a seller has directed their listing broker to withhold their listing of the listing’s property address from all public display on the Internet (including, but not limited to, publicly accessible websites or VOWs).

Section 12.2.4 Right of Participant to Display
Participants may select the listings they choose to display on their IDX sites based only on objective criteria including, but not limited to, factors such as geography, list price, type of property, cooperative compensation offered by listing brokers, type of listing (e.g. Exclusive Right to Sell or Exclusive Agency) or the level of service being provided by the listing firm. Selection of listings displayed on any IDX site must be independently made by each Participant.

Section 12.2.5 Refresh Data
In accordance with Connecticut Real Estate Commission rules and regulations, Participants and Subscribers must refresh all MLS data at least once every 12 hours.

Section 12.2.6 No Distribution
Except as provided in the IDX policy and these rules, an IDX site or a participant or user operating an IDX site or displaying IDX information as otherwise permitted may not distribute, provide, or make any portion of the MLS database available to any person or entity.

Section 12.2.7 Clear Identification of Firm
Any IDX display controlled by a participant must clearly identify the name of the brokerage firm under which they operate in a readily visible color and typeface. For purposes of the IDX policy and these rules, “control” means the ability to add, delete, modify, and update information as required by the IDX policy and MLS rules.

Section 12.2.8
Any IDX display controlled by a participant or subscriber that
a. allows third-parties to write comments or reviews about particular listings or displays a hyperlink to such comments or reviews in immediate conjunction with particular listings, or
b. displays an automated estimate of the market value of the listing (or hyperlink to such estimate) in immediate conjunction with the listing,

either or both of those features shall be disabled or discontinued for the seller’s listings at the request of the seller. The listing broker or agent shall communicate to the MLS that the seller has elected to have one or both of these features disabled or discontinued on all displays controlled by participants. Except for the foregoing and subject to Section 12.2.9, a participant’s IDX display may communicate the participant’s professional judgment concerning any listing. Nothing shall prevent an IDX display from notifying its customers that a particular feature has been disabled at the request of the seller.

Section 12.2.9
Participants shall maintain a means (e.g., email address, telephone number) to receive comments about the accuracy of any data or information that is added by or on behalf of the participant beyond that supplied by the MLS and that relates to a specific property. Participants shall correct or remove any false data or information relating to a specific property upon receipt of a communication from the listing broker or listing agent for the property explaining why the data or information is false. However, participants shall not be obligated to remove or correct any data or information that simply reflects good faith opinion, advice, or professional judgment.

Section 12.3 Display
Participants, and those persons affiliated as licensees with such Participants, shall be permitted to display the MLS Compilation to prospective purchasers or lessees only in conjunction with their ordinary business activities of attempting to locate ready, willing, and able buyers or lessees for the properties described in said MLS Compilation and to prospective sellers or lessors in conjunction with their ordinary business activities of attempting to list properties for sale or lease.

Any display of listing information, including pending information and sold information, whether by the listing firm or by other Participants or their affiliated licensees, must include the name of the listing firm except where the information is used to prepare appraisals and other valuations of real property. In any display of listing information,  other Participants and their affiliated licensees may not alter the online display or any informational part of the listing without the written permission of the listing firm. The following fields of information are considered confidential and shall not be displayed to a buyer, whether client or customer: showing instructions,  buyer/broker commission fields, listing agent name and ID, contact phone numbers (office phone, other phone, fax phone), listing type.

Section 12.3.1 Display Fields Designated by MLS
Listings displayed pursuant to IDX shall contain only those fields of data designated by the MLS.  Display of all other fields (as determined by the MLS) is prohibited. Confidential fields intended only for other MLS participants and users (e.g., cooperative compensation offers, showing instructions, property security information, etc.) may not be displayed.

Current list date, prior list date, and expiration dates are non-confidential fields, but are not authorized to be displayed in advertisements, including IDX display, of other Participant’s listings.

Price change information such as most recent increase or decrease in the price of current listings are non-confidential fields, but are not authorized to be displayed in advertisements, including IDX display, of other Participant’s listings.

Section 12.3.1.1 Co-Mingling of Data
An MLS Participant (or where permitted by the MLS, an MLS Subscriber) may co-mingle the listings of other brokers received in an IDX feed with listings available from other MLS IDX feeds, provided all such displays are consistent with the IDX rules, and the MLS Participant (or MLS Subscriber) holds participatory rights in those MLSs. As used in this policy, “co-mingling” means that consumers are able to execute a single property search of multiple IDX data feeds resulting in
the display of IDX information from each of the MLSs on a single search results page; and that Participants may display listings from each IDX feed on a single webpage or display.

Section 12.3.1.2
Listings obtained through IDX feeds from REALTOR Association MLSs where the MLS Participant holds participatory rights must be displayed separately from listings obtained from other sources. Listings obtained from other sources (e.g., from other MLSs, from non- participating brokers, etc.) must display the source from which each listing was obtained. Displays of minimal information (e.g. “thumbnails”, text messages, “tweets”, etc., of two hundred [200] characters or less) are exempt from this requirement but only when linked directly to a display that includes all required disclosures.

Note: An MLS Participant (or where permitted locally, an MLS Subscriber) may co-mingle the listings of other brokers received in an IDX feed with listings available from other MLS IDX feeds, provided all such displays are consistent with the IDX rules, and the MLS Participant (or MLS Subscriber) holds participatory rights in those MLSs. As used in this policy, “co-mingling” means that consumers are able to execute a single property search of multiple IDX data feeds resulting in the display of IDX information from each of the MLSs on a single search results page; and that Participants may display listings from each IDX feed on a single webpage or display.

Section 12.3.1.3 Display of “Sold” and Off Market Data
The MLS if requested by a participant, should promptly provide basic downloading of all active listings, sold* listing data starting from January 1, 2012, non-confidential pending sale listing data, and other listings authorized under applicable MLS rules. MLSs may not exclude any listings from the information which can be downloaded or displayed under IDX except those listings for which a seller has affirmatively directed that their listing or their property address not appear on
the Internet or other electronic forms of display or distribution.

Section 12.3.1.4 Non-Display of Listing Agreement Type The type of listing agreement (e.g., exclusive right to sell, exclusive agency, etc.) may not be displayed.

Section 12.3.2 Listing Firm Displayed
All listings displayed pursuant to IDX shall identify the listing firm in a reasonably prominent location and in a readily visible color and typeface not smaller than the median used in the display of listing data. Displays of minimal information (e.g., “thumbnails”, text messages, “tweets”, etc., of two hundred [200] characters or less) are exempt from this requirement but only when linked directly to a display that includes all required disclosures.

Section 12.3.3 Participant Consent
Non-principal brokers and sales licensees affiliated with IDX participants may display information available through IDX on their own Web sites subject to their participant’s consent and control and the requirements of state law and/or regulation.

Section 12.3.4 Identify Listing Agent
All listings displayed pursuant to IDX shall identify the listing agent.

Section 12.3.5 Participant’s Consent Required
Non-principal brokers and sales licensees affiliated with IDX participants may display information available through IDX on their own websites subject to their participant’s consent and control and the requirements of state law and/or regulation.

Section 12.3.6 MLS As Source
All listings displayed pursuant to IDX shall show the MLS as the source of the information.   Displays of minimal information (e.g., “thumbnails”, text messages, “tweets “of two hundred [200] characters or less, automated audio responses via Siri, Alexa, etc.,) are exempt from this requirement but only when linked directly to a display that includes all required disclosures.

Section 12.3.7 Non-Commercial Use
Participants (and their affiliated licensees, if applicable) shall indicate on their Web sites that IDX information is provided exclusively for consumers’ personal, non-commercial use, that it may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing, and that the data is deemed reliable but is not guaranteed accurate by the MLS. The MLS may, at its discretion, require use of other disclaimers as necessary to protect participants  and/or the MLS from liability. Displays of minimal information (e.g., “thumbnails”,text messages, “tweets”, etc., of two hundred [200] characters or less) are exempt from this requirement but only when linked directly to a display that includes all required disclosures.

Section 12.3.9 Reasonable Number of Listings
The data consumers can retrieve or download in response to an inquiry shall be determined by the MLS but in no instance, shall be limited to fewer than one hundred (100) listings or five percent (5%) of the listings available for IDX display, whichever is fewer.

Section 12.3.9 Right to Display
The right to display other participants’ listings pursuant to IDX shall be limited to a participant’s office(s)holding participatory rights in this MLS.

Section 12.3.10 Expired, Withdrawn, Pending
Display of expired, withdrawn, and pending listings is prohibited.

Section 12.3.11 Seller’s Name, Phone, Email
Display of seller’s(s’) and/or occupant’s(s’) name(s), phone number(s), and email address(es) is prohibited.

Section 12.3.12 Security
Participants are required to employ appropriate security protection such as firewalls on their websites provided that any security measures required may not be greater than those employed by the MLS.

Section 12.3.13 Audit Trail
Participants must maintain an audit trail of consumer activity on their website and make that information available to the MLS if the MLS believes the IDX site has caused or permitted a breach in the security of the data or a violation of MLS rules related to use by consumers.

Section 12.3.14 Deceptive Advertising
Deceptive or misleading advertising (including co-branding) on pages displaying IDX-provided listings is prohibited. For purposes of these rules, co-branding will be presumed not to be deceptive or misleading if the participant’s logo and contact information is larger than that of any third party.

Section 12.4 Service Fees and Charges
Service fees and charges for participation in IDX shall be as established annually by the Board of Directors.

Section 12.5 (a) Virtual Office Website

(“VOW”) is a Participant’s Internet website, or a feature of a Participant’s website, through which the Participant is capable of providing real estate brokerage services to consumers with whom the Participant has first established a broker-consumer relationship (as defined by state law) where the consumer has the opportunity to search MLS Listing Information, subject to the Participant’s oversight, supervision, and accountability. A non-principal broker or sales licensee

affiliated with a Participant may, with his or her Participant’s consent, operate a VOW. Any VOW of a non-principal broker or sales licensee is subject to the Participant’s oversight, supervision, and accountability.

(b) As used in Section 12 of these Rules, the term “Participant” includes a Participant’s affiliated non-principal brokers and sales licensees – except when the term is used in the phrases “Participant’s consent” and “Participant’s oversight, supervision, and accountability”. References to “VOW” and “VOWs” include all VOWs, whether operated by a Participant, by a non-principal broker or sales licensee, or by an Affiliated VOW Partner (“AVP”) on behalf of a Participant.

(c) “Affiliated VOW Partner” (“AVP”) refers to an entity or person designated by a Participant to operate a VOW on behalf of the Participant, subject to the Participant’s supervision, accountability and compliance with the VOW Policy. No AVP has independent participation rights in the MLS by virtue of its right to receive information on behalf of a Participant. No AVP has the right to use MLS Listing Information except in connection with operation of a VOW on behalf of one or more Participants. Access by an AVP to MLS Listing Information is derivative of the rights of the Participant on whose behalf the AVP operates a VOW.

(d) As used in Section 12 of these Rules, the term “MLS Listing Information” refers to active listing information and sold data provided by Participants to the MLS and aggregated and distributed by the MLS to Participants.

Section 12.51:

(a) The right of a Participant’s VOW to display MLS Listing Information is limited to that supplied by the MLS(s) in which the Participant has participatory rights. However, a Participant with offices participating in different MLSs may operate a master website with links to the VOWs of the other offices.

(b) Subject to the provisions of the VOW Policy and these Rules, a Participant’s VOW, including any VOW operated on behalf of a Participant by an AVP, may provide other features, information, or functions, e.g. Internet Data Exchange (“IDX”).

(c) Except as otherwise provided in the VOW Policy or in these Rules, a Participant need not obtain separate permission from other MLS Participants whose listings will be displayed on the Participant’s VOW.

Section 12.52:

(a) Before permitting any consumer to search for or retrieve any MLS Listing Information on his or her VOW, the Participant must take each of the following steps:

(i) The Participant must first establish with that consumer a lawful broker-consumer relationship (as defined by state law), including completion of all actions required by state law in connection with providing real estate brokerage services to clients and customers (hereinafter “Registrants”). Such actions shall include, but are not limited to, satisfying all applicable agency, non-agency, and other disclosure obligations, and execution of any required agreements.

(ii)The Participant must obtain the name of, and a valid email address for, each Registrant.The Participant must send an email to the address provided by the Registrant confirmingthat the Registrant has agreed to the Terms of Use (described in subsection

(d)below). The Participant must verify that the email address provided by the Registrantis valid and that the Registrant has agreed to the Terms of Use.

(iii)The Participant must require each Registrant to have a user name and a password, thecombination of which is different from those of all other Registrants on the VOW. TheParticipant may, at his or her option, supply the user name and password or may allow theRegistrant to establish its user name and password. The Participant must also assure thatany email address is associated with only one user name and password.

(b)The Participant must assure that each Registrant’s password expires on a date certain but mayprovide for renewal of the password. The Participant must at all times maintain a record of thename, email address, user name, and current password of each Registrant. The Participant mustkeep such records for not less than 180 days after the expiration of the validity of the Registrant’spassword.

(c)If the MLS has reason to believe that a Participant’s VOW has caused or permitted a breachin the security of MLS Listing Information or a violation of MLS rules, the Participant shall, uponrequest of the MLS, provide the name, email address, user name, and current password, of anyRegistrant suspected of involvement in the breach or violation. The Participant shall also, ifrequested by the MLS, provide an audit trail of activity by any such Registrant.

(d)The Participant shall require each Registrant to review, and affirmatively to expressagreement (by mouse click or otherwise) to, a “Terms of Use” provision that provides at least thefollowing:

That the Registrant acknowledges entering into a lawful consumer-broker relationship with theParticipant;

ii.That all information obtained by the Registrant from the VOW is intended only for theRegistrant’s personal, non-commercial use;

iii.That the Registrant has a bona fide interest in the purchase, sale, or lease of real estate of thetype being offered through the VOW;

iv.That the Registrant will not copy, redistribute, or retransmit any of the information providedexcept in connection with the Registrant’s consideration of the purchase or sale of an individualproperty;

v.That the Registrant acknowledges the MLS’s ownership of, and the validity of the MLS’scopyright in, the MLS database.

(e)The Terms of Use Agreement may not impose a financial obligation on the Registrant orcreate any representation agreement between the Registrant and the Participant. Any agreemententered into at any time between the Participant and Registrant imposing a financial obligation onthe Registrant or creating representation of the Registrant by the Participant must be establishedseparately from the Terms of Use, must be prominently labeled as such, and may not be acceptedsolely by mouse click.

(f) The Terms of Use Agreement shall also expressly authorize the MLS, and other MLS Participants or their duly authorized representatives, to access the VOW for the purposes of verifying compliance with MLS rules and monitoring display of Participants’ listings by the VOW. The Agreement may also include such other provisions as may be agreed to between the Participant and the Registrant.

Section 12.6: A Participant’s VOW must prominently display an e-mail address, telephone number, or specific identification of another mode of communication (e.g., live chat) by which a consumer can contact the Participant to ask questions, or get more information, about any property displayed on the VOW. The Participant, or a non-principal broker or sales licensee licensed with the Participant, must be willing and able to respond knowledgeably to inquiries from Registrants about properties within the market area served by that Participant and displayed on the VOW.

Section 12.7: Participant’s VOW must employ reasonable efforts to monitor for, and prevent, misappropriation, “scraping”, and other unauthorized use of MLS Listing Information. A Participant’s VOW shall utilize appropriate security protection such as firewalls as long as this requirement does not impose security obligations greater than those employed concurrently by the MLS.

Section 12.8: Seller Opt-Out:

(a) A Participant’s VOW shall not display listings or property addresses of any seller who has affirmatively directed the listing broker to withhold the seller’s listing or property address from display on the Internet. The listing broker shall communicate to the MLS that the seller has elected not to permit display of the listing or property address on the Internet. Notwithstanding the foregoing, a Participant who operates a VOW may provide to consumers via other delivery mechanisms, such as email, fax, or otherwise, the listings of sellers who have determined not to have the listing for their property displayed on the Internet.

(b) A Participant who lists a property for a seller who has elected not to have the property listing or the property address displayed on the Internet shall cause the seller to execute a document that includes the following (or a substantially similar) provision:

(c) The Participant shall retain such forms for at least seven years from the termination date of the listing.

———————————————————————————————————————
Seller Opt-Out Form

1. Please check either Option a or Option b

a. I have advised my broker or sales agent that I do not want the listed property to be displayed on the Internet.

OR

b. I have advised my broker or sales agent that I do not want the address of the listed property to be displayed on the Internet.

2. I understand and acknowledge that, if I have selected option a, consumers who conduct searches for listings on the Internet will not see information about the listed property in response to their search.
Initials of seller
———————————————————————————————————————
Section 12.9:

(a) Subject to subsection (b), a Participant’s VOW may allow third-parties (i) to write comments or reviews about particular listings or display a hyperlink to such comments or reviews in immediate conjunction with particular listings, or (ii) display an automated estimate of the market value of the listing (or hyperlink to such estimate) in immediate conjunction with the listing
(b) Notwithstanding the foregoing, at the request of a seller the Participant shall disable or discontinue either or both of those features described in subsection (a) as to any listing of the seller. The listing broker or agent shall communicate to the MLS that the seller has elected to have one or both of these features disabled or discontinued on all Participants’ websites. Subject to the foregoing and to

Section 12.10, a Participant’s VOW may communicate the Participant’s professional judgment concerning any listing. A Participant’s VOW may notify its customers that a particular feature has been disabled “at the request of the seller.”

Section 12.10: A Participant’s VOW shall maintain a means (e.g., e-mail address, telephone number) to receive comments from the listing broker about the accuracy of any information that is added by or on behalf of the Participant beyond that supplied by the MLS and that relates to a specific property displayed on the VOW. The Participant shall correct or remove any false information relating to a specific property within 48 hours following receipt of a communication from the listing broker explaining why the data or information is false. The Participant shall not, however, be obligated to correct or remove any data or information that simply reflects good faith opinion, advice, or professional judgment.

Section 12.11: A Participant shall cause the MLS Listing Information available on its VOW to be refreshed at least once every 12 hours.

Section 12.12: Except as provided in these rules, the NATIONAL ASSOCIATION OF REALTORS® VOW Policy, or any other applicable MLS rules or policies, no Participant shall distribute, provide, or make accessible any portion of the MLS Listing Information to any person or entity.

Section 12.13: A Participant’s VOW must display the Participant’s privacy policy informing Registrants of all of the ways in which information that they provide may be used.

Section 12.14: A Participant’s VOW may exclude listings from display based only on objective criteria, including, but not limited to, factors such as geography, list price, type of property, cooperative compensation offered by listing broker, and whether the listing broker is a REALTOR®.

Section 12.15: A Participant who intends to operate a VOW to display MLS Listing Information must notify the MLS of its intention to establish a VOW and must make the VOW readily accessible to the MLS and to all MLS Participants for purposes of verifying compliance with these Rules, the VOW Policy, and any other applicable MLS rules or policies.

Section 12.16: A Participant may operate more than one VOW himself or herself or through an AVP. A Participant who operates his or her own VOW may contract with an AVP to have the AVP operate other VOWs on his or her behalf. However, any VOW operated on behalf of a Participant by an AVP is subject to the supervision and accountability of the Participant.

Section 12.18: A Participant shall not change the content of any MLS Listing Information that is displayed on a VOW from the content as it is provided in the MLS. The Participant may, however, augment MLS Listing Information with additional information not otherwise prohibited by these Rules or by other applicable MLS rules or policies as long as the source of such other information is clearly identified. This rule does not restrict the format of display of MLS Listing Information on VOWs or the display on VOWs of fewer than all of the listings or fewer than all of the authorized information fields

Section 12.19: A Participant’s VOW may include other appropriate disclaimers necessary to protect the Participant and/or the MLS from liability and shall include such disclaimers as the MLS directs to protect the MLS from liability.

Section 12.20: A Participant shall cause any listing that is displayed on his or her VOW to identify the name of the listing firm and the listing broker or agent in a readily visible color, in a reasonably prominent location, and in typeface not smaller than the median typeface used in the display of listing data.

Section 12.21: A Participant shall limit the number of listings that a Registrant may view, retrieve, or download to not more than 2000 current listings and not more than 2000 sold listings in response to any inquiry.

Section 12.22: A Participant shall require that Registrants’ passwords be reconfirmed or changed every 90 days.

Section 12.23: A Participant may display advertising and the identification of other entities (“co-branding”) on any VOW the Participant operates or that is operated on his or her behalf. However, a Participant may not display on any such VOW deceptive or misleading advertising or co-branding. For purposes of this Section, co-branding will be presumed not to be deceptive or misleading if the Participant’s logo and contact information (or that of at least one Participant, in the case of a VOW established and operated on behalf of more than one Participant) is displayed in immediate conjunction with that of every other party, and the logo and contact information of all Participants displayed on the VOW is as large as the logo of the AVP and larger than that of any third party.

Section 12.24: A Participant shall cause any listing displayed on his or her VOW that is obtained from other sources, including from another MLS or from a broker not participating in the MLS, to identify the source of the listing.

Section 12.26: Participants and the AVPs operating VOWs on their behalf must execute the license agreement required by the MLS.

Section 12.27: Where a seller affirmatively directs their listing broker to withhold either the seller’s listing or the address of the seller’s listing from display on the Internet, a copy of the seller’s affirmative direction shall be provided at the request of the MLS.

(11.03.08)
Article 13 – Use of Data and Information in Advertising
Section 13.1 Use Of Data And Information In Advertising.

Use of information from the MLS compilation of current listing information, from the Service’s Statistical Report, or from any “sold” or “comparable” report of the Service for public mass- media advertising by an MLS Participant or in other public representations may not be prohibited.

However, any print or non-print forms of advertising or other forms of public representations based in whole or in part on information supplied by the Service must clearly demonstrate the period of time over which such claims are based and must include the following, or substantially similar, notice:

“Based on information provided to and compiled by the Smart MLS, Inc. covering the period [Insert Initial Date] through [Insert Final Date].”

The Service shall have no liability or responsibility for the truth or accuracy of any data or information contained in any advertising or other public representation made or sponsored by a Participant and/or by any of its affiliated Subscribers, and each of such Participant and its affiliated Subscribers hereby agrees to indemnify the Service and to hold the Service harmless from and against any liability, damage, cost and expense arising from or out of any such advertising or other public representation.

Section 13.2 Internet Display of Sold Data.

REALTOR® Participants with ownership and direct control of their website may display electronically MLS Sold Data information utilizing the following described applications:

(a) An application which provides active listing data, sales data, including propertyaddress, sale date, and price. This application may be utilized by REALTOR®Participants or their Subscribers by framing such information on Homesnap.com

Article 14 – Limitation on Use of Service Compilation

Section 14.1 Limitation on Use.

Notwithstanding anything otherwise set forth in this Article 14 or in Article 13 above, nothing contained in these Rules and Regulations is intended to grant, nor shall it be deemed to grant, to any Participant, Subscriber or other person any right to distribute, display or reproduce any Service Compilation in its entirety or in substantial part. All right, title and interest in and to any Service Compilation shall belong exclusively to the Service, as provided in Article 11 above, and the rights specifically granted in these Rules and Regulations to distribute, display, reproduce and use the data and information contained in any Service Compilation shall be construed strictly in accordance with their terms.

What is RESO?

Real Estate Standards Organization, or RESO, was incorporated in November 2011 as an independent, not-for-profit trade organization that was previously a section of the National Association of REALTORS®.

RESO actively develops, adopts and implements open and accepted data standards and processes across all real estate transactions. RESO provides an environment for the development and implementation of data standards and processes that facilitate software innovation, ensures portability, eliminates redundancies and obtains maximum efficiencies for all parties participating in real estate transactions.

RESO has more than 700 active members, including NAR, multiple-listing services, real estate associations, brokerages and industry technology providers.

Who can Make use of RESO standards

The primary players who help create and use RESO standards are the MLS, Brokers and Technology Partners to MLS/Brokers and the Real Estate Industry.

Why are standards important to the real estate industry?

Standards remove ambiguity and incompatibility across different computer systems within and outside organizations as well as between business partners resulting in more consistent and higher quality data among those that support those standards.   In short, standards make it easier for programmers to handle real estate information from many different entities as it forces consistency when exchanging data between different systems. Without RESO standards, programmers would spend more time dealing with many different types of systems, fixing more bugs and correcting erroneous data.

What are the concerns that drive the formation of the standards?

Creativity, efficiency, quality and cost control are the major factors that drive the formation of technology standards. RESO Standards also help level the playing field which enables smaller business entities to participate and compete with larger institutions.

How can I help increase adoption of the standards?

Joining and supporting RESO is always a good first step to help increase the adoption of real estate standards. All real estate entities should also ensure that their technology solutions utilize RESO standards when and where appropriate.

What current standards does RESO publish?

RESO currently publishes standard documents for the Web API, Data Dictionary, the Universal Prioperty ID and RETS 1x protocols (soon to be expired) . Details for all of these standards can be found under the “Resource” menu in reso.org.

What is the Data Dictionary?

The Data Dictionary serves as a guideline for a North American standard for the fields and lookups in Multiple Listing Service (MLS) databases. An MLS does not need to support every field or lookup in the Data Dictionary, but if it does have a given field in the Data Dictionary it should to support that data item as defined in the Data Dictionary.

How does the Data Dictionary get implemented for general consumption?

The MLS, broker and their vendor or technology partner must convert their local MLS Data (metadata) to be Data Dictionary compliant. Once the data dictionary is implemented within a MLS it will be available to the Broker and Technology communities.

What is metadata?

Metadata is data about data. It is descriptive information about a particular data set including how it is formatted, and when and by whom it was collected.

What is the Web API?

The goal of this standard is to provide a more open data approach using the widely-adopted RESTful (REpresentational State Transfer) technology in use by many industries today. RESO’s move toward a RESTful standard is to encourage and promote access to real estate information directly from web, mobile, social and other web based applications.

What is OData?

The Open Data Protocol (OData) is an application-level protocol for interacting with data via RESTful web services. The protocol supports the description of data models and the editing and querying of data according to those models. The RESO Web API uses OData as its underlying protocol which serves as a set of fundamental building blocks.

What OData version does RESO Support?

Compatible RESO OData Transport client and server applications MUST be implemented according to the OData V4 standard specification

How is Security handled in the RESO Web API?

Security (e.g Authentication and Authorization) is not explicitly addressed in the Web API specification. However, it is addressed in a partner document labeled RETS Web API Security. Please See the “RETS Web API Security” document located in RESO Web API

SmartMLS Disclaimer:
*MLS Disclaimer:  Copyright Smart MLS.  All rights reserved. Information is deemed reliable but not guaranteed.
*MLS Disclaimer:  Information deemed reliable but not guaranteed to be accurate.


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