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There’s a high-stakes battle unfolding in the world of real estate, and while much of it is happening behind closed doors, its impact may soon hit the wallets of real estate investors nationwide.
This week, the National Association of Realtors® (NAR) convened in Washington, D.C., to discuss what might seem like an obscure policy—commingling of Multiple Listing Service (MLS) and non-MLS listings. But make no mistake: It’s a pivotal shift with major implications for how properties are marketed, discovered, and sold.
At the center of the debate is the future of the MLS and the industry’s evolving interpretation of who controls access to listing data, who gets visibility, and what it will cost investors to resell their properties in a transparent, open market.
Let’s break down why this matters, who the key players are, and what the ripple effects could be for those building wealth through real estate.
NAR’s Quiet Pivot on Commingling
For years, NAR’s no-commingling rule restricted brokers and portals like Zillow from displaying MLS-sourced listings alongside those from non-MLS sources—like for-sale-by-owner (FSBO) listings—on a single search page. That meant toggling between views, limiting side-by-side comparisons, and, ultimately, preserving the dominance of MLS-affiliated brokers.
But on Tuesday, June 3, NAR’s Multiple Listing Issues and Policies Committee voted—without public discussion—to rescind the rule, and NAR’s Executive Committee approved that change the next day. This means brokers and portals could display FSBO and MLS listings together with no toggles or segmentation.
Why now? NAR is facing mounting scrutiny from the U.S. Department of Justice (DOJ) after recent antitrust lawsuits, including one filed by now-defunct brokerage REX, which challenged the no-commingling policy. Although NAR and Zillow won that case, the tide is turning, and the trade group appears to be preemptively shedding optional rules that are increasingly seen as anti-competitive.
Zillow’s Play: Scratch My Back, I’ll Scratch Yours?
The timing is no coincidence. Zillow, which relies heavily on MLS data to populate its portal, has long opposed exclusive listing practices and defended NAR’s Clear Cooperation Policy (CCP), which requires listings to hit the MLS within one business day of public marketing. This rule helps Zillow maintain its vast listing database.
Starting June 30, Zillow will begin banning listings that are publicly marketed but not submitted to the MLS, calling them noncompliant. This includes properties featured on a brokerage’s site or social media but withheld from the MLS.
The company’s new standards apply even if local MLSes allow more flexible policies, meaning Zillow is asserting national power over how agents and brokers list homes. In essence, if you’re not in the MLS, you’re not on Zillow.
So why would Zillow—defender of the CCP—be celebrating the end of the no-commingling rule? Because it opens the door for Zillow to host FSBO listings and MLS listings side by side without a separate search toggle, giving the portal even more control over the home search experience.
It’s hard not to view this as a strategic trade-off. NAR drops an old rule Zillow hated. Zillow doubles down on CCP, a rule NAR needs to survive in the post-lawsuit era. The mutual benefit is clear.
Compass, Privacy, and the FSBO Push
While Zillow and NAR team up to tighten control over listing access, Compass is pushing in the opposite direction.
Compass, which posted a 28.7% YoY jump in Q1 revenue and remains the largest brokerage in the U.S. by sales volume, is doubling down on private and “office exclusive” listings. Their pitch? Sellers should have more say in how and where their homes are marketed, especially in the age of data privacy and hyperlocal targeting.
Compass argues that listing portals like Zillow are restricting consumer choice by banning listings not fed through the MLS. They point to homeowners’ rights to privacy and control—and claim that steering is worse now than before NAR’s commission lawsuit settlements.
Why should investors care? Because Compass’ approach has the potential to further fragment the market, making it harder for investors to evaluate deals, reach buyers, and know if their property is being seen by all potential buyers when it’s time to sell.
As more brokerages assert listing control, and as MLSes become more fractured, it could mean fewer eyes on your investment property—unless you pay extra for premium placement or marketing tools.
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Homes.com Enters the Fray
Zillow isn’t the only portal making waves. CoStar Group’s Homes.com has seized the opportunity to differentiate by launching “Boost”—a free marketing tool for listings banned by Zillow or Redfin.
Homes.com CEO Andy Florance calls Zillow’s listing standards “a pure power play,” and argues that banning listings because they’re not on the MLS punishes agents and homeowners for not complying with portal-driven economics.
With Boost, agents can pay $260 to have their listings featured at the top of search results, receive Matterport tours, and gain ad retargeting across major websites like ESPN and The New York Times.
This battle of the portals—Zillow vs. CoStar vs. Redfin—only adds more complexity to the real estate ecosystem. And for investors, it raises a new question: Will selling a property tomorrow require not just a good location and solid ROI, but also a listing strategy tailored to the politics of each portal?
Bottom Line for Investors
Behind the policy acronyms and platform feuds lies a simple truth: Marketing a property is no longer just about price and presentation. It’s about data access, listing control, and platform alignment.
The Clear Cooperation Policy is the backbone of today’s MLS structure—and NAR needs it to survive in the post-commission lawsuit world. But if brokers like Compass and portals like Homes.com continue to gain traction with off-MLS listings, the very definition of a “cooperative” real estate market may be up for grabs.
Commissions are one of the biggest costs in any property sale. The more fragmented the listing landscape becomes, the harder it is to ensure maximum exposure without relying on MLS-fed portals. And with listing compliance becoming more rigid, there are added risks of being blacklisted on major platforms—impacting time on market and resale value.
For investors, this isn’t just drama among tech companies and trade associations—it’s about dollars and exit strategies.
Final Thoughts
Whether the MLS transforms or splinters, one thing is certain: Real estate investors must stay informed, agile, and strategic. The era of “list it and forget it” is gone. Today, navigating the listing battlefield is as important as analyzing the deal itself.
James P. Schlimmer is SVP, Real Estate Growth Officer, at Equity Trust Company, a leading self-directed IRA custodian.
Equity Trust Company is a directed custodian and does not provide tax, legal, or investment advice. Any information communicated by Equity Trust is for educational purposes only, and should not be construed as tax, legal, or investment advice. Whenever making an investment decision, please consult with your tax attorney or financial professional.
BiggerPockets/PassivePockets is not affiliated in any way with Equity Trust Company or any of Equity’s family of companies. Opinions or ideas expressed by BiggerPockets/PassivePockets are not necessarily those of Equity Trust Company, nor do they reflect their views or endorsement. The information provided by Equity Trust Company is for educational purposes only. Equity Trust Company, and their affiliates, representatives, and officers do not provide legal or tax advice. Investing involves risk, including possible loss of principal. Please consult your tax and legal advisors before making investment decisions. Equity Trust and Bigger Pockets/Passive Pockets may receive referral fees for any services performed as a result of being referred opportunities.
James Schlimmer
SVP, Real Estate Growth Officer
Equity Trust Company
James P. Schlimmer is recognized as an innovator and trailblazer in the real estate and title industry, with over 12 y…Read More
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