The National Association of Realtors (NAR) has introduced a policy that could quietly reshape how—and when—properties hit the market. Their Multiple Listing Options for Sellers policy expands flexibility for homeowners and agents to delay public marketing of listings.
But before you adjust your whole strategy, this is not a blanket national policy. Local associations and MLS boards can choose whether—and how—to implement it. Just because NAR allows delayed or limited exposure doesn’t mean it’s permitted in your specific market. Always defer to local MLS rules before assuming anything.
Still, for real estate investors and flippers, especially in markets where it is allowed, this shift is worth paying attention to. Here’s what it means, and how to adapt.
What Is the Policy?
The NAR’s updated policy allows for delayed marketing “exempt” listings, meaning sellers can list a property in the MLS but delay its public exposure or restrict how it’s shared (ex: no syndication to Zillow or Realtor.com). It gives sellers more control over timing, marketing, and privacy.
Why now? Because more homeowners aren’t in a rush to sell. With low interest rates locked in and little financial pressure (no job relocation, no distress sale), sellers are holding out, and that’s reshaping inventory visibility.
How This Impacts Fix & Flip Investors
For flippers, success is all about timing and insight. Now, you’ll need to look a little deeper and move a little smarter:
1. Hidden Inventory = Early Opportunities
Some of your competition (and opportunity) might not show up in your usual comp sets. “Coming Soon” and quiet listings require better local intel and agent relationships. Get in early, and you can negotiate while others are still waiting for a price drop alert.
2. Focus on Direct-to-Seller & Off-Market Strategy
With fewer listings visible on the open market, now’s the time to lean into your off-market game. Direct mail, SMS outreach, referrals – these channels give you access where others are waiting for MLS alerts that never come.
3. MLS Days on Market Can Be Misleading
A property might have quietly circulated for weeks before hitting the MLS as “Day 1.” Don’t let this skew your urgency reads; get boots-on-the-ground insights and track delayed listings to stay ahead.
What It Means for New Construction Investors
If you’re working on new construction projects, this policy can actually help you stand out if you market wisely:
1. Stay Visible While Others Wait
When resale sellers delay their listings, your new construction project becomes more visible to serious buyers. With fewer “new” homes popping up, a thoughtfully marketed build can shine brighter.
2. Pre-Marketing = Prime Positioning
MLS visibility alone isn’t enough anymore. Builders who invest in email campaigns, social media, agent networks, and buyer previews will build demand long before the property hits Zillow.
What Should Investors Do?
Adapt. This policy reflects a market where sellers are increasingly in control, and buyers (and investors) have to get creative.
Here’s how smart investors are responding:
- Double down on local agent relationships to hear about withheld or delayed listings early.
- Get more granular with your comp analysis: use tools like Privy or PropStream and include withdrawn or canceled listings.
- Build direct-to-seller pipelines: SMS, door-knocking, and mailers work when the MLS doesn’t.
- Time your new construction releases carefully, watching local inventory trends.
- Partner with experienced lenders who understand deal velocity and can close quickly when opportunity finally hits the market.
Work With the Right Lender
Investors who understand how to navigate this new policy will still find deals, still sell projects profitably, and still win in this evolving market.
At Dominion Financial Services, we’re here to help you stay ahead of the game, whether you’re flipping a rowhome or building new construction. With in-house underwriting, no appraisal requirements, and fast closings, we help you move with the market, not behind it.
