GMAR MLS Overview and Information

Maintain access to products that you rely on to complete essential business tasks ...and more!

GMAR members have access to a platform that is fully customizable to their needs and easy to navigate, and, with GMAR’s members, this platform will be the most widely used in Michigan.  

For only $99 per quarter, you gain access to all of these great features!

GMAR is excited to offer our members the choice for transaction management. Choose from Transaction Desk/Authentisign, Zipforms, or dotLoop, whichever best suits your needs.

Flexibility and Freedom with your MLS

The Flexmls® Platform gives real estate professionals flexibility, innovation, and reliable performance. 

Searches, adding/editing listings, contact management and email subscriptions to clients, a client portal and so much more will be available through the Flexmls system. The Flex platform is known for its ease of use and customizable features so you can set it up for what best suits your needs.

Flexmls is the current MLS provider for 12 MLSs throughout Michigan or roughly 1/3 of the Realtors in the State.

Cloud-based applications for real estate professionals who want to manage their transactions online.  Contracts, document and file management, electronic signatures, and overall transaction management. Use the new TransactionDesk App to communicate and share documents, forms, and information with your clients using your iPad® or iPhone® anywhere, anytime.

Brokerage tools allow companies to manage all transaction files online, and work interactively with their staff and their agents to receive, review, and approve forms and transaction files.  The system helps brokerages mitigate risk through online checklists, robust reporting, and automatically created audit trails.

Maximize efficiency, streamline workflows, and reduce risk. Powered with the latest functionality and features designed to keep industry professionals at the center of every transaction. 
  *Zipform Agent edition included at no cost for subscribers, additional fees will be incurred for Zipform Broker Edition

A complete real estate transaction management solution that brings people and software together to save time and create a delightful customer experience. Includes document management, eSignatures, easy sharing, a robust mobile app, secure storage, and back office/CRM integrations.
  *Additional fees will be incurred for the dotloop Broker version

Realtors Property Resource (RPR) is a painless way to share property and market data with your clients.  Provide local data and trends showing what's really happening in any local market. Beautiful RPR reports give your clients a complete and accurate picture for any real estate situation.  Mobile app (iOS and Android) also available.

Homesnap is now Homes Pro, powered by the same real-time data used by REALTORS®. Snap a photo of any home to reveal hidden details, including home value estimates, interior photos, beds, baths, taxes, lot boundaries, related schools, school ratings, and much more.

Showingtime is one of the most widely used products in the real estate industry.  A responsive experience that revolutionizes the way showings are scheduled. Allows agents to quickly schedule showings directly from the MLS, receive monthly reports on market activity and trends, schedule and confirm showings, view and manage feedback from buyer's agents, and more.

RentSpree is a premier rental application and screening suite that provides easy-to-use digital tools that simplify and add immediate value to working with rentals. Easily send and collect lease applications and receive comprehensive screening reports in minutes.
 

Cloud CMA helps you build better Comparative Market Analysis reports and interactive presentations that win more listings.  Optimized for smart devices - choose from digital or print presentations.

InfoSparks is an easy-to-use interface that converts market statistics into visually pleasing graphs in just seconds!  Users can customize reports for various metrics and define the variables that are important to your clients.

Realist is a public-record database that allows you to quickly research properties and listings, assess market conditions and trends, value homes, and create custom reports.

ListTrac provides online activity reporting for real estate brokers and agents offering unbiased, actionable marketing intelligence in one place to help guide listing campaigns. Brokers, agents, and MLS executives can keep a pulse on the performance of their listings with metrics including listing views, leads, shares, and favorites captured from major portals, broker sites, and MLS systems while keeping sellers informed with a weekly report showing how their listing is performing online.

GMAR MLS is provided for only $99.00 per quarter, with no additional office fees charged to brokers!

The billing schedule is as follows:

Participant and Subscriber quarterly fees will be billed on the first day of each month, due on the thirtieth day of same month. Late fees will be assessed on the first day of the following month, providing a 10-day grace period. All unpaid Participant and Subscriber accounts will be suspended from the MLS on the eleventh day.

New members must complete the online application prior to access to the MLS being provided. Fees for new members will be prorated based on the time of application. If joining day 1-15 of the month, the full amount will be billed at the time of application. Alternatively, if joining days 15 through the end of the month, they will be charged one-half of the monthly fees at time of application, plus the additional fees for the remaining months in the current quarter.

This is a separate billing from your GMAR Realtor member dues (which also include dues for Michigan Realtors and National Association of Realtors).

Members will need to login to the GMAR Member Portal to ensure their payment is made prior to the dates indicated above to avoid interruption of services.

We are here when you need us!

GMAR MLS offers expanded support hours!  

Monday - Friday 8:30 a.m. - 7:00 p.m.
Saturday and Sunday  10:00 a.m. - 4:00 p.m.

Call us at (248) 478-1700, press 3 for MLS support

Email:  Support@GMARonline.com

Online Chat also available, click here

Our GMAR MLS support page also provides numerous videos, tips, and tricks, as well as contact information for each of our vendors - so you are always in the know with who to contact should you need assistance.

Please click here for the full list of training courses.

Licensed vs Unlicensed Assistants

Fair Housing Guidelines and Advertising

Important MLS Rules and Regulations

• All listings must be entered into the MLS within 48 hours after all necessary signatures of seller(s) have been obtained.
• Clear Cooperation:  Within one day of marketing a property to the public, the listing broker must submit the listing to the MLS for cooperation with other MLS participants.
• If a seller refuses to permit the listing to be disseminated by the MLS, a certification form must be signed by the seller.
• Any listing changes (price or otherwise) shall be made only when authorized by the seller in writing and filed with the MLS within 24 hours (excluding weekends, holidays)
• Sellers DO NOT have the right to withdraw a listing from the MLS without the brokers permission.
• At least one photograph is required for all listings.
• Postponing Showings:  When a property is listed in ACTIVE status in the MLS and cannot be shown due to unusual circumstances or repairs, the date that showings resume must be published in the AGENT REMARKS field of the listing and may also be published in the SYNDICATION REMARKS field of the listing. The maximum time to postpone property showings is two (2) calendar days.
• A listing shall not be advertised by any participant other than the listing broker without the prior consent of the listing broker.
• MLS participants and subscribers must not represent that their brokerage services to a client or customer are free or available at no cost to their clients, unless the participant or subscriber will receive no financial compensation from any source for those services.

To view the entire Rules and Regulations, please click here:  GMAR MLS Rules and Regulations

NAR Clear Cooperation Policy

Within one day of marketing a property to the public, the listing broker must submit the listing to the MLS for cooperation with other MLS participants.

Follow the link below for important information regarding the NAR Clear Cooperation Policy as well as answers to frequently asked questions.

NAR Clear Cooperation Policy

Michigan Licensing and Regulatory Affairs (LARA) Advertising Rules

LARA Advertising Rules

Status Definitions

COMING SOON:   A fully executed listing agreement is held for the property, but the property will not be on the market for at most seven (7) calendar days. No showings, open houses, or broker tours of the property is allowed by anyone, including the listing agent.

ACTIVE:  The property is on the market and no purchase agreement has been accepted. The property is available for all showings, open houses, and broker tours.

ACTIVE – CONTINGENT: A Status of “Active – Contingent” indicates the property is under contract.  An offer to purchase was made by a Buyer and accepted by the Seller contains contingencies or issues that must be resolved before the sale can be finalized.  The purchase contract may have provisions allowing the Seller under specific conditions to void the original contract and accept a different purchase contract.  Showings of the property as allowed by the purchase contract are desired.

ACTIVE BACKUP: A Status of "Active - Back Up" indicates the property is under contract. An offer to purchase was made by a Buyer and accepted by the Seller.  The Seller is considering Back up offers while the status remains "Active-Backup".

PENDING:  A purchase agreement has been accepted, with or without contingencies, and the seller no longer wishes the property to be shown.

CANCELLED (UNCONDITIONALLY WITHDRAWN):  The listing agreement has been terminated, and the property is no longer on the market for sale. If a property is withdrawn and relisted by the same agent, a fully executed cancellation agreement and new listing agreement must be available to send to staff immediately upon request.  Only brokers have the ability to change status to Cancelled.

WITHDRAWN (CONDITIONALLY WITHDRAWN):  A fully executed listing agreement is held for the property, but the property is not being marketed for sale at this time.  A listing may stay in WITHDRAWN status for as long as the listing agreement remains in effect.

EXPIRED:  The time frame of the listing agreement has expired, and the property is no longer on the market for sale.

SOLD:  The sale of the property has closed, and the property is no longer on the market for sale.

Status Changes, including final closing of sales and sales prices, shall be reported to the MLS by the listing broker within 48 hours after they occurred.

SentriLock Electronic Lockboxes Now Available!

Learn more about SentriLock lockboxes, now available completely free for all GMAR members! This page provides various resources and videos as well as contact information and troubleshooting.

Office Admin and Personal Assistant Application

Listing Release Form

Listing Change Sheet

Exempt Listing Office Exclusive

Canceled (Unconditional Withdraw) Form

Email us at Support@GMARonline.com and we can provide your login credentials.

No, there is no need to leave your existing Association.  MLS Only options are available.

Yes!  Training is available!  Whether you prefer online webinars, instructor-led virtual training or in-person formats, numerous options will be available in all formats to best fit your needs. Check out the Calendar for full details and information on upcoming classes.

We have negotiated with three vendors so you can choose which option works best for you/your brokerage.  Choose from Transaction Desk with Authentisign; Zipforms; or dotLoop. 

It is important to note that only Transaction Desk will provide a broker edition as part of the membership package, however if a brokerage chooses to utilize Zipforms or dotLoop, broker access is available for an additional fee through the individual vendor to have the ability to be a “superuser” and login to access the individual documents for all agents within the office.

Yes!  Sentrilock Electronic Lockboxes will still be available for use at no added cost to Realtors®.  Learn more here.

Yes!  GMAR members will have exclusive access to the entire GMAR forms library.  Alternatively, if your brokerage offers customized forms specific to your firm, those will be available as well through Transaction Desk*.  If you prefer to use one of the other options (Zipforms/dotLoop) additional fees will apply to the brokerage to upload customized forms.

*If your brokerage provides custom forms, those forms may be sent through GMAR to have mapped and uploaded for your office to use via Transaction Desk.  The initial library update is afforded at no cost to members through December 2024.  Additional form changes/requests after the initial upload will be provided at a discounted rate of $25 per page to offices through December 2024.  After that, any documents to be uploaded will incur a charge of $50 per page, that will be paid directly to LoneWolf.

Click on any of these video links to learn more, right now, at your convenience.

Flexmls Quick Search

Flexmls Subscriptions, Portals and Contact Management

CMA's in Flexmls

Add and Change Listings in Flexmls

Flexmls Pro Mobile App

Local broker marketplaces create the largest, most efficient and convenient markets that ensure equity, transparency and market-driven pricing for home buyers and sellers.

Learn more by visiting the NAR Competition.realtor site today!

GMAR has created a “one-stop” resource for members to get the latest information from NAR, Michigan Realtors as well as GMAR.  Here you can find the latest news, as well as links to various sources:  https://gmaronline.com/member-resources-regarding-nar-settlement

On Tuesday, August 13, 2024, Compensation fields were removed from Flexmls.  Please note that when these fields are removed, all historical data as well as it pertains to the commission/compensation fields. These fields will be removed from all listing types.

Additionally, offers of compensation are prohibited in the MLS anywhere, this includes Remarks, links directly to a website that includes an offer of compensation, etc.  This also includes third-party products accessed through the MLS, such as Showingtime.  

Listing brokers MAY advertise offers of cooperative compensation off the MLS.  This may include, but not limited to sign riders, broker websites, flyers, social media posts, etc.

GMAR MLS Seller Concession Field Update

While previously stated that GMAR MLS would be adding Seller Concession fields to our platform, we have recently learned that numerous MLS’s across the country who had previously launched, or planned to launch those fields, have determined that suppressing the decision until a later date is the best option forward at this point.

Therefore, the leadership at GMAR and MichRIC have determined that we WILL NOT be adding the pre-sale concession fields to our MLS at this time.
 

GMAR has revised several of the forms in our library, which can be found by logging into the various platforms. 

Effective August 13, 2024, offers of compensation shall not be included in the MLS nor shall the MLS be used in any way to facilitate offers of compensation. 

If found in violation, GMAR MLS participants and subscribers will be fined the following: 

1st Offense:  $500.00 fine* 
2nd Offense:  $1,000 fine 
3rd Offense:  $5,000 fine, and suspension for 30-days from the GMAR MLS 

*During the first 90-days of implementation of this rule, the fine for the 1st offense may be waived if the violation is corrected in the first 24-hours. 

Should the violation not be resolved within 24-hours of notice provided by GMAR MLS to Participant and/or Subscriber, GMAR MLS staff will remove/resolve the violation and fines will be doubled. 

The following words and symbols are prohibited in both the Public and Private Remarks:

"Compensation", "Commission", "Percent(age)", "%", "Co-op", "Cooperative" and "buyers agent" (used together). 

Should the word concessions be used, listing brokers must provide detail to specify what the concession is for, such as:  FHA/VA Concessions, Concessions for improvements/repairs, etc.

*The offering of seller concessions cannot be limited to or conditional upon its use as a cooperative or buyer brokerage fee, and Seller concessions offered via the MLS are not binding until they are established and agreed to in an executed purchase agreement.

Will I still enter concessions when closing the listing?

Yes, this field will remain available when closing the listing and should continue to be used to communicate if concessions were paid by the seller at closing.  This information benefits all subscribers when creating valuations or when creating CMA’s to be able to compare accurate pricing information. 

More on Seller Concessions

In buyer and seller negotiations in real estate, real estate agents work to identify the best solutions for their client throughout the transaction. One strategy when navigating these complicated waters is seller concessions—payments made by a seller to offset certain costs or fees generally associated with buying a home. Understanding seller concessions may be essential to successfully closing deals for your clients.  

Do Seller Concessions Benefit the Buyer or the Seller?

Seller concessions can benefit the buyer and the seller. For buyers, they can help reduce the upfront costs associated with purchasing a home. This means buyers with limited cash reserves may be able to afford a more expensive home thanks to seller concessions.

For sellers, concessions can make their property more attractive to potential buyers by reducing the money the buyer needs to bring to the closing table. This may lead to a faster or more streamlined sale.

What Costs Do Seller Concessions Cover?

Seller concessions may cover a range of costs associated with buying a home. The specific fees that seller concessions cover will depend on the agreement between the buyer and the seller. Some of the most common costs or conventional seller concessions may include:

• Appraisal fees
• Title search fees
• Loan origination fees
• Inspection fees
• Homeowner association fees
• Real estate taxes

Seller Concessions and Loan Types

Seller concession limits are not uniform—they depend on the buyer's mortgage loan. Some common types of loans and their associated seller concession limits:

• Conventional Loans: 
  Seller concession limits for conventional loans typically range from 3% to 6% of the home's purchase price. However, the limit varies based on factors such as the buyer's down payment and the loan-to-value ratio.
• FHA Loans: 
  The Federal Housing Administration (FHA) allows seller concessions of up to 6% of the home's purchase price or the appraised value—whichever is lower.
• VA Loans: 
  The Department of Veterans Affairs (VA) typically allows seller concessions of up to 4% of the home's purchase price.
• USDA Loans: 
  The United States Department of Agriculture (USDA) loan program permits seller concessions of up to 6% of the home's purchase price.

Buyers and real estate agents must be aware of the specific limits associated with the chosen loan type, as exceeding these limits may impact the transaction's viability.

Beginning August 13, 2024 (pursuant to GMAR MLS Rules and Regulations), an MLS Participant “working with” a buyer will be required to enter into a written agreement with the buyer prior to touring a home, including both in-person and live virtual tours.

Additionally, the buyer agreements must contain the following:

• Specify and conspicuously disclose the amount or rate of any compensation the MLS Participant will receive from any source or how this amount will be determined;
• The amount of compensation must be objectively ascertainable and may not be open-ended (e.g., “buyer broker compensation shall be whatever amount the seller is offering to the buyer”);
• Include a statement that MLS Participants may not receive compensation from any source that exceeds the amount or rate agreed to with the buyer;
• Disclose in conspicuous language that broker commissions are not set by law and are fully negotiable.

View NAR’s Additional Information on Written Buyer Agreements

How Does This Impact Pending Listings 

Pending listings that receive an accepted offer on or before August 13, 2024, will still have the full effect of any unilateral offer of cooperative compensation made in the MLS that will still be arbitrable under the procuring cause standard.

How Does This Impact Current Listings 

New disclosures will need to be made to all existing sellers for which there is a valid listing agreement if that disclosure has not already been made.

These disclosures are:

• Disclose to prospective sellers that broker compensation is not set by law and is fully negotiable;
• Disclose in writing to sellers and obtain the seller’s authority for any payments or offer of payment that the listing Participant or seller will make to another broker

Active listing or buyer agreements, meaning there is no accepted offer, entered into before the MLS policy changes go into effect on August 13, 2024, must be amended to include a conspicuous disclosure that compensation is not set by law and is fully negotiable.

• Active agreements can either be amended or a separate disclosure can be provided to satisfy the requirement. 
   
• If the listing agreement instructs the listing broker to make an offer of compensation without reference to an MLS, no change to the listing agreement is needed, as the listing broker can comply with that instruction without violating the MLS policy change.
   
• But if the listing agreement specifies that offers of compensation be made on an MLS then the listing broker should work with the seller to amend the listing agreement before the MLS policy change is implemented, to make it clear the listing broker will not make an offer of compensation on an MLS and to determine whether the seller instructs the listing broker to make an offer of compensation outside of an MLS. 

Can buyers and buyer brokers rely on an offer of compensation that was on an MLS prior to the effective date of the MLS policy changes?

• If the sales contract is executed before the MLS policy change, the buyer broker should be able to rely upon the offer of compensation even if closing occurs after the date of the policy change.
   
• But if a sales contract is not executed before the date the participant’s MLS implements the policy changes, the offer on an MLS will not be valid and buyers and buyer brokers may wish to protect themselves in writing with the listing broker or seller through a broker agreement or by including the offer of compensation in the sales contract.
   

A REALTOR® or MLS Participant acting for a seller must obtain prior approval from the seller before an offer of compensation is made or compensation is paid to another broker, agent, or other representative acting for a buyer.

• The practice changes require that a REALTOR® or MLS Participant acting for sellers to conspicuously disclose to sellers and obtain seller approval for any payment or offer of payment that a listing broker will make to another broker, agent, or other representative acting for buyers.
   
• The disclosure must be made to the seller in writing in advance of any payment or agreement to pay another broker, agent, or other representative acting for buyers and must specify the amount or rate of such payment.