MLS Status Changes: When to Update Your Listing

Accurate MLS status updates keep buyers informed, protect you from fines, and prevent mixed signals across portals. Here’s a simple, FSBO-friendly guide to when and how to switch between Coming Soon, Active, Contingent, Pending, Back on Market, Withdrawn, and Closed.

✅ Why Timely Status Changes Matter

  • Compliance: most MLSs require updates within 24–48 hours of a change in showing availability or contract status.
  • Buyer trust: correct status prevents wasted showings and frustrated agents.
  • Syndication: portals (Realtor.com, Zillow, etc.) reflect your MLS status—bad data lingers if you delay.
  • Fines & ethics: late/incorrect updates can trigger MLS notices or fines.

📊 Core MLS Statuses & Typical Triggers

  • Coming Soon → Active: switch on the planned go-active date before any showings begin. See Coming Soon rules.
  • Active → Contingent: update when offer is accepted with open contingencies (inspection, appraisal, financing). Learn Contingent.
  • Contingent → Pending: switch when major contingencies are cleared/waived and you’re moving to close. See Pending.
  • Active/Contingent/Pending → Back on Market (BOM): use if a deal falls through; add clear, non-diagnostic remarks (avoid fair-housing issues).
  • Active/Contingent/Pending → Withdrawn/Temporarily Off Market: use if you’re pausing showings without ending the listing agreement.
  • Pending → Closed: change after recording & funding; verify final price/terms match closing statement.

Status names vary by MLS. Brokerless aligns your listing with local definitions.

⏱ How Fast Do You Need to Update?

  • Offer Accepted: update to Contingent (or Pending) within your MLS window—commonly 24–48 hours.
  • Showings Pause/Resume: switch to the appropriate temporary status the same or next business day.
  • Deal Falls Through: move to Back on Market promptly so portals refresh and buyers re-engage.
  • Closed: mark Closed after recording; enter accurate sale data to keep comps clean.

🧾 Update More Than the Status

  • Remarks: reflect current availability (e.g., “Accepting backups”). Avoid medical, familial, or protected-class language.
  • Showing instructions: lockbox, notice, blackout dates—keep accurate to prevent no-shows.
  • Dates & disclosures: contingency dates, addenda, HOA/condo notes, occupancy terms.
  • Media & docs: add inspection summaries, floor plans, and updates as allowed by your MLS.

📍 FSBO Workflow for Clean Transitions

  1. Log the trigger: accepted offer, contingency removal, or cancellation in writing.
  2. Notify Brokerless: send status request + docs (offer, addenda) so we update within the MLS window.
  3. Confirm syndication: portals may lag a few hours—refresh later and verify.
  4. Keep escrow/title in sync: status should reflect reality of access, deposits, and closing timeline. See Escrow and Earnest Money.

🚩 Common Mistakes That Cause Issues

  • Showing before Active while in Coming Soon status.
  • Leaving Active after acceptance (agents keep calling; MLS may flag the listing).
  • Using the wrong remarks (diagnosing buyers, steering, or non-compliant phrases).
  • Delaying Back on Market updates—portals don’t know to re-surface your listing.
Need help switching statuses fast and clean?
📋 View Flat Fee MLS Plans

❓ MLS Status Change FAQs

How fast do I need to update after accepting an offer?

Most MLSs require an update within 24–48 hours. Switch to Contingent or Pending based on your contract and local rules.

Can I allow showings while in Coming Soon?

Typically no. Showings begin only after you change the status to Active on your go-live date.

What should remarks say when a deal falls through?

Use neutral language (e.g., “Back on Market due to buyer change of plans”). Avoid protected-class or diagnostic statements.