Chris, What does XX stand for? Looking over an MLS sheet there are all kinds of acronyms and other short hand descriptions. Things like CBS (Concrete Block Stucco) which has its origins in the tax data. These are some others you might see on the local MLS listing sheet:
Status: Indicates the availability or contract change of subject property:
ACT (Active): Indicates that the subject property is available for purchase.
BU (Back Up) : Indicate the property is under contract to another party but that contract is subject to contingencies such as financing or inspections and the Owner is willing to enter into a Back Up contract for the property subject to the cancellation of the primary contract.
CTG (Active Under Contract) : This Status identifies that the subject is under contract through agreement between buyer and seller but the
contract is contingent on some additional action (Sale of another property, Third Party approval, Inspections,
financing approval, etc)
PND (Pending): Indicates that the subject property is under terms of contract and all contingencies if any have
been met and listing is awaiting closing.
CLS (Closed) Indicates the terms of the list agreement have been completely executed and the subject property as been successfully brought to close.
Area Number: 4 digit search code used to narrow down the geographic area of the subject property.
Note: Maps can be viewed at North Palm Bch A.
Geo Area: Larger Geographical area containing two or more Area numbers. This is filled in automatically once the area
number is chosen. Note: Maps can be viewed at north palm beach county MLS Area Map.
ER (Exclusive Right to Sell): Participant (Listing Broker) is granted the exclusive right to earn a commission by
representing the owner and bringing a buyer either through another brokerage or directly. The owner pays both the
listing and selling broker fees. The owner is prohibited from selling the subject property him/herself without paying a
commission to the listing broker.
EB (Exclusive Brokerage aka Exclusive Agency): Allows the owner to sell the subject property. Owner is
unrepresented and therefore is responsible for paying the commission to only the buyers representative
ER EX (Exclusive Right to Sell with Exceptions): Participant (Listing Broker) is granted the exclusive right to
earn a commission by representing the owner and bringing a buyer either through another brokerage or directly. The
owner pays both the listing and buyers representative commissions. The owner is prohibited from selling the subject
property him/herself without paying a commission to the listing broker unless an exception is indicated in the listing
agreement. The term “Exception” normally refers to the list broker allowing an individual who has expressed interest
in the property “X” number of days to produce a contract directly with the owner without the owner owing a
commission to the list broker.
EB EX (Exclusive Brokerage aka Exclusive Agency with Exceptions): Allows the owner to sell the subject
property. Owner is unrepresented and therefore is responsible for paying the commission to only the buyer’s
representative. Exceptions are indicated in the listing agreement. The term “Exception” normally refers to the list
broker allowing an individual who has expressed interest in the property a specified number of days to produce a
contract directly with the owner without the owner owing a commission to the list broker.
ER LS (Exclusive Right to Sell with Limited Service): Participant (Listing Broker) is granted the exclusive right
to earn a commission by representing the owner and bringing a buyer either through another brokerage or directly.
The owner pays both the listing and selling broker fees. The owner is prohibited from selling the subject property
his/herself without paying a commission to the listing broker. The limitations of service are defined in the listing
agreement.
EB LS (Exclusive Brokerage aka Exclusive Agency with Limited Service): Allows the owner to sell the subject
property. Owner is unrepresented and therefore is responsible for paying the commission to only the buyer’s
representative. Limitations of Service are defined in the listing agreement.
Listor Agency: Obligations under which the owner/buyer will be represented:
1. SNGAGT (Single Agency): Is a broker/associate who represents a buyer or seller but not both in the same
transaction. Single Agency includes the following obligations to the client
a. Dealing Honestly and Fairly: (The broker/associate should not have any interests that are contrary to
those of the client)
b. Loyalty: The broker/associate must be aware and avoid all occurrences that would breach the trust and
loyalty of the client.
c. Confidentiality: A broker/associate cannot reveal to a third party private or personal info that may
lessen the client’s bargaining position.
d. Obedience: The broker/associate must act in good faith and abide by all the client’s lawful instructions
and or requests. If a principal should unlawfully instruct a buyer or seller, the broker/associate should
inform the client about the unlawfulness of his/her request. If the client does not change the instruction it
is advised to withdraw from his/her relationship.
e. Full Disclosure: the broker/associate must keep the client informed (at all times) of anything that could
possibly affect the transaction or value of the property.
f. Accounting for all Funds: The broker/associate must be able to explain and track all funds accepted on
behalf of their client.
g. Skill Care and Diligence in the Transaction: the broker/associate should be able to supply the client
with answers or the resources to answer any issues that may arise during a transaction.
h. Presenting all Offers and Counteroffers: Offers/counteroffers must be presented in a timely manner
(timely manner as defined by Real Estate is usually immediately unless otherwise directed by the client).
2. NONREP (Non Representation): Neither Buyer nor Seller are represented by a brokerage until they
engage in an authorized brokerage i.e., transaction brokerage or single agency relationship. The duties of a no
brokerage relationship include
a. Dealing honestly and fairly
b. Disclosing all known facts that materially affect the value of the property not readily observable to the
buyer.
c. Accounting for all funds entrusted to the licensee.
3. TRANBK (Transaction Broker) : Is a broker/associate who provides limited representation to a buyer,
seller or both. In a transaction brokerage relationship the buyer or seller is the “customer”. Duties of a
transaction broker are:
a. Dealing honestly and fairly
b. Accounting for all funds
c. Using skill, care and diligence
d. Disclosing all known facts that materially affect the value of residential property that are not readily
observable by the buyer
e. Presenting all offers/Counteroffers in a timely manner
f. Limited Confidentiality, unless waived in writing by a third party.
g. Anything else that is mutually agreed to by all parties involved in the transaction.
Sub Type: Description of subject property based on construction and physical design, regardless of legal description.
1. S (Single Family Detached): Free standing residential dwelling that does not have common walls.
2. C (Condo or Coop Condominium or Cooperative):
a. Condominium: A group of housing units that share common walls, ceilings and floors. Typically, each
individual owns the unit space and areas of common use. The land is typically owned in common by all unit
owners.
b. Coop (aka Cooperative): A group of housing units that share common walls, ceilings and floors. Ownership
is not conveyed. In a co?op purchase the buyer becomes a shareholder in a corporation that owns the
building. The buyer carries a leasehold interest in the subject unit.
3. T (Townhouse/Row): A row of multi?story homes sharing common walls. Can be attached to other houses with one
or both sides sharing common walls, depending on whether the unit is in a center or end position. Townhouses can be
grouped together as small units, such as duplexes or triplexes, or they can be a part of a multi?townhouse complex.
Ownership includes any areas of common use.
4. V (Villa): Single story residences that have at least one wall attached to a neighboring unit.
5. M (Mobile Home): A dwelling manufactured in a factory and designed to be transported and is semi permanently
attached to the land. Mobile homes must be attached to real property and taxed as real property to be listed in the
MLS system.
Governing Body:
1. Coop (aka Cooperative): is usually an apartment building or mobile home park that is owned by a corporation. The
shareholders or members of the corporation are entitled to lease one of the apartments / mobile home sites. The
proprietary lease is entered between the member and the corporation.
2. Condo (Condominium): This form of ownership can take almost any architectural form. The Declaration of
Condominium sets forth the boundaries of a number of units and of the common elements of the association.
Typically, a unit consists of the air space bounded by the surfaces of the walls, floor, and ceiling. The property other
than the units is the common elements, which typically includes the actual real estate, the buildings themselves, all
structural components, the grounds, and exterior areas. In addition to owning the air space that consists of a unit,
each unit owner also owns a percentage of the common elements (as tenants in common with all other unit owners)
according to the percentages set forth in the declaration.
3. HOA (Home Owners Association): Each member owns his or her own Lot in the same way as a single family
homeowner. However, the surrounding common areas are owned by the Association for the benefit of the
homeowners. Many of these associations are multi?family housing buildings, such as townhouses, and the association
performs exterior maintenance on the buildings. However, a homeowners’ association can be a neighborhood
association of single?family homes or of a mixed community
4. None: Indicates a lack of presence of any governing body
HOA (Home Owners Association):
1. V (Voluntary): Fees not required
2. M (Mandatory): Fees are required
3. N (None): Governing body does not exist fees are not applicable
4. Y (Yes): Association is present
HOA Amount (Homeowners Association Amount): Total payable amount to a governing body.
Liv Area SqFt (Living Area Square Footage): Heated / Air conditioned Living space, measured by exterior walls not inclusive of exterior attachments i.e. garage, carport, patio or atrium space.
Total Bldg SF Incl (Total Building Square Footage with Inclusions): Overall square footage including living Area
Square Footage and outdoor attachments i.e. garage, carport, patio or atrium space.
Subdivision Name: Name of the subdivision located within a development. Only the legal name or common names of the
subdivision are allowed in this field. Names of enclaves within larger developments would be included in this field.
Development Name: Development name. The legal or common name of the Master planned community or development.
(IE Abacoa, Traditions, PGA National)
Model Name: Name of model home issued by the developer. NO other information may be placed in this field. If the subject
property does not have a specific model name this field should be left blank.
Short Sales:
Short Sale : The sale of real estate in which the proceeds from the sale fall short of the balance owed on a loan secured
by the subject property.
1. Y (Yes): Subject property is a “Short Sale” property.
2. N (No): Subject property is not a “Short Sale” property.
Short Sale Addendum: Florida Realtors® (FR) Agreement that indicates acknowledgement of specific terms related
directly to a short sale transaction.
1. Y (Yes): Short Sale Addendum has been signed.
2. N (No): Short Sale Addendum has not been signed.
Multiple Offers Accepted: Notification that multiple offers will be accepted by the Seller on the short sale property
Tax Year: Year of current assessed tax. This field should be reviewed every March for listings that overlap tax postings.
Tax Amount: Total tax amount. This field should be reviewed every March for listings that overlap tax postings.
Special Assessment: A tax or fee levied against a property or properties to pay for all or part of improvement that will
benefit the property assessed.
Minimum Days Lease : Minimum number of allowable days to lease the subject property deemed by the governing body
aka HOA.
Lease Times per YR (Lease Times per Year): Number of allowable times that the subject property may be leased within
a year deemed by the governing body aka HOA.
DOM: (Days on the Market) Total number of days between List date and closing date on the specific listing. If the property
goes off the market and back on, the time is not subtracted from the count. Ex: Listing with List date of 11/21/06 to 2/17/08
= 454 DOM
CDOM: (Cumulative Days on the Market) Cumulative Number of days between List date and Closing date for all listings
with matching Tax Id numbers and Category (RES, Rental). CDOM starts over once the property has been off the market for
longer than 45 days. Formula = List date through closing date (Expiration Date), minus any off?market time.
EX: Same listing as above: List date of 11/21/06 to 2/17/08 was off market from 10/12/07 to 1/6/08 ?83 days = 370 CDOM
