This post was updated on March 10th 2020 to reflect changes to “Coming Soon” status (formerly known as Delayed status), these changes will not be live until April 6, 2020 as they require system changes by our vendor. Property not ready to be active? Coming Soon might be right for you.
On April 6, 2020, “Coming Soon” will replace “Delayed” status. Coming Soon status listings (formerly known as Delayed) may be listed in the MLS for up to 30 days. This enhancement is designed to build agent-to-agent buzz before the property is active. Coming Soon listings are different from pocket listings, which you can read more about here.
Must-know facts about Coming Soon status listings:
- Showings are allowed
- A property may only be in Coming Soon status for 30 days (before only 14 days)
- The Listing/Co-Listing Agent can change the price and On-Market date
- Available to all MLS subscribers via searches and hot sheets
- Coming Soon listings are not syndicated
- Coming Soon listings must have a Listing Agreement
- Cooperation/compensation is required
- Front exterior photo is not required
- Coming Soon listings will automatically be placed in Active status on the 31st day
- Coming Soon listings can be manually changed to Active earlier
- A property may only be in Coming Soon status for 30 of every 45 calendar days
- Days on Market (DOM) does not accumulate. DOM will start the first day the listing is Active
Bonus: Coming Soon status satisfies the Clear Cooperation submission requirement.
Anonymous
I still believe “Coming Soon” is a pocket Listing.
All other changes are great and I am glad we are finally catching up to NAR.
Thank you
James Marcus
Hi, many would say: a pocket listing is a property that is not made available to other brokers or the MLS. Coming Soon is different: https://armls.com/pocket-listings-vs-delayed-listings.
Anonymous
In my opion these listing are just trying to do duoble deals with this nonsence Comming soon . When the house is ready to sell list it . they eant our buyer to drive by and call off the sign .
James Marcus
Hi, using “Coming Soon” in the MLS is listing the property. Cooperation and compensation are required in that status.
Anonymous
I agree. Coming soon is not needed or appreciated by many segments of the potential buyers .
Anonymous
In my personal opinion , it is for Sure plcket listing, which shouldnt be allowed.
James Marcus
Is it a pocket listing if it’s in the MLS as Coming Soon and compensation and cooperation are required? Pocket means that no one knows about it – all MLS subscribers can see Coming Soon listings with the new status.
Anonymous
Will the listing sydicate once it goes active or once the listing agent makes it active?
James Marcus
Yes. If the agent/brokerage has chosen to syndicate, not syndicating is also a choice.
Anonymous
Hi James, I have a coming soon listing and seller has decided not to sell. There is not an option on FLEXMLS to cancel but only to go active. Do you have any input on this? Thank you very much!
James Marcus
Hi, you must change to Active first and then move to Canceled.
Anonymous
Still sounds tricky to me.
Anonymous
I don’t think it is a pocket listing because there is a co-broke offered to other agents which a pocket listing does not have.
Anonymous
Is agent signage, name, phone number allowed for coming soon, or just a coming soon sign like in your photo? Are you saying even coming soon listings have to be entered in MLS? If so, are they searchable as coming soon ? Do they have to have a lockbox if coming soon?
James Marcus
Hi, you’ve asked several questions so we will break them down:
Anonymous
The “must know facts” above indicate showings are NOT permitted, which I believe is true for the current Delayed status. Please clarify whether showings are permitted when Delayed becomes Coming Soon.
James Marcus
Hi, the post says “Showings are now allowed”, is there something else causing that confusion? In Delayed, that was true but in the new status, showings are allowed.
Anonymous
I was under the impression that it is a potential Fair Housing risk if showings are conducted during “coming soon” or “delayed” . If it’s open to show to everyone, what’s the point of “coming soon”?
James Marcus
Hi, showings are not required in any ARMLS status. Of course, the law, code of ethics (if you’re a REALTOR) and other things should accompany decisions people take regarding the MLS. Coming Soon is different from Active because Coming Soon listings do not syndicate, do not accrue Days on Market, do not require a photo(s) and can only be in Coming Soon for a limited time (30 days).
Anonymous
So if the property can still be shown, what is the purpose of the “coming soon”. You might as well have in the active status.
James Marcus
Coming Soon status does not go out via feeds and does not count for DOM, among other attributes.
Anonymous
Can you accept offers while in “Coming Soon” status?
James Marcus
Hi, the offer of cooperation and compensation extends to Coming soon status – so yes. Is it a good idea? That’s up to your broker.
Anonymous
Will listing agent be allowed to conduct open houses while in “Coming Soon” status?
James Marcus
Hi, yes – open houses are allowed in Coming soon status.
Anonymous
Open house for anyone to see? So we cam publically market a coming soon?
James Marcus
Coming Soon’s can be marketed, they comply with 8.0.
Anonymous
So it says compensation is required. Can you clarify that? I’ve I don’t want to offer a co op fee I can’t?
James Marcus
Hi, cooperation and compensation is required when putting a listing into the MLS. If you are marketing a property publicly, it must go in the MLS within 1 business day.
Anonymous
Regarding Coming Soon Status, must showings be allowed? Or can a seller not allow showings?
James Marcus
Like the other statuses, showings are optional based on the seller’s instructions.
Anonymous
If the property is in MLS, has a Co-Broke being offered, can be shown by all agents and can be sold – what exactly constitutes a Coming Soon status? The general public may be fooled by this status thinking they have to wait until it is activated before inquiring and pursuing the property.
James Marcus
Coming Soon is different from Active because Coming Soon listings do not syndicate, do not accrue Days on Market, do not require a photo(s) and can only be in Coming Soon for a limited time (30 days).
Anonymous
If entered into MLS now as Delayed, will it automatically change to Coming Soon on April 6th?
James Marcus
Hi, yes it will. On April 6 you will also be able to change the On-Market date to take advantage of all 30 days if you need to.
Anonymous
If entered into MLS now as Delayed, must showings wait until the April 6th change to Coming Soon?
James Marcus
Hi, at this moment, so close to launch – you would not receive a violation for allowing showings in Delayed status.
Anonymous
Can a listing be shared with other Brokers PRIOR to going in the MLS as a Coming Soon, eg. the popular realtors-only Facebook pages or the Top Agent Network? Can an upcoming listing be “touted” at multi-broker networking meetings?
James Marcus
Starting on April 6 – sharing a listing with brokers outside your brokers triggers the 1 business day requirement for the property to be in the MLS. Those Facebook groups, networks and meetings will all trigger the requirement of the listing to be on the MLS in 1 business day.
Anonymous
What is the protocol if the home goes TOM – how does this new rule affect that?
James Marcus
Hi, you must have written instructions from your seller to use TOM. Data Integrity can ask for proof at any time. Data Integrity can question if a listing is in the correct status at any time.
Anonymous
Is there a way to go directly from Coming Soon to TOM? The only option we see is to first go to Active status. Remember, please have seller’s written instructions for all status changes in case they are requested by ARMLS.
James Marcus
Hi, you must change to Active first and then move to TOM. Remember, please have seller’s written instructions for all status changes in case they are requested by ARMLS.
Anonymous
Just another way for a listing agent to do a double deal!!
Anonymous
It’s great for an agent to be able to get both ends of the deal. That’s not a problem.
Anonymous
My understanding is that I can advertise a listing to other agents within my office without putting it in the MLS. What about agents from another office/branch under the same designated broker? And what if those agents were to take the information and post it publicly, would I be responsible?
James Marcus
For the purposes of the policy, the rule looks at brokerages, which can have many offices with the same DB.
Anonymous
To me, the Coming Soon makes no sense. If you can still market it in the MLS, do Open Houses, cooperate with other agents, etc. What is the sense of coming soon, just put it in as normal? I don’t really get its purpose
James Marcus
Coming Soon is different from Active because Coming Soon listings do not syndicate, do not accrue Days on Market, do not require a photo(s) and can only be in Coming Soon for a limited time (30 days).
Anonymous
Will changes to a Coming Soon listing (price change, description, etc) be reflected in the history tab like an Active listing?
James Marcus
Yes.
Anonymous
If I have a listing listed in the MLS as coming soon, can it be advertised at that point on my own Social Media pages? Or does it have to be Active to advertise it?
James Marcus
Your Coming Soon listings in the MLS can be advertised how you like (of course ADRE and your broker’s rules matter).
Anonymous
Can it be advertised on my own website?
James Marcus
Sure. As long as it is also in the MLS in 1 business day (Coming Soon status would count as being in the MLS).
Anonymous
I understand that coming soon is not syndicated. Some sites offer a way to post these manually. Is that acceptable?
James Marcus
Sure, as long as the listing is in the MLS within 1 business day of it going on one of those websites.
Anonymous
Some agents post “Coming Soon” on websites like XXXXXXXX Network (the name of the company listed here has been redacted as part of our comment policy), through their local home tour groups, and real estate social media pages. To clarify, that is considered public advertising, and therefore, the listing must be in MLS as coming soon. Is that correct? It’s understood that a pocket listing can be marketing within your own brokerage only. What if you have a parent company that owns several brokerages? Can we have the parent company post a pocket listing throughout all of the brokerages owned? Will you please clarify, and give an example of syndication, or syndicated sites?
James Marcus
Hello. Any property that is represented by an MLS subscriber that is marketed outside the listing brokerage must be in the MLS (several statuses to choose from). Yes, a private network with agents outside the listing brokerage is public marketing. We consider the listing brokerage to be all offices with the same Designated Broker Participant. If the parent company doesn’t have the same DB, then it would be considered outside the listing brokerage. On the syndication part of your question – I need to know what you mean.
Anonymous
James Marcus,
You are a saint!
Anonymous
Does coming soon also show up on the other broker distribution lists like Zillow and Homes.com?
James Marcus
Hi, Coming Soon listings are not syndicated.
Anonymous
Will it show in my website via my IDX data feed?
James Marcus
Coming Soon listings do not appear via IDX.
Anonymous
You said you understood that these listings were not syndicated in your previous comment. Why are you asking again?
Anonymous
Can you use a backyard photo as the main photo for Coming Soon status?
James Marcus
Since photos are not required in Coming Soon status, you can use that or nothing at all if you like. When the property is Active, it will need a photo of the front exterior but it does not have to be set as the main/primary photo – it just has to be one of the photos.
Anonymous
It sounds to me like this agent needs to take some classes! And if he is unhappy with the rules he can choose not to be a real estate agent. We are all in the same boat. Those are the rules.
Anonymous
Still post pocket listings…no need for IDX
Anonymous
what is the protocol that we should all adhere to. I see coming soons and some indicate no showings until a certain date, some don’t give you information if you can show while in coming soon status. It just seems there should be some integrity in how that information is listed in the private remarks. Most of these listings I have to contact the LA to check and/or schedule through ST and get declined. It adds extra work, not complaining. Seems like we need Coming Soon Active Status and Coming Soon Delayed Status. In the Delayed Status the date availabe to be seen can be listed in the Private Remarks. Just sayng. I am working with three buyers right now. I think it needs to be clear if I can schedule a tour of the home. I agree, rules are the rules and I am happy to follow them.
Anonymous
I’ve seen an option for an agent’s to add a Coming Soon to sites like ** redacted ** they will “help get the word out” by sending to their agents and registered buyers.
That would be marketing outside the brokerage & ok?
James Marcus
That would be considered marketing outside of the firm’s brokerage.
Anonymous
Hi James – If I put a listing as Coming Soon at say $1,000,000 list price. Then within the 31 days I make it Active but I want to change the price. Will the History show the coming soon list price of $1,000,000? Thank you!
James Marcus
Yes, a complete history of the listing is always retained. Remember – the seller should give you guidance on the price and all prices must be supported by paperwork from your seller.
Anonymous
Just for clarification, My listing is in Coming Soon Status and the home is not ready on day 30 due to some construction delays. I can “Temporarily Off Market” for a 15 day time frame then I am allowed to market as “Coming Soon” again IF NECESSARY. Is that correct?
James Marcus
A listing can only be in Coming Soon once with the same listing number. It would have to be cancelled and off market to be relisted in Coming Soon. Seller instructions required.
Anonymous
My listing has been ACTIVE for a few weeks. The Seller now wants to do some light renovation to make it more appealing to Buyers. Can I move it to Coming Soon for a while and then back to Active?
James Marcus
Hi, no, once a property has been made Active – there is no way to go back to Coming Soon. It can be moved to TOM.
Anonymous
Does all “Coming Soon” rules apply to Commercial listings also?
James Marcus
No, not at this time. ARMLS has decided to apply the policy only to Residential.