Cape Cod & Islands Multiple Listing Service, Inc. (CCIMLS) is wholly owned by the Cape Cod & Islands Association of REALTORS (CCIAOR), is based in West Yarmouth, Massachusetts, and describes itself as the only locally based Multiple Listing Service in the region.
Its mandatory-listing area, per its own June 3, 2026 rules, is the counties of Barnstable, Dukes, and Nantucket, and the town of Wareham.
Start here, because this decides what your site can render. The Participant Data License permits five uses of CCIMLS data and no others: IDX, which CCIMLS calls Broker Reciprocity, VOW, Broker Valuation for AVM, BPO and CMA work, Broker Back Office, and Participant Data Return. A VOW is a Participant's own site for consumers they already have a broker relationship with, and its feed carries private fields that may never appear publicly.
For public display, the Data Distribution Guidelines (updated August 2024) allow Residential, Land, Multi-Family, Commercial and Rental property types, never Comparable Sale. Allowed statuses are Active, Active with Kick Out, Pending, Pending Continue to Show and Closed. Temp Off Market, Cancelled, Expired and Deleted never.
The Coming Soon rule catches people out. A firm may publicly display only its own Coming Soon listings, and another brokerage's are a private field. Offers of compensation left the MLS entirely on August 12, 2024, the effective date of the rule changes CCIMLS took on when it opted in and executed Appendix B of the NAR settlement on June 14, 2024, to extend liability protection to its brokerage members.
The rules cut both ways, so know what you must show. Appendix C requires Listing Agent, Listing Agent Office and Broker Attribution on every residential IDX listing, Buyer's Agent, Buyer's Agent Office and Sold Price on closed listings only, and the full street address block unless a seller has excluded it. That exclusion is a real setting: the address stays visible inside the MLS but is withheld from public IDX and publisher display, so your template has to honor the flag. The Private Fields that may never be shown run past Coming Soon to Owner Name, Terms, Financing Comments, Concessions, Private Remarks, Showing Instructions and Showing Requirements.
Attribution is four disclaimers, not one. Every public display carries the CCIMLS distribution logo, and Section 3.2.1 sets separate required text for the Search Page, the Search Results Page and the Full Detail Page, each naming the Broker Reciprocity program of the Cape Cod & Islands Multiple Listing Service, Inc. The first two must also print a "This site was last updated" date line. A fourth disclaimer is required whenever you display less than the entire CCIMLS database, naming the objective criteria you filtered on, which every filtered build does.
One condition sits upstream of all of it: a Participant who blanket-refuses display of their own listings on IDX websites may not be allowed to display other Participants' listings on their own site.
CCIAOR is the trade association. It wholly owns Cape Cod & Islands Multiple Listing Service, Inc., a separate corporation, and both run out of 22 Mid Tech Drive, West Yarmouth, MA 02673.
That split matters when you're working out who signs off on what. CCIMLS has its own Board of Directors, but the CCIAOR board has to confirm CCIMLS decisions on service charges, NAR-compliance rule changes, data-share agreements with non-subsidiary MLSs, bylaws amendments, and mergers. The CCIMLS Bylaws, revised 2025, describe that board as a Chair, four At-Large Directors and up to two Industry Directors, so up to seven voting seats, plus two non-voting ex-officio members.
CCIMLS is independent rather than a downstream feed off a bigger system. In its own words, it is "the only locally based Multiple Listing Service in the region."
On size, CCIAOR's own MLS page puts membership at around 2,700, REALTOR-broker only. Two other counts, 2,600 and 2,300-plus, sit elsewhere on the same site for populations that may not be identical, and none of the three is dated.
The organization has used its current name since 1998. Betsy Hanson is CEO, and Marcia Stirling is VP of MLS.
What the rules define and which system carries Vineyard and Nantucket listings are separate questions, covered below. Members work in Flexmls. A website feed is a different pipe, running on the RESO Web API.
Unusually, CCIMLS lets the vendor pick the gateway: its own approval document says a new vendor will have the choice to access an API through Spark API or Bridge Interactive, and staff do not steer applicants. Both routes require an executed Participant Data License with a broker signature, and CCIMLS publishes no dollar figure for API access. Once access is confirmed, MLS Import connects that feed to a WordPress site on any theme.
CCIMLS's service area is the Commonwealth of Massachusetts, so a listing anywhere in the state can be submitted voluntarily. The mandatory-listing area is narrower, and the Rules & Regulations, June 3, 2026 edition, state it exactly: "The mandatory-listing area of the CCIMLS is the counties of Barnstable, Dukes, and Nantucket, and the town of Wareham in the state of Massachusetts."
Barnstable County, which is Cape Cod, is what CCIAOR's own market reports track. Neither CCIAOR nor CCIMLS publishes a town list for the feed, so scope your city pages off your own feed once it's live.
Three entities have a claim on that question, and they do not reconcile. CCIMLS's own current rules name Dukes and Nantucket counties inside its mandatory-listing area, quoted above.
A separate MLS, also CCIAOR-owned, launched in 2018 to move Vineyard listings out of CCIMLS. The Vineyard Gazette reported it on May 31, 2018, quoting CCIAOR's then-CEO saying 60 percent of Island listings already sat in CCIMLS and would transfer to the new Martha's Vineyard MLS.
Its status today isn't clear. A November 13, 2025 archive snapshot shows it active with board meetings through June 2025. But its live board page 404s as of August 2, 2026, and CCIAOR's own site search returns no page for it.
LINK is the third. Independent, no CCIAOR ownership, and operating since 1992 per that same 2018 report. Its live site today markets it as the primary MLS for Martha's Vineyard, and separately as the primary MLS for Nantucket.
So: a written rule claiming both islands, a sibling MLS created to pull one out, and an independent MLS calling itself primary on both. If the Vineyard or Nantucket is your target market, email [email protected] and confirm which feed carries your listings before you commit engineering time.
CCIAOR holds RESO identifier M00000307 for the CCIMLS feed, at Data Dictionary 1.7 and Web API Core 2.0.0, both Certified Current, and that record governs the feed you receive. Two certified providers are tied to it: Bridge Interactive (T00000044) and FBS, which runs Spark API (T00000052). At their own organization level both sit at Certified Legacy rather than Certified Current.
One line in its own MLS Data Access Approval Process document makes this MLS unusual: "As a new vendor, you will have the choice to access an API through Spark API or Bridge Interactive." Staff don't push you toward one.
Both routes start the same way. You execute a Participant Data License, a tri-party agreement between the brokerage or participant, the vendor, and CCIMLS, signed by the brokerage or participant or a full-rights office manager. Send it to [email protected] and staff approve or deny within one to two business days. No unsigned path exists on either side. Then they diverge:
Spark API is self-serve. Register on FBS's public developer form, activation takes up to three business days, and demo credentials follow. Then set key type (bearer token or OpenID Connect) and role (IDX, Private or VOW), and confirm your data plan with staff.
Bridge Interactive is invite-only. Email [email protected], and once your executed license is on file CCIMLS sends an invitation to begin. No public registration form exists on this side.
Two structurally different tracks run here: full CCIAOR membership, tri-level across the local association, the state association and NAR, and MLS-only data access, which needs no CCIAOR membership at all. Appraisers are a Subscriber sub-category under the Bylaws, grouped with broker-owners and attorneys at the same application-fee level.
Signing authority doesn't follow those tiers: only a Participant, which the Bylaws define as a broker who is a principal, partner, corporate officer or branch office manager acting for a principal, or a full-rights office manager, can complete the Brokerage section of a Participant Data License, so a sales associate cannot authorize a feed alone.
Broker-owners, appraisers, broker-attorneys, corporate officers and branch managers acting for firm principals, applying for company membership with CCIAOR, CCIMLS, or both.
Individual agents affiliated with a member office. CCIMLS-member offices can also create separate administrative and agent-assistant MLS accounts.
MLS-only membership runs $120 per quarter against $99 for CCIAOR members. A licensee may instead waive CCIMLS access, then use only data their own firm provides.
Flexmls, by FBS. CCIAOR names it as the main listing software behind member search, client collaboration, reporting and mobile tools. Two other Core Products sit alongside it: CRS Data, which supplies the MLS Tax Suite for property and tax records, and Greenlight, a live market-stats tool. Member login runs through a Shibboleth single sign-on at ccilogin.flexmls.com.
Keep one line straight. Flexmls is the member-facing platform where agents work. But it is not the RESO Web API feed a website vendor connects to through Spark API or Bridge Interactive. Two products, two access processes.
CCIAOR association dues and CCIMLS quarterly MLS access are billed separately, and the application fee splits by role. Figures come from CCIAOR's How to Join page.
Annual dues are prorated for anyone joining mid-year and cover local, state and national membership in one line. What isn't on this list is an API or data-access fee, because CCIMLS publishes none. Ask [email protected] for that figure.
As for news, there isn't any. CCIAOR's news listing has nothing newer than May 14, 2026 as of August 2, 2026, and it carries no merger, MLS fee change, platform migration, leadership change or API policy change for CCIMLS in the February to August 2026 window.
On the market itself, CCIAOR breaks its quarterly pricing out by home size. Its April 17, 2026 report put the Q1 2026 median sale price at $570,000 for single-family homes of 1,000 to 1,499 square feet, and $715,000 for those of 1,500 to 1,999 square feet.
Designated REALTORS and principal brokers, plus licensees, current REALTORS and administrators.
MLS-only access without CCIAOR membership is published at $120 per quarter. MLS Import needs whatever credentials that access produces.
Its service area is the Commonwealth of Massachusetts. The mandatory-listing area, per its own June 3, 2026 rules, is the counties of Barnstable, Dukes, and Nantucket, plus the town of Wareham.
MLS Import imports whatever the approved feed carries.
Unresolved. CCIMLS's rules name both counties, a separate CCIAOR-owned Martha's Vineyard MLS launched in 2018 to carry Vineyard listings, and the independent LINK MLS calls itself primary for both islands.
Confirm the feed at [email protected] before configuring MLS Import.
No. CCIMLS is a separate corporation owned by CCIAOR, and describes itself as the only locally based Multiple Listing Service in the region.
MLS Import connects one MLS feed per WordPress site.
A broker-owner, appraiser or attorney pays a $500 one-time application fee. A licensee pays $250, or $100 for CCIAOR membership without MLS.
Quarterly MLS access is $99 for members, $120 MLS-only, and dues are $672 per year. MLS Import is billed separately.
Execute a Participant Data License first, signed by the brokerage or participant, and send it to [email protected]. Then pick a gateway: Spark API's public developer registration, or an invitation to Bridge Interactive.
CCIMLS approves or denies the license within one to two business days, and the credentials that follow go straight into MLS Import.
No. Its approval document says fees are assessed based on the API feed requested, and notes that Spark API charges its own fees for vendor data pulls.
Ask [email protected], then budget MLS Import at $49 a month on top.
Members work in Flexmls, by FBS, alongside CRS Data's MLS Tax Suite and Greenlight for live market stats. Login runs through ccilogin.flexmls.com.
That member platform is separate from the RESO Web API feed MLS Import consumes.
No. CCIMLS's Data Distribution Guidelines let participants publicly display only the Coming Soon listings their own brokerage submitted.
Another firm's are a private field. Mark those fields private in MLS Import, or leave them out.
Yes, once RESO Web API access through Spark API or Bridge Interactive is approved. MLS Import brings approved listings into native WordPress posts on your own domain rather than an iframe, syncing hourly, with photos served from the MLS source.
Any theme works, and your public pages still need the CCIMLS logo and disclaimers.
Membership decisions and every data-access approval come from CCIAOR and CCIMLS, not from us. Data requests have their own address, so use it rather than the general one.
Building for more than one market? Every MLS we have written up is listed in the MLS guides index.
The broker-owned MLS covering all of Massachusetts and Rhode Island plus much of New Hampshire, running on its own Pinergy platform.
One feed covering 42 associations across six states and Washington, D.C., from Pennsylvania down to Virginia.
Formerly Central Jersey MLS, a broker-owned statewide MLS in New Jersey that charges nothing for its own data feed.
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