A big part of pricing and strategy is how long a property has been on the market. That’s where DOM (Days on Market) and CDOM (Cumulative Days on Market) come in. These figures sound alike but mean different things. Some folks only hear these terms when their agent talks about adjusting a price or relisting a property. Yet DOM and CDOM can shape decisions. They also help everyone see when a home is getting stale on the market or moving fast.
MLS also covers many other requirements, such as ensuring important disclosures are attached for buyers, including documents revealing property defects, association rules, or potential lead-based paint. Agents rely on these details so buyers know exactly what they’re walking into.
The following sections break down the meaning behind DOM, CDOM, disclosures, and more. Each topic helps clarify real estate transactions in ways that matter whether you’re buying, selling, or offering professional services.
DOM: Days on Market
DOM means the number of days a listing stays active in the MLS before it goes pending or is removed. That clock starts ticking on the date a home officially goes live in the MLS.
It stops when the listing’s status changes to something like Pending or when the property is withdrawn. Agents watch DOM to figure out if a property is priced right. Buyers watch it, too, because a home with a high DOM might signal that the seller is open to a lower offer.
• Start Date: The day the listing becomes active in the MLS
• End Date: Depends on status, such as the under-contract date or final sale date
• Paused Accumulation: DOM stops during certain off-market statuses (Withdrawn, Temporarily Off Market)
When DOM climbs higher than usual, agents might adjust pricing or boost marketing efforts. Some sellers worry that a long DOM makes their property look stale, and buyers might wonder if something’s wrong with the home.
Economists also track this data to see if the market is speeding up or slowing down. When DOM is short for most listings, that can show a competitive market. It might hint at fewer buyers or more cautious lenders when it stretches longer.
CDOM: Cumulative Days on Market
CDOM counts the total days across consecutive listing periods for the same property. It keeps sellers from resetting the market clock by pulling a listing off and then putting it back on with a new MLS number.
Each MLS sets specific rules that explain how many days have to pass before a reset is allowed. In many places, if a property is off the market for 60 days or more, the CDOM can start fresh when it comes back on.
CDOM might sound like an advanced number for data experts, but it’s pretty simple. The days are added together if a home is listed, withdrawn, and relisted before that grace period. This can stop sellers from hiding a lengthy listing history from potential buyers. Agents compare DOM to CDOM when analyzing whether a property was briefly pulled from the market or went off for a long stretch.
DOM vs. CDOM Snapshot
- DOM: Tracks a single listing period until it goes pending or is canceled
- CDOM: Adds up all active listing stretches across consecutive listings for the same home
- Reset Rules: DOM might reset with a new listing, but CDOM only resets after enough time has passed or after an actual sale
CDOM helps buyers see that a home might have been on the market for a long, even if the listing appears new. Agents who share this data are showing honesty and clarity in their listings.
MLS Fields & Remarks
MLS entries include much more than days on the market. Each listing has fields for property details like bedrooms, bathrooms, and green features. Agents fill out these fields when adding a new listing. Most MLS systems require accurate data and can issue penalties if details are incomplete.
Public Remarks are the words that buyers see on real estate portals. They highlight what makes a property stand out, often mentioning upgrades or location perks.
Private or Broker Remarks are hidden from general view. They may include showing instructions, lockbox codes, or details about agent compensation. It’s best not to post phone numbers or URLs in public remarks since MLS rules often forbid direct contact info.
Useful Info in MLS Remarks
• Showing Instructions: Whether an appointment is needed or a lockbox is on-site
• Compensation Terms: Commission details for cooperating brokers
• Broker Notes: Extra facts about restrictions or repairs that may not fit in the public section
Many MLS systems also track how often a listing is viewed or how many buyer agents send it to clients. These statistics help agents refine marketing and see if interest is high or lukewarm.
MLS Special Listing Conditions
Some listings have conditions that can affect timing, pricing, and negotiation. The MLS usually has special fields to mark these. Here are a few:
• Short Sale: The seller owes more on the mortgage than the asking price. Banks must approve the sale.
• REO/Bank-Owned: The home has gone through foreclosure and is now owned by a lender. Buyers might see a unique process when making offers on these homes.
• Auction: The property is sold through a bidding process. There may be a reserve price that the bids must reach.
• HUD Home: Once a home with an FHA loan is foreclosed, it’s owned by the Department of Housing and Urban Development. Rules can differ from a standard sale.
Each condition can slow or speed up the closing timeline. Buyers often do extra due diligence when it’s a short sale or a bank-owned property because lenders can be strict about contract terms. Agents mark these conditions to keep other professionals aware of potential hurdles.
MLS Data Syndication / IDX / VOW
Not every real estate website is a direct MLS portal. Some sites get their listing data through syndication, and the broker or agent has agreed to share listings with platforms like Realtor.com or Zillow.
Agents can opt in or out based on their marketing approach. Many also use IDX (Internet Data Exchange), a rule set allowing brokers to display each other’s listings on their sites. Thanks to IDX, buyers who browse an agent’s site might see a mix of properties from many companies.
Types of Data Sharing
• IDX: Public-facing site that shows MLS listings for anyone to browse
• VOW (Virtual Office Website): Password-protected site with deeper MLS data for registered clients
• Syndication: Feeds listings to third-party sites such as Realtor.com
Some MLS systems let agents customize how or where their listings are syndicated, while others have default rules that send data everywhere. A platform such as mlsimport.com can connect directly to MLS feeds, which is handy for agents who want to display listings on a personalized site. Each broker decides what level of sharing is allowed, balancing broad exposure with control over data accuracy.
Disclosures & Attachments in Real Estate
Real estate transactions thrive on truthfulness. Documents that explain a property’s past and present condition keep deals on track. These disclosures can be attached directly to the MLS listing or shared separately. Some are required by law, while best practices recommend others. Agents guide sellers on which ones to provide.
Seller’s Property Disclosure
This form spells out known defects, repairs, or items that might impact the home’s value. Certain states have more strict guidelines, while others keep it simple. If the seller shares everything in writing, they reduce the risk of legal troubles later. Buyers also feel better about placing an offer when they understand the home’s condition.
Lead-Based Paint Disclosure
Federal law requires a lead-based paint disclosure if the property was built before 1978. Sellers must hand out a pamphlet explaining the risks of lead-based paint. Buyers can ask for an inspection to check for hazards. Families with kids are often extra cautious with older homes. The key is letting everyone know the facts before finalizing the deal.
HOA Documents
Homes with a homeowners association come with fees, rules, and shared amenities. Sellers must give copies of the HOA bylaws, financial statements, and pending special assessments. That way, buyers aren’t caught off guard by monthly dues or restrictions on paint colors. These documents might be attached to the MLS so buyer agents can review them quickly.
Inclusions and Exclusions
Sellers specify which items stay and which go, such as appliances, window treatments, or sheds. This prevents confusion at closing. A buyer who thought the fridge was included might be disappointed if it disappears on a moving day. It’s best to be precise about what’s part of the sale.
Listing Input Fields & Codes
MLS systems have required fields that help standardize information. These fields ensure that listings are searchable and accurate. A few that show up often:
• Tax ID / APN: Matches the property to government tax records
• Lot Size: Measured in square feet or acres, depending on local custom
• Year Built: The original build date; sometimes approximate for older homes
• Occupancy: Is the home vacant, owner-occupied, or rented?
Some MLS platforms also include fields for green features, such as solar panels or energy-efficient windows. Others require data on schools, architectural style, or zoning categories. Agents must fill in each field correctly or face penalties from the MLS compliance office. Mistakes can confuse buyers and also lead to trouble at closing. Data accuracy is the backbone of a smooth listing experience.
Data Accuracy & Enforcement
MLS organizations insist that agents post truthful information. Many use automated tools called data checkers to spot errors or incomplete listings. They also ban certain content in public remarks, like direct phone numbers, personal branding, or web addresses. These policies keep the listing data fair and uniform for all participants.
Fair housing compliance is another significant element. Listings can’t mention preferences about who can buy or rent based on characteristics like race, religion, or family status. The MLS often scans remarks for phrases that break fair housing rules. Agents who violate these regulations can face fines or membership suspension. The goal is a marketplace that treats everyone equally.
Broker Reciprocity & Cooperation
Real estate runs on cooperation among different brokerages. Broker Reciprocity is an agreement that allows firms to share listings on websites. IDX is the technical piece that puts those listings in front of consumers. This approach makes it simpler for buyers to see many homes without jumping from one broker’s site to another.
Commission and Cooperation
• Cooperating Broker Compensation: The listing broker discloses how much commission is offered to other brokers who bring a buyer
• Conditional or Variable Rate: Must be shared if the seller has different commission rates depending on who finds the buyer
Though these details appear in the MLS, they’re often hidden from public view. Agents rely on them to determine how they’ll be paid and if their efforts align with the seller’s terms.
System-Specific Terms
Different MLS platforms, like Matrix, Paragon, or FlexMLS, have built-in features that help agents work more efficiently. Each system might label these features differently.
• Reverse Prospecting: Lets listing agents see which buyer agents have clients searching for a home with similar criteria
• Hot Sheets: Show new or changed listings in a chosen area or price range
• Portal: A client-facing dashboard where buyers can save favorite listings, send notes to their agent, and set alerts for price changes
These tools simplify the search for everyone. Buyers get notifications about fresh listings, and agents get real-time insights on potential matches.
Closing Thoughts
It’s not enough for a home to simply appear online. The MLS adds structure with fields, attachments, and rules that keep data orderly. DOM and CDOM keep track of how long a listing has been in front of buyers, which can shape perceptions around price and urgency. Disclosures and special listing conditions help people avoid surprises, while IDX and syndication push data out to bigger audiences.
Getting these details right is part of being a reliable professional. Agents who keep listings accurate and transparent build trust. Buyers who read attachments closely know what they’re purchasing. Sellers who study their DOM understand when it’s time for a price shift or a fresh marketing plan. The MLS is more than a website; it’s a cooperative system that benefits everyone, from first-time buyers to seasoned investors.
No matter which side of the table you’re on, a little knowledge about MLS metrics and disclosures can smooth out the journey.
There’s value in ensuring each field is filled in with care and each form is shared at the right stage. That’s part of staying honest and dependable in real estate.
