Tricia, the minute an agent marks the listing as "AO" (accepted offer) or whatever code is used for a particular MLS system, the listing automatically falls from realtor.com Sold signs don't usually go up until after contracts or signed or when a committment is obtained. (varies by each agent) Essentially, the house is still being shown but most MLS's require a notation if an offer has been accepted even if all contingencies have not been met. Realtor.com will only allow "active" listings with no offers at all.

Tricia, that isn't how realtor.com works. Realtor.com picks up the MLS regardless of whether the agents pay for it or not.

Linda, I know they are not under contract. Any other possibilities?

/t

The listings may have expired and the Realtor hasn't removed the sign or the owner wishes the realtor to continue trying to sell it without it being in the MLS system. Realtor.com should have it if it is in the system, yet there have been some computer glitches with them.

triciae, why not just call the listing agent and find out the correct status?

Tricia, each area works differently. In my area, it goes off realtor.com long before the contract stage. Of course, we are one of those make an offer and don't go into contract for two weeks state. Other than that, the only thing I can think of is some sort of glitch, or that the realtor didnt renew their realtor.com subscription but since you said it happened on 3 seperate occasions, I think that is highly unlikely. (unless its the same agent)

As a new realtor, I have to wonder if a listing agent is so quick to let the outside world know that a property has an offer. In my neck of the woods, once a property has an offer, it shows up on the MLS with a "K" (for contingency) next to it in the status column. That is because all listings in my area have the lawyer review period so until that, or an inspection happens, there is technically a contigency on the property. Then it goes to "P" for pending. Some realtors are soooo slow to enter the different status marks. I have to wonder if it is because they are busy or is it because someone might contact them from a listing on REALTOR.com and the realtor will say, "Oh, that one is sold, or under contract, but I have xx other houses I can show you." Tricia, I can't answer your question, but I will ask my broker as he is the one who pays the bills. I usually see the opposite--homes I know are under contract that are still up there.
Hmmm.
Jo

jojoco - don't realtors have an ethical duty to put that information into the system in a timely manner?

sparksals--I don't believe we have an ethical responsibility to put "pending" information into the MLS in a timely manner. Each MLS has it's own rules which govern how long we have to make changes, input new listings, etc. (ie--I have 72 hours to put new listings in or I can be fined.) Maybe I'm reading the word ethical too literally, but I don't recollect it being anywhere in our code of ethics that we had to do so in a particular way.

For what it's worth. I just checked on one of my pending listings. It is in our local MLS as pending. It's also still listed in Realtor.com Honestly I'm not sure how Realtor.com picks up listings. Realtors can use something called IDX to put all the listings in an area on their personal website. My understanding is that Realtor.com, just "picks up" the listings directly from the MLS. I don't know as much as I might because our staff does all of that. (I submit a pdf form I've filled out with descriptions, ads, etc.. Our staff puts it into the MLS for us from that form.) Maybe they input it into realtor.com too. I just know it gets there!

sparksals--I don't believe we have an ethical responsibility to put "pending" information into the MLS in a timely manner.

Rrah, here is a cut and past of the NYS Code of Ethics regarding offers.

Standard of Practice 3-6
REALTORS® shall disclose the existence of accepted offers, including offers with unresolved contingencies, to any broker seeking cooperation. (Adopted 5/86, Amended 1/04)

"Rrah, here is a cut and past of the NYS Code of Ethics regarding offers.
Standard of Practice 3-6"

It's ths NAR Code of Ethics.

Here is a link that might be useful: NAR COE

grrrr...I do that ALL that time.

Tricia did you call any of the agents to see why they werent on realtor.com?

This reminds me of what happened to us 20 years ago. We listed our first home with a local realtor, she put it on the market and we got a full price offer within a week which, of course, accepted. It was subject to inspection and the very young buyers brought their two fathers to do the inspection. Surprise! The buyers backed out and the house (we thought) went back on the market.

Six weeks went by with no showings, and this in a hot market. We called our realtor a few times and she told us to "be patient." So the DH told a colleage at work who happened to be an agent, and he checked the MLS, which was only in printed form at the time and not available to the public.

Guess what? Our house was still listed as "sold'! We got out of our listing contract (with considerable unpleasantness, I might add) and relisted with another agent. Again, it sold for full price within a week.

The delay caused us to have to take out a bridge loan so that we could meet the closing date on our new home.

Because this happened to us, I would not be the least surprised if it turned out that the agent(s) in question simply hadn't bothered to update the listing.

Concerning ethics, I would think it would be obvious to anyone that, since the agent owes a fiduciary duty to the seller, a mistake like this is not only a breach of ethics, but also leaves the agent liable for damages in court. Indeed, I actually had drafted a complaint, but we cooled off and simply let the matter drop without filing suit.

Tricia, here is my favorite RE blog of the moment: Reno Realty - scroll down and see the blog "Gifting Listings: The End of Denial".

Linda, yes...I phoned on one this morning. The listing expired a month ago & the sign is still up. I was told that they only have one part-time guy who does the signs & he's "behind getting old signs pulled". Yikes!

Gina, I read the blog you posted. It's relevant to the house I referenced above. The listing agent told me that the sellers were just not reseasonable regarding price. It's a divorce situation. The house was purchased summer '05 with a "creative" 95% mortgage. This listing agent will not relist at the old price so it's exactly as the blog spoke about.

/t

That makes sense, I'm pretty sure realtor.com works the same in all areas. Only "active" listings will show up, so if its got an accepted offer, expired, withdrawn, sold, pending or anything other than active, it doesnt show up on realtor.com (of course the listing agent has to report "something".)

In our office, realtor.com hasn't been picking up all the listings it should lately. We have to check it to make sure they're all still there and then bug them about it. This might be a peccidillo of our local MLS setup, but you gotta love technology.

realtor.com is not real time like most company websites. they also are not quick to fix glitches in their system. i once had a home without a pool show up as having a pool and it took literally weeks to get it right. the sellers understood what was going on as i forwarded relator.com emails but buyers were really angry at me and it really was beyond my control...call the agent

realtor.com is not real time like most company websites. they also are not quick to fix glitches in their system. i once had a home without a pool show up as having a pool and it took literally weeks to get it right.

Agents that subscribe to enhanced listings on Realtor.com can change their own listing comments and pictures in real time without having to contact Realtor.com. Just another reason to hire an agent who pays for enhanced listings.

terriks you are right! I spoke too soon...my husband who is also an agent and does our realtor.com stuff said that our texts changes and banners are in real time, our pictures can take up to 24 hours to load and changes made to the MLS usually happen the next day after the MLS daily dump...he reminded me that our pool problem was years ago but did say they glitches sometimes still happen that he needs tech support to deal with when he can't get the system to accept a change...I love that man!

He had no answer as to what might cause a listing to be in the MLS but not on realtor.com unless the client did not want it on realtor.com or the agent was making a company or team change that impacted their MLS #???