The simple answer to this question is no, you can't delist and relist your home to make it look like a new listing. Keep reading to find out why this isn't a good practice and what other tactics you can use to get more buyers to check out your property.While we used to see delisting and relisting used as a common practice, today it's both forbidden by the MLS boards and it's a bad way to try and get more buyers to your listing.
Here are two big reasons why this strategy is ineffective:
- MLS boards consider this practice to be illegal manipulation of their systems, and they will punish you for it.
- All of the major real estate websites have a property history section that details the changes you make to the listing. These sections are based on address, not MLS number - so if you list, delist and relist, all of that information is transparently shown to buyers.
Our general advice to sellers when they ask about a delist/relist strategy is to take a step back and focus on the real issue. If you've noticed a slowdown in buyer traffic or if your listing is off to a slow start, ask yourself these four questions:
- Do you have professional photos?
- Is your home on the MLS, Zillow, Trulia, Redfin and Realtor.com?
- Are you offering a standard buyer agent commission (at least 2% or better yet, 2.5%) to encourage buyer agents to show your property?
- Are you correctly priced? We see pricing as a problem overwhelmingly with Southern California listings, where they adopt a "leave room to negotiate" strategy. As Zillow CEO Spencer Raskoff has written, that strategy backfires - here's why.
By knowing what to evaluate, you can troubleshoot any listing issues that are causing a slowdown in interest and keep your home sale moving along!