ARELLO Study Revealed Listing Price Disparities
A new industry analysis found significant price variations between private and MLS real estate listings.
Updated on Sept. 23, 2026 in Residential
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The Association of Real Estate License Law Officials (ARELLO) reported that private real estate listings consistently sold for less than comparable properties listed on the Multiple Listing Service (MLS). Conversely, properties marketed as coming-soon consistently achieved higher sale prices during the same period.
Why it matters
Understanding how listing strategies influence final sale prices helps homeowners and agents make informed decisions about property exposure in an evolving market. The findings suggest that the choice of listing method has a tangible impact on seller equity across different demographics.
Listings on the MLS sold for 0.62% above the expected price in 2024, compared to private listings which sold for 1.26% less during the same year. Coming-soon listings outperformed MLS listings by 1.55% during the first half of 2026.
The players
ARELLO
The Association of Real Estate License Law Officials is a global organization dedicated to supporting real estate regulators through education and research.
Zillow
This real estate marketplace provided the historical sales records used as a primary data source for the study.
The details
The organization analyzed over 10 million transactions, finding that private listings sold for 0.88% less than MLS listings in majority white neighborhoods, while that gap widened to 2.21% in majority non-white areas. Since 2024, the volume of private listings has declined, while coming-soon listings have seen annual growth of 13%.
Timeline
January 2024 marked the beginning of the data analysis period for this residential study.
Data covered the full calendar years of 2024 and 2025 regarding listing performance.
The analysis concluded following the first half of 2026.
Culture Shift
This study updates the historical reliance on MLS data by quantifying the impact of off-market strategies on final sale prices. It highlights how digital exposure and marketing tiers are increasingly driving value differences in the modern residential landscape.
Homeowners choosing to list properties privately may risk lower final sale prices compared to those utilizing the broader reach of the MLS. Sellers should consider that coming-soon listings have shown a consistent ability to secure higher price premiums in the current market.
The takeaway
Sellers should prioritize broad market exposure through the MLS to maximize potential returns on their property. Utilizing a coming-soon strategy may also offer a competitive price advantage compared to traditional listing timelines.
Further reading
For more on property trends, visit our Residential section.
Source note: This article includes information reported by HousingWire.
Live Poll
If you were selling your home, would you list it publicly to secure a higher price?
