Taking a House Off the Market and Relisting

Why should I take my house off the market?

Selling your home and not getting results? You’re not alone. Many homeowners face frustration when their property sits on the market without generating the interest or offers they anticipated. This stagnation can stem from pricing misalignment, marketing that fails to showcase your home’s best features, listing during a slow season, or changing market conditions. Taking your house off the market and relisting it strategically can serve as a powerful reset button, giving your property a fresh start with potential buyers. 

This guide walks you through the why, when, and how of this approach, offering practical strategies for homeowners, agents, and sellers looking to revitalize their listing and achieve better results.

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George Nicola

George is a seasoned interior designer and property marketing strategist with over 13 years of experience. He specializes in transforming properties into visually stunning spaces, helping clients recognize the potential and beauty in each property. With an impressive international client base of exciting projects throughout Europe and America.

How to Reset MLS Days on the Market?

Resetting MLS Days on Market requires taking your property off-market for a specified period (typically 30-90 days) according to local MLS rules, then relisting it as a new property to refresh the DOM counter.

A modern, multi-level house with large windows and a pool, nestled in a mountainous landscape. This FSBO gem has recently been relisted, emphasizing the stark home price gap often seen in the real estate market.

What Are MLS Days on Market (DOM) and Why They Matter?

Days on Market (DOM) is a metric tracked by Multiple Listing Services (MLS) that shows how long a property has been available for sale. This number significantly impacts buyer perception—properties with high DOM values may be perceived as problematic or overpriced, often leading to lower offers or reduced interest.

Cumulative Days on Market (CDOM) tracks the total time a property has been listed across multiple listing periods, providing a more comprehensive history of a property’s time on the market.

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The Process of Resetting MLS Days on Market

Resetting DOM involves taking your property off the market and relisting it, but specific requirements vary significantly by region:

State/MLS-Specific Guidelines:

Arizona (ARMLS):

  • DOM resets after 90 days off-market
  • CDOM resets on the 91st day
  • Switching to a new brokerage resets DOM immediately (but not CDOM)

New York:

  • Requires 90 consecutive days off-market
  • OneKey MLS allows immediate DOM reset with a new broker
  • CDOM resets after 60 days off-market with the same brokerage

Texas:

  • Metrotex Association requires 31 days off-market
  • Austin MLS needs 91 days for CDOM reset

California:

  • Northern California MLS requires 31 days
  • Bay Area BAREIS MLS needs 11 days for DOM reset and 91 days for CDOM reset

Florida:

  • Most Florida MLS systems require 60-90 days off-market
  • Florida Keys MLS imposes a $25 fine for relisting within 5 days

Legal and Procedural Considerations

  1. Check local MLS rules: Contact your agent or local MLS office to verify current waiting periods and penalties.
  2. Document properly: Ensure all listing withdrawals are properly documented and processed.
  3. Avoid manipulation penalties: Some MLS systems impose fines (up to $500 in Columbus, OH) for attempting to manipulate DOM through improper relisting.
  4. Status options: Understand the difference between “Withdrawn,” “Canceled,” and “Expired” statuses and how each affects DOM calculations.

Listing on MLS Without a Realtor

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Is It Possible to List on MLS Without a Realtor?

Direct MLS access is typically restricted to licensed real estate professionals. However, sellers can access the MLS through alternative services: Direct MLS access is typically restricted to licensed real estate professionals. However, sellers can access the MLS through alternative services. These platforms often provide various tools to help homeowners market their properties effectively. Additionally, for those interested in selling a house quickly for cash, some companies specialize in making fast offers, allowing sellers to bypass traditional listing processes and gain immediate liquidity. By utilizing these services, sellers can leverage broader exposure while still exploring cash offers.

  1. Flat Fee MLS Services: Brokerages that provide MLS access for a fixed fee rather than a percentage commission.
  2. Limited-Service Brokers: Agents who offer à la carte services, including MLS listing, without full representation.
A tranquil room with large windows offers a serene nature view and a cozy bed; be wary of real estate penalties for Days on Market manipulation, especially when considering relisting tactics.

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Steps for Homeowners to List Independently

  1. Choose a flat fee MLS provider: Research options in your area, with fees typically ranging from $100-$1,000.
  2. Prepare listing materials:
  • High-quality photos (professional photography is recommended)
  • Detailed property description
  • Accurate square footage and property details
  • Compelling selling points and neighborhood information
  1. Submit your listing: Provide all materials to your chosen service provider.
  2. Set buyer’s agent commission: Most successful FSBO listings offer 2.5-3% to buyer’s agents to ensure cooperation.
  3. Manage the sale: Handle inquiries, showings, negotiations, and paperwork independently.

Pros and Cons of Listing on MLS Without a Realtor

Disadvantages:

  • FSBO homes typically sell for 6-14% less than agent-represented properties
  • Limited negotiation expertise and market knowledge
  • Time-intensive management of the selling process
  • Potential legal risks without professional guidance

Advantages:

  • Cost savings (average savings of $15,000+ on a $500,000 home)
  • Complete control over the listing and selling process
  • Flexibility in updating or modifying the listing
An indoor pool with lounge chairs is enveloped by lush plants, creating a serene escape. On the left, a note about the brokerage reset accompanies news of the property relisting back onto the real estate market after being briefly taken off.

Take House Off Market and Relist

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Reasons to Take a House Off the Market and Relist

  1. Stale listing: Properties with high DOM can develop a stigma.
  2. Seasonal timing: Relisting during a more favorable season (typically spring).
  3. Pricing adjustment: Significant price changes may warrant a fresh listing.
  4. Property improvements: Completing renovations or staging changes.
  5. Changed market conditions: Adapting to shifts in the local market.
  6. New marketing approach: Implementing a different marketing strategy.

Step-by-Step Process

  1. Evaluate current listing performance: Analyze feedback, showing results, and online engagement.
  2. Terminate current listing:
  • Notify your agent in writing of your desire to cancel
  • Review your listing agreement for termination clauses and potential fees
  • Sign the necessary cancellation documentation
  1. Wait the required period:
  • Adhere to your local MLS’s waiting period requirements
  • Use this time for property improvements or repositioning
  1. Prepare for relisting:
  • Update photos and marketing materials
  • Consider professional staging or minor renovations
  • Adjust price based on current market comparables
  1. Create a new listing strategy:
  • Refresh property description to highlight different features
  • Consider new marketing channels or techniques
  • Develop a new showing strategy
This modern circular room, with expansive windows and a wooden ceiling, offers a lush setting with abundant plants and a central open courtyard. Ideal for those seeking contemporary elegance in real estate. Perfect for new listings on the market. Text on left side.

Potential Risks and Benefits

Benefits:

  • Fresh start with zero DOM (depending on local rules)
  • Opportunity to implement feedback from the previous listing period
  • Ability to adjust to changing market conditions
  • Renewed interest from buyers who previously overlooked the property

Risks:

  • Savvy buyers/agents may recognize the relisted property
  • Potential termination fees with your current agent
  • Wasted market time during the waiting period
  • Risk of market conditions changing during the off-market period

Relisting House with a Different Agent

Advantages of Switching to a Different Agent

  1. Fresh marketing approach: New agents bring different marketing strategies and networks.
  2. Different buyer connections: Access to a different pool of potential buyers.
  3. Reset agent-buyer dynamics: Previous negative interactions are eliminated.
  4. New perspective: Different insights on property positioning and pricing.
  5. DOM reset in some regions: Certain MLS systems reset DOM with brokerage changes.

Tips for Selecting a New Agent

  1. Interview multiple candidates: Meet with at least three agents before deciding.
  2. Review track record: Examine their recent sales in your area and price range.
  3. Assess marketing capabilities: Review their online presence, photography quality, and marketing materials.
  4. Check communication style: Ensure their communication approach matches your preferences.
  5. Discuss specific strategies: Ask for their concrete plan to sell your specific property.
  6. Review listing agreement terms: Pay attention to contract length, termination clauses, and commission structure.

When This Strategy Is Most Effective?

Switching agents tends to be most effective when:

  • The previous agent failed to generate adequate interest after 3+ months
  • The property has specific features that require specialized marketing
  • Communication issues existed with the previous agent
  • The previous agent’s marketing plan lacked innovation or effectiveness
  • The market has changed significantly since the initial listing

Legal Considerations and Contract Termination

  1. Review your current listing agreement: Look for early termination provisions.
  2. Negotiate release: If still under contract, request a release from your current agent.
  3. Check for protection periods: Many agreements include a period where you still owe commission if buyers introduced by the original agent purchase the property.
  4. Get everything in writing: Ensure all agreements, terminations, and new contracts are properly documented.
  5. Consider timing: Align the termination and new listing to minimize off-market time while complying with MLS rules.

Relisting House at a Higher Price

Scenarios Where Higher Price Relisting Makes Sense

  1. Significant improvements: Substantial renovations or upgrades completed since the initial listing.
  2. Market appreciation: Clear evidence of rapid price increases in your neighborhood.
  3. Initial underpricing: Professional assessment confirms the property was originally underpriced.
  4. Seasonal adjustment: Relisting during high-demand seasons may support higher pricing.
  5. Strategic bidding: Creating a cushion for negotiation after initial low-price listing failed to generate desired offers.

Strategies for Justifying a Higher Price

  1. Document improvements: Create a detailed list of all upgrades and improvements with associated costs.
  2. Update photography: Invest in professional photos that highlight improvements.
  3. Provide comparable sales: Compile recent sales of similar properties supporting the higher price.
  4. Highlight market changes: Document neighborhood developments or market trends justifying the increase.
  5. Enhance property description: Emphasize value-adding features not previously highlighted.

Risk Assessment and Mitigation

Risks:

  • Buyer skepticism when they recognize a relisted property at a higher price
  • Extended time on market if the higher price isn’t justified
  • Negative perception from agents who showed the property at the lower price

Mitigation Strategies:

  • Ensure the property has visible improvements justifying the price increase
  • Time the relisting during high-demand periods
  • Target different buyer segments with tailored marketing
  • Consider a different marketing angle emphasizing unique property features

Relisting House at a Lower Price

Why Relisting at a Lower Price Might Be Necessary?

  1. Market feedback: Consistent feedback that the property is overpriced.
  2. Extended market time: Property hasn’t sold after extensive marketing.
  3. Market downturn: External economic factors affecting buyer demand.
  4. Comparable sales analysis: Recent sales of similar properties at lower price points.
  5. Urgency factors: Time constraints requiring a faster sale.

Strategies for Determining the New Price

  1. Psychological pricing thresholds: Set prices just below key search thresholds (e.g., $299,900 instead of $305,000).
  2. Competitive undercutting: Price 5-10% below comparable properties to attract immediate attention.
  3. Strategic price drops: Plan for gradual, predetermined price reductions if necessary.
  4. Value-focused repositioning: Emphasize value aspects of the property at the lower price point.
  5. The 10-day price drop strategy: Pre-negotiate an automatic price reduction if no offers materialize within 10 days.

Improving Marketability at the Lower Price

  1. Refresh listing presentation: Update photos, description, and virtual tours.
  2. Offer incentives: Consider including certain furnishings, appliances, or closing cost assistance.
  3. Highlight value features: Emphasize cost-saving or value-adding features (energy efficiency, low maintenance).
  4. Create urgency: Use limited-time offer language or highlight recent price reduction.
  5. Consider home warranty: Include a home warranty to provide buyer peace of mind.

Conclusion

Taking a house off the market and relisting it can be an effective strategy when done correctly. The success of this approach depends on understanding local MLS rules, making strategic improvements during the off-market period, pricing appropriately, and implementing effective marketing strategies upon relisting.

Whether you’re working with an agent or selling independently, consider all aspects of the relisting process, including timing, pricing strategy, agent selection, and property presentation. By taking a thoughtful, strategic approach to relisting, you can increase your chances of a successful sale at the best possible price.

Remember that real estate markets are local and dynamic—consult with local professionals to understand the specific rules and market conditions in your area before making relisting decisions.