1.5  DUPLICATE LISTINGS: Duplicate listings can be misleading, skew statistics and make Comparative Market Analyses (CMAs) cumbersome. No more than three active listings are allowed in the MLS system per Parcel ID number. All duplicate listings must be cross referenced in the “Public Remarks” field with the additional MLS numbers, and each listing must be maintained concurrently. If the property sells, the Listing Brokerage must report the pending sale and closing on only one listing, and change any additional listings to Temporarily off Market status while the sale is pending and Withdrawn status upon closing.

a.  Examples of prohibited duplicate listings: 

1. Properties cannot be listed as a “three-bedroom” listing and as a “four-bedroom” listing, entered once in each of two different Subdivisions, in more than one city, county, zip code, property style, etc.
2. A condo/townhouse unit cannot be entered as a Single-Family listing. Conversely, a Single-Family unit cannot be entered as a condo/townhouse listing.
3. A listing cannot be added more than once to gain additional exposure as another “new” listing, to obtain an extension for a listing or if a mistake was made when entering information on a listing. Rather, Canopy MLS should be contacted for assistance to update an expiration date or correct the error.
4. Properties that are co-listed cannot be listed more than once.
5. Sometimes more than one broker claims to have a valid listing agreement for the same property. Always search the database prior to entering a new listing to ensure that a listing is not a duplicate. Generally, Canopy MLS does not determine the validity of claims of competing contracts. The brokers and Seller are responsible for resolving the validity questions prior to entering a listing into the MLS.

NOTE: Entering a listing into the MLS without a valid written listing agreement and failure to withdraw a listing upon termination of a listing agreement are both Category II violations as described in Section 8.4.2 and carry a fine.

b.  Examples of permissible duplicate listings: 

1. Properties with multiple parcels can be listed together, separately or both; however, properties can be listed separately only if they can be purchased separately. Listings of property to be subdivided must comply with Section 1.20.
2. A residential property listed for sale that can also be leased can be listed in the rental section as well.
3. A property with a structure on it that is marketed for the land value can be listed under lots/acres/farms and other applicable property categories(s) (e.g., residential, commercial, etc.).
4. A duplicate listing can be submitted in the applicable property type(s) when the highest and best use is inconsistent with current zoning. If the property is non-conforming or requires rezoning (e.g., a residential property listed as commercial), it must be disclosed in Public Remarks.
5. New Construction listings with model homes proposed can have a single listing for each model offered by the builder, provided that there are sufficient lots to build all entries. Each listing must be attached to a specific lot or condo unit, a specific floor plan, and the list price must be reflective of the lot on which it is listed. Additionally, each listing must provide a valid address, legal description and accurate zoning. If there is no street number, then use the lot number in the Street Number field as well as the Lot/Unit field.
6. A residential listing with a rental unit (attached or a separate building) can be listed under the residential property category with a second living quarters and also under the residential multi-unit property category.
7. Properties can be listed by the same broker under multiple firms.
8. “Flip/Seller-does-not-yet-own” listings: “Listing A” must be reported as Under Contract-No Show status upon execution of the purchase agreement, indicating that “Seller A” is no longer seeking showings or backup offers. “Listing B” (the flip) will appear as Active status in the system. “Listing B” must indicate “Seller does not yet own,” in the Ownership Period field (see Section 1(f)). Both sales, “Listing A” and “Listing B,” must be reported as Closed status.

In the event of a Short Sale (see definition), if the sale of “Listing A,” and subsequently also the sale of “Listing B,” depends upon third-party approval of the contract to purchase, then that must be disclosed in the Public Remarks field of both listings. However, “Listing B” cannot indicate that the commission may be reduced by the lender, because “Listing B” is not a Short Sale. Canopy MLS recommends the following disclosures in the Agent Remarks:

LISTING A: This property is subject to a purchase agreement, and the buyer has re-listed the property for sale. Refer to MLS#__ for showings and offers. Potential Short Sale. Offers and commission subject to third-party approval. Any reduction in the gross commission required by the lender as a condition of approving the sale will be split ## percent to the Listing Brokerage and ## percent to the Cooperating Brokerage.

LISTING B: Property subject to a purchase agreement that is a Short Sale and requires third-party approval. Seller does not yet own the property. Closing will occur upon Seller procuring a subsequent buyer at favorable terms.