Clear Cooperation Policy 2025

The National Association of REALTORS^® (NAR) recently introduced significant updates to its Multiple Listing Service (MLS) policies, aiming to enhance transparency and provide greater flexibility for sellers. These changes include the reaffirmation of the Clear Cooperation Policy (CCP) and the introduction of the Multiple Listing Options for Sellers policy.  

Implemented in 2020, the CCP mandates that real estate professionals submit a listing to the MLS within one business day of marketing the property to the public. Public marketing encompasses various activities, including yard signs, digital advertisements and social media posts. The primary goal of the CCP is to promote transparency and ensure that all MLS participants have equal access to property information, thereby fostering fair competition and upholding fair housing principles. 

Implemented in 2020, the CCP mandates that real estate professionals submit a listing to the MLS within one business day of marketing the property to the public. Public marketing encompasses various activities, including yard signs, digital advertisements and social media posts. The primary goal of the CCP is to promote transparency and ensure that all MLS participants have equal access to property information, thereby fostering fair competition and upholding fair housing principles. 

In March 2025, NAR unveiled the “Multiple Listing Options for Sellers” policy, designed to complement the CCP by offering sellers more flexibility in marketing their properties. This policy introduces a new category called “delayed marketing” exempt listings, allowing sellers to instruct their agents to delay the public marketing of their property through channels like the Internet Data Exchange (IDX) and syndication for a specified period. 

• Delayed marketing period: Sellers can choose to postpone the public marketing of their property, with the duration determined by the local MLS.
• MLS submission: Despite the delay in public marketing, the listing must still be submitted to the MLS, ensuring that other MLS participants have access to the information.
• Seller disclosure: Agents are required to obtain a signed disclosure from the seller, confirming their informed decision to delay public marketing. MLSs can require submission of the seller disclosure along with a delayed marketing listing. It is up to each MLS to decide whether the disclosure must be submitted. 

The WRA is creating a model disclosure form that can be used to obtain the necessary seller disclosure. This form will demonstrate the seller’s affirmative decision to restrict a firm’s marketing and will include an acknowledgment from the seller indicating the seller understands the potential implications of limiting marketing on the sale of their property.

An “office-exclusive listing” refers to a listing that is marketed exclusively within a real estate firm and is not publicly advertised. This type of listing is typically used when a seller has privacy concerns or has a specific reason to limit exposure — such as when the seller could be a high-profile figure, has health issues or has other unique personal circumstances. While office-exclusive listings avoid broader public marketing, such listings still must comply with NAR’s CCP, which requires the listing to remain truly exclusive to the office: yard signs, social media posts, email blasts or public-facing marketing of any kind are not allowed. A signed seller disclosure is also required, confirming that the seller understands and agrees to these limitations.

Office-exclusive listings remain an option for sellers. If an office-exclusive listing were marketed to the public, it would need to be active in the MLS within one business day of being marketed to the public. 

• Full, unrestricted marketing: The property is marketed to the public and is marketed through the IDX and other syndication sites. Keep in mind that even when a seller opts for full, unrestricted MLS marketing, some MLSs offer a category — often labeled as “delayed” or “withheld” — to indicate that while the property is broadly marketed and shared, the seller is not permitting showings during this period. Terminology may vary slightly across MLSs.
• Office exclusive: The property is marketed within a real estate firm and is not publicly advertised but is advertised within the firm.
• Delayed marketing: The property is visible in the MLS but is not marketed through IDX or other syndication. The firm can market it publicly as directed by the seller. 

The policy became effective on March 25, 2025, with a compliance deadline set for September 30, 2025. This time frame allows MLSs to make necessary technical adjustments and consult with stakeholders to determine appropriate delayed marketing periods. 

Real estate professionals must navigate these policies carefully, balancing compliance with the CCP and the new flexibility offered by the Multiple Listing Options for Sellers policy. Real estate professionals must educate clients about the implications of delayed marketing and ensure all required documentation is in place. This need for clear communication is precisely why a seller disclosure form is required when pursuing an office-exclusive or a delayed marketing exempt listing.

Sellers now have more options when it comes to marketing their properties. While immediate MLS exposure can lead to broader visibility, delayed marketing may be suitable for those seeking privacy or a more controlled marketing approach.

Buyers benefit from increased transparency and access to a wider range of listings. However, they should be aware that some properties may be in a delayed marketing phase and not immediately visible through public channels.

The reaffirmation of the CCP and the introduction of the Multiple Listing Options for Sellers policy represent NAR’s efforts to balance transparency with flexibility in the real estate market. While these policies aim to promote fair competition and uphold fair housing principles, they have sparked debates about autonomy, innovation and the future of property marketing. As the industry adapts to these changes, ongoing dialogue among stakeholders will be crucial to address concerns and ensure that the policies serve the best interests of all parties involved. NAR has published model rules, the policy statement itself, frequently asked questions and a document providing an overview of CCP generally.