The Indexing Problem: Why Only the Listing Broker Should Decide What Gets Indexed

The question brokers keep asking me. In my work advising MLSs and brokerages on data strategy, the question I hear more than any other right now is some version of: how do I keep my listings out of AI? I have written about the liability brokers carry when their agents use unsanctioned AI tools. Here is the same liability running in the other direction. Your listing data is already inside everyone else's AI, and you still carry the liability for it.

By |2026-10-08T05:41:17-07:00October 8th, 2026|Broker Information, IDX, Real Estate Technology|Comments Off on The Indexing Problem: Why Only the Listing Broker Should Decide What Gets Indexed
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Contrary to Some People’s Beliefs, MRED’s PLN Status Has LESS Double-Ended Deals Than Active Status

For years, some have argued that allowing a private status within an MLS creates an environment where listing agents can hold properties close and capture both sides of the transaction. If that were happening systematically in MRED’s marketplace, we would expect to see higher double-ending rates in PLN Status.

By |2026-09-22T07:10:17-07:00September 22nd, 2026|IDX, MLS, MLS Insights|Comments Off on Contrary to Some People’s Beliefs, MRED’s PLN Status Has LESS Double-Ended Deals Than Active Status
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IDX as We Know It Survives Thanks to MRED

MRED just prevailed in its legal battle with Zillow. In a preliminary hearing, MRED prevailed on its right to enforce its own data licensing agreement with Zillow

By |2026-09-16T05:15:49-07:00September 16th, 2026|Associations, IDX, Legal in Real Estate, Main category, MLS, Zillow|Comments Off on IDX as We Know It Survives Thanks to MRED
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“Internet No” Is the Wrong Label. It Should Be “IDX: Yes/No.”

The MLS setting commonly labeled "Internet: Yes/No" has confused brokers and consumers for years. This article explains why the setting really governs IDX participation—not whether a property can be marketed online—and why updating the terminology would create greater transparency across the industry.

By |2026-07-17T14:13:59-07:00July 20th, 2026|Broker Technology Research, IDX|Comments Off on “Internet No” Is the Wrong Label. It Should Be “IDX: Yes/No.”
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Don’t Let One Company Destroy the Proven Effectiveness of IDX

There are moments in our industry when we need to stop whispering, stop pretending a policy fight is just a technical disagreement, and call out what is really at stake. The current battle between MRED and Zillow is one of those moments.

By |2026-05-27T09:24:49-07:00May 19th, 2026|IDX, MLS, MLS Insights|Comments Off on Don’t Let One Company Destroy the Proven Effectiveness of IDX
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HouseCanary Ignores Boundaries of IDX with Google Ad Integration

Two days ago, real estate tech strategist Mike DelPrete shared screenshots on LinkedIn showing Google Sponsored Ads that appeared to contain live residential listings. On the surface, this looks like ordinary digital advertising. In reality, it cuts directly into one of the most regulated areas of real estate brokerage: advertising authority and consent. On the same post, HouseCanary indicates that the MLS has approved this (presumably without the broker’s consent).

By |2025-12-15T12:57:22-08:00December 15th, 2025|IDX, MLS|Comments Off on HouseCanary Ignores Boundaries of IDX with Google Ad Integration
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The Zillow ChatGPT Integration of IDX Data: A Test of Opinion

If MLSs provide a standardized, policy-compliant way for AI systems to query listing data (with proper guardrails), then any broker or authorized app can use it and we maintain a level playing field and oversight.

By |2025-10-14T10:11:08-07:00October 14th, 2025|Artificial Intelligence, Broker Technology Research, ChatGPT, IDX, MLS Insights, Zillow|Comments Off on The Zillow ChatGPT Integration of IDX Data: A Test of Opinion
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Emerging Issues Committee Meets Friday October 25th to Discuss CCP

Does CCP ensure that those outside the profession remain dependent on them, reinforcing a hierarchical structure where professionals hold the upper hand?

By |2024-10-24T09:10:17-07:00October 23rd, 2024|IDX, Legal in Real Estate, MLS Insights|Comments Off on Emerging Issues Committee Meets Friday October 25th to Discuss CCP
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Here Comes RESO Data Dictionary 2.0 – All MLSs Must Certify By April 2025

This is a wake up call to MLSs and the vendors that consume IDX data. By mutual agreement, every MLS must adopt the new standard within one year of that standard passing. The fuse was lit and there are six months to get every MLS up to speed.

By |2024-10-21T11:28:29-07:00October 21st, 2024|IDX, MLS, Real Estate Technology|Comments Off on Here Comes RESO Data Dictionary 2.0 – All MLSs Must Certify By April 2025
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Would Eliminating IDX Cure the Clear Cooperation Debate?

Clear Cooperation is a restatement of a policy that has always been fundamental to the MLS. It's the difference between the MLS and an advertisement. 

By |2024-10-09T15:29:53-07:00October 10th, 2024|IDX, Industry Observations, Legal in Real Estate, MLS Insights|Comments Off on Would Eliminating IDX Cure the Clear Cooperation Debate?
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Data Sharing Done Differently with Trestle and RESO

If you are considering a data share, we hope you find inspiration from WARDEX. WARDEX has positioned itself for data sharing to resolve the problems of overlapping market disorder.

By |2023-08-14T13:32:54-07:00August 7th, 2023|Data-Driven Culture, IDX, MLS Insights, Real Estate Technology|Comments Off on Data Sharing Done Differently with Trestle and RESO
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