MLS Broker Remarks Generator | Private Agent-Only Remarks

Key Information

MLS broker remarks (also called private remarks, agent remarks, or agent-only remarks depending on the MLS system) are the confidential agent-to-agent field in a multiple listing service entry — visible only to licensed MLS members, not to public portals like Zillow or Realtor.com. Broker remarks serve a different purpose than public remarks: they communicate showing instructions (call before showing, 2-hour notice required, agent-accompanied only), offer presentation details (offer deadline, multiple offer procedures, pre-approval requirements), lockbox information and access codes, commission or buyer agent compensation notes, and seller preferences not appropriate for public display. BuildMyListing generates broker remarks separately from public remarks, using agent-appropriate language for the MLS-only audience.

Pricing: Starting $99/month

Time Required: 2 minutes per listing

The Problem

The MLS broker remarks field is consistently the most neglected field in a listing entry — agents either leave it blank (causing buyer agents to call for instructions that should have been in writing) or copy-paste the public description (wasting the only field available for agent-to-agent communication). Clear, complete broker remarks reduce showing coordination calls, prevent offer presentation confusion, and communicate seller preferences efficiently to the agent-only audience.

The Solution

BuildMyListing generates separate broker remarks calibrated for the agent-only MLS audience — covering showing instructions, offer presentation procedures, lockbox details, commission notes, and seller preference disclosures — distinct from the public listing description.

Key Features

Showing Instructions and Access Details

Broker remarks are the appropriate place for showing instructions that buyer agents need before scheduling: 'Call/text listing agent 2 hours before showing. Occupied — do not knock/ring bell, ring smart doorbell app only. Dog on premises. Use SentriLock lockbox on gas meter, code 4142. Agent accompanied required for all showings. Shoes off requested.' These instructions do not belong in the public description and should not be omitted from the entry.

Benefit: Clear showing instructions reduce coordination calls and prevent showing conflicts

Offer Presentation and Deadline Details

When sellers have specific offer procedures, broker remarks communicate them to buyer agents before they write offers: 'Offers due Monday 2/10 at 5pm CT. Seller will respond by 9pm same day. Pre-approval or proof of funds required with offer. Escalation clauses accepted. Submit via DotLoop link: [link]. Contact listing agent with questions.' These details in broker remarks prevent confusion and incomplete offer submissions.

Benefit: Offer procedure clarity reduces incomplete offers and deadline confusion

Commission and Compensation Notes

Post-NAR settlement (effective August 2024), buyer agent compensation is no longer offered through MLS in most markets. Broker remarks can communicate seller's cooperation preferences in the MLS-only field where permitted by local MLS rules. BuildMyListing generates commission notes that are accurate and compliant with current NAR and local MLS policy — which varies by market. Agents should verify their local MLS's current rules on compensation disclosures in broker remarks.

Benefit: Compensation note guidance calibrated to post-NAR settlement market practices

Seller Preference and Condition Notes

Some seller-relevant information is appropriate for agent-to-agent communication but not for public display: 'Seller is relocating — motivated, will consider reasonable offers. Preferred close date: 45 days or more. Seller requests no open houses during month of February. Pre-inspection available — contact listing agent.' These notes help buyer agents serve their clients efficiently without broadcasting seller motivation publicly.

Benefit: Seller preferences communicated to agents without public disclosure

How It Works

Enter Showing, Offer, and Seller Preference Details

Input showing instructions (notice required, access method, lockbox type and location, agent-accompanied requirement, pet notes), offer presentation details (deadline if any, documents required, submission method), compensation note if permitted by local MLS rules, and seller preferences for timing or terms.

AI Generates Broker Remarks in Agent-Appropriate Language

BuildMyListing writes broker remarks in the terse, direct language agents use in the MLS-only field — not marketing copy, not full sentences in all cases, formatted for quick reading by a buyer agent scheduling a showing.

Copy to MLS Broker Remarks Field

Paste the generated broker remarks into the MLS system's broker/private/agent remarks field. Verify character count against your MLS system's field limit. Broker remarks are separate from the public remarks field — confirm you are pasting in the correct field before saving.

Common Use Cases

Occupied Home — Occupied Showing Protocol

Scenario: Agent listing an occupied home with elderly seller. Seller needs 4-hour showing notice. Small dog in crate. Agent-accompanied required. Offer deadline set for Sunday evening.

Process: Enter showing instructions: 4-hour notice, ring doorbell twice and wait, dog in crate in master closet, agent-accompanied → Offer presentation: offers due Sunday 5pm, respond Monday morning, pre-approval required → BuildMyListing generates broker remarks: 'Occ. 4-hr showing notice req. Ring doorbell x2, wait. Dog in crate. Agent accompanied all showings. SentriLock lockbox NW porch column. Offers due Sun 2/16 5pm CT, respond Mon AM. Pre-approval w/offer. Contact LA w/questions.'

Compliance: No personal information about seller in broker remarks. Age of occupant not mentioned. Showing instructions accurate.

Vacant Investor Listing — No Restrictions

Scenario: Vacant investor flip. Lockbox with easy access. No showing restrictions. Seller wants fast close (30 days). Motivated seller.

Process: Enter: vacant, key lockbox code, no restrictions, 30-day close preference → BuildMyListing generates broker remarks: 'Vacant, easy access. Combo lockbox on rear door handle, code 6842. No showing notice req, go direct. Seller prefers 30-day close. Motivated — bring offers. AS-IS sale, no repairs. Pre-approval or POF w/offer.'

Compliance: AS-IS sale noted. Motivation language in broker remarks (not public remarks). Lockbox code in agent-only field — not visible to public.

Frequently Asked Questions

What is the difference between MLS broker remarks and public remarks?

Public remarks (also called listing description, public description, or agent remarks depending on the MLS) are syndicated to consumer portals — Zillow, Realtor.com, Redfin — and are visible to buyers. Public remarks should be marketing-focused: property features, selling points, neighborhood context. Broker remarks (also called private remarks, agent-only remarks, or confidential remarks) are visible only to licensed MLS member agents — they are not syndicated and do not appear on consumer portals. Broker remarks are for operational agent-to-agent communication: showing instructions, lockbox details, offer procedure, seller preferences. These two fields serve fundamentally different purposes and should contain different information.

What should never be included in MLS broker remarks?

MLS rules and fair housing law prohibit certain content even in the agent-only broker remarks field. Do not include: personal information about the seller's motivation that could be used against them in negotiation (e.g., 'seller is going through divorce'); demographic information about the seller or neighborhood; any information that violates the Fair Housing Act (42 U.S.C. § 3604) — the FHA applies to the agent-to-agent context as well as public marketing; contact information where MLS rules prohibit it in remarks fields; and specific lockbox codes on systems where MLS rules require codes be delivered through the MLS showing service rather than in remarks. Check your local MLS rules for specific prohibitions.

How has the NAR settlement changed compensation disclosures in broker remarks?

The NAR settlement (effective August 17, 2024) prohibits offers of buyer agent compensation through MLS fields — the previous 'Co-op fee: 2.5%' language in broker remarks is no longer permitted through the MLS in most markets. Agents should verify their specific local MLS rules — some MLSs have adopted the prohibition fully, others have specific language about what compensation disclosures are permitted in non-syndicated fields. BuildMyListing recommends verifying local MLS rules before adding any compensation language to broker remarks, and consulting a real estate attorney or your local board if uncertain. This area of practice is evolving as local MLS rules are implemented.

What is a SentriLock lockbox and how does it differ from a Supra lockbox?

SentriLock and Supra (iBox) are the two primary electronic lockbox systems used by real estate agents in the United States. SentriLock is managed by the National Association of Realtors and uses a Bluetooth/NFC card system (REALTOR Card or the SentriConnect app). Supra (now Carrier) uses a key fob (eKEY) or the Supra mobile app for access. Both systems log access by agent and time. In broker remarks, specify the lockbox type (SentriLock or Supra) and location (front door handle, gas meter, etc.). Do not include electronic lockbox access codes in broker remarks — codes are accessed through the respective app/key system, not manually entered. Combination lockboxes (non-electronic) have access codes that can be in broker remarks, as the agent-only field.

Does BuildMyListing include broker remarks in the listing package?

Yes. BuildMyListing generates broker remarks as a separate output from the public MLS description — the two fields are distinct and serve different audiences. Agents input showing instructions, offer procedure preferences, and seller notes, and BuildMyListing generates terse, agent-appropriate broker remarks formatted for the MLS field. The public description and broker remarks are both downloaded in the listing package.

Who is BuildMyListing built for?

BuildMyListing is built for Listing agents who want to produce complete, professional MLS entries — both public remarks and broker remarks — without spending time writing two separate fields from scratch. The product packages photo enhancement, virtual staging, MLS-ready descriptions, compliance scans, and marketing materials into a single workflow so agents and their teams can prepare a complete listing in minutes rather than hours.

Ready to Get Started?

Transform your listing photos with AI-powered enhancement and automatic AB 723 compliance tracking.

Join the Waitlist

MLS Broker Remarks Generator — Private Agent-Only Remarks for Your MLS Entry