Office Exclusive VS Full Market Listing

In the news lately, we’re reading about office exclusive listings (aka “pocket or private” listings) where a house/property is listed for sale, but not publicly advertised through the Multiple Listing Service (MLS). Is this a good practice, will the house/property sell for more money than a full market listing? There is also the case for a “delay” in going public, but that’s another blog. Let’s look at 4 issues regarding these types of sales, and if you are a seller, if this is right for you:

1. Exposure Drives Price

• Full market listings are placed on the MLS (Multiple Listing Service), syndicated to numerous websites (Zillow, Realtor.com, Redfin, etc.), and are visible to all cooperating brokers and their buyers
• Office exclusive listings are marketed only within one brokerage or even to just one agent’s personal network, limiting exposure
• What less exposure may do = fewer buyers = less competition = lower likelihood of bidding wars or top-dollar offers.

2. Buyer Competition

• In a full market listing, more buyers are aware of the property, potentially driving up the price through multiple offers or bidding wars
• Office exclusives rarely create that competitive environment because fewer buyers know the home is for sale

3. Perceived Fairness and Market Confidence

• Buyers and their agents may be suspicious of off-market or exclusive deals, worrying about transparency or fairness in pricing. The buyers agent will do their due diligence
• This may result in lower offers or more negotiation hurdles

4. When It May Make Sense



There are rare scenarios where an office exclusive might make more sense:

• High-profile sellers (celebrities, executives) want privacy and/or security concerns
• Potentially negotiating a lower commission?
• A potential sense of exclusivity for a high-end property. A perceived value for buyers, but needs to be the “right” property
• Gauge public interest
• Highly specialized properties that appeal to a narrow buyer pool known to the brokerage
• The brokerage already has a ready buyer willing to pay top dollar — though this should be scrutinized to ensure it's truly the best offer possible

Bottom Line: If the seller's goal is to get the highest price possible, going to full market is almost always the better strategy. Office exclusives may sell, but they typically do not outperform full market listings in terms of price. Call me to find out what a “fair” price is for your home, and/or what “office exclusives” I know about. Also, ask me about “Coming Soon” listings where you can get a sneak peek before the general public has a chance to view.