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Quick take
Mere Posting, also known as flat-fee MLS® (see an example from PropertyMesh) or limited-service listing, is a key option for Canadian home sellers looking to cut commission costs. Enabled nationally by a consent agreement between the Canadian Real Estate Association (CREA) and the Competition Bureau, a mere posting allows a seller to appear on a board’s MLS® System (and therefore on REALTOR.ca) by hiring a brokerage only to submit the listing, with little or no additional service unless purchased à-la-carte. This unbundled model puts the seller in control of the marketing and negotiation, while maintaining the crucial reach of the national listing system.
What exactly is a “mere posting”?
Definition (national context). In the Competition Bureau–CREA consent framework, a mere posting is a listing on a member board’s MLS® System where the member has chosen or agreed not to provide services to the seller other than submitting the listing. Multiple regulators and associations cite this formulation, including Manitoba’s association and Alberta’s regulator.
MLS® access basics. Only a REALTOR® (a CREA member) can place a listing on a board’s MLS® System, which feeds REALTOR.ca; private sellers cannot upload directly. MLS® Systems are operated by local boards/associations for REALTOR® members; REALTOR.ca is the national public portal.
Where did mere posting come from?
In 2010, CREA and the Commissioner of Competition reached a consent agreement confirming that CREA’s rules (and those of member boards) must not deny or discriminate against REALTORS® who offer mere posting services or other unbundled options. This opened the door for flat-fee MLS® and fee-for-service models across Canada.
What’s included vs. excluded (typical scope)
Usually included
- Data entry of your listing to a board MLS® System (hence to REALTOR.ca).
- Basic compliance items required to post/update/remove the listing (e.g., mandatory fields, signatures).
- Your contact details and offer-presentation instructions often appear in the REALTOR – only remarks so cooperating agents contact you directly.
Usually not included (unless you buy add-ons)
- Pricing strategy/CMA, staging, copywriting, photography, floor plans, social ads.
- Showing coordination and inquiry triage.
- Offer handling, negotiation, condition management, or closing coordination.
- Holding deposits in trust (you’ll typically direct deposits to your lawyer’s trust account).
Commission note. The total commission varies by province. With a mere posting, many sellers still offer a co-op (buyer-agent) commission to encourage showings; the listing-side cost becomes the flat fee you pay to the posting brokerage (plus any à-la-carte services you choose).
How Mere Posting Differs From Other Paths
Compare the key differences between various real estate selling approaches
| Path | Who lists on MLS® | Who handles marketing/showings | Who negotiates/offers | What you typically pay |
|---|---|---|---|---|
| Mere Posting (flat-fee MLS®) | A REALTOR® posts the listing; service is limited | Mostly you (unless you buy add-ons) | You (unless you buy add-ons) | Flat fee to list + any buyer-agent co-op you offer (total commission varies by province) |
| Full-service agent | Listing agent/brokerage | Agent/brokerage | Agent/brokerage | A % split between listing & buyer agents (structure varies by province) |
| Private sale (non-MLS) | No board MLS® entry | You | You | Platform/ads/legal; no MLS® reach |
Mere Posting Benefits
Save on commission fees while still getting MLS® exposure. You maintain control over the selling process and only pay for services you need.
Full-Service Advantages
Professional handling of all aspects of the sale. Ideal for sellers who prefer a hands-off approach and want expert guidance throughout.
Private Sale Considerations
Maximum cost savings but limited exposure. Works best for sellers with strong marketing skills and a network of potential buyers.
Step-by-step: How to use a mere posting (safely)
- Retain a real-estate lawyer first You’ll want the Agreement of Purchase and Sale (APS) reviewed/drafted, deposit instructions set (to your lawyer’s trust account), and closing logistics mapped.
- Decide your service stack Flat-fee post only, or add: pricing consult, photography, floor plans, copywriting, showing service, offer-night support. Buy only what you need.
- Prepare documentation & disclosures
- Chattels/fixtures list, recent upgrades, permits, warranties, utility info.
- Condo: status certificate (ON), AGM minutes, reserve-fund disclosures, bylaws/rules.
- Rural: well/septic info; water potability/flow tests.
- Province-specific: PDS in B.C. (board practice); Seller’s Declarations in QC (mandatory with brokerage). REBGV Members
- Set your buyer-agent co-op Decide what (if any) commission you’ll offer to buyer agents. Commission structures vary by province.
- Sign the limited-service listing agreement Your posting brokerage will complete the required MLS® fields and submit. Expect FINTRAC ID verification when a brokerage acts as agent/mandatary. FINTRAC
- Photography, floor plans & measurements Use real-estate pros; in Alberta, ensure RMS compliance. RECA
- Manage showings and inquiries Your contact details and offer instructions are commonly placed in REALTOR-only remarks; you’ll field calls, verify buyer/agent details, and schedule access. RECA
- Negotiate offers (or buy help)
- Require buyer identity, irrevocable time, deposit timing, and clear conditions (financing, inspection; condo status docs where applicable).
- Consider purchasing offer-review/negotiation help à-la-carte if you’re uncomfortable.
- Deposits & trust Instruct deposits to your lawyer’s trust account (or as your lawyer directs). Keep every document timestamped.
- Track conditions & close Monitor condition deadlines, provide access for appraisals/inspections, get waivers/fulfilments in writing, and let your lawyer coordinate title/adjustments to closing.