by 
In practice, you’re doing FSBO for sale by owner with an MLS® boost — essentially the same DIY sale, just with the MLS® megaphone turned on.
- Where Mere Posting Came From (and How It’s Regulated)
- Full-Service Flat Fee vs Flat-Fee MLS® Entry: Why People Get Confused
- What a Mere-Posting Brokerage Actually Does (and Doesn’t)
- When Mere Posting Might Make Sense (and When It Doesn’t)
- Commissions in a Mere Posting: How Buyer-Agent Co-op Fits In
- Step-by-Step: From “Thinking About Mere Posting” to “Sold”
- Common Challenges and Operational Risks in Mere Posting
- Key Requirements to Take Seriously in a Mere Posting
- Critical Things to Handle Carefully in a Mere Posting
- Examples of Flat-Fee MLS® Entry / Mere-Posting Brokerages in Canada
- Conclusion: Where Mere Posting Fits Next to Low-Commission Full Service
- Mere Posting Checklist
This guide is about the second model: a limited-service “mere posting” — a flat-fee MLS® entry arrangement where you run a DIY sale.
How Mere Posting Differs From Other Paths
Compare the key differences between various real estate service models
| Service Model | Who lists on MLS®? | Who negotiates? | Cost Structure |
|---|---|---|---|
| Mere Posting | REALTOR® | You | Flat Entry Fee (e.g., $499) |
| Traditional full-service (commission) | REALTOR® | REALTOR® | % of Sale Price |
| Full-service flat fee (not DIY) | REALTOR® | REALTOR® | Higher Flat Fee (e.g., $5,000) |
| Private Sale | No MLS® Access | You | Marketing Costs Only |
Mere Posting Benefits
Mere posting can reduce the listing-side commission compared with some full-service models while still providing MLS® exposure. You maintain control over the selling process and pay a defined fee for the specific services included in the package you select.
Full-Service Advantages
Whether you work with a traditional percentage-based listing agent or choose a full-service flat-fee model, the main benefit is the same: someone else is carrying the weight. Pricing strategy, marketing, showings, negotiation, and paperwork are handled for you. That kind of arrangement tends to suit sellers who prefer a more hands-off experience and want expert guidance from the first valuation right through to closing.
Private Sale Considerations
Potentially significant cost savings but with more limited exposure. Works best for sellers with strong marketing skills and a network of potential buyers.
1. Where Mere Posting Came From (and How It’s Regulated)
The short version of the history:
- Before 2010, many boards and associations made it hard or impossible for REALTORS® to offer MLS® access without full-service representation.
- After a Competition Bureau case and a consent agreement with CREA, brokerages across Canada must be allowed to offer limited-service / flat-fee MLS® packages.
- Each province still controls licensing, trust accounts, consumer protection, and agency rules.
Buyer agents must treat you as a self-represented party. They cannot “step in” to act for you or give you proper advice unless you also become their client, which would create its own conflict.
2. Full-Service Flat Fee vs Flat-Fee MLS® Entry (“Mere Posting”): Why People Get Confused
When buyers and sellers search for “flat-fee real estate” or similar terms, they’re often mixing up two different models that both involve a fixed price but very different levels of help.
To keep the terminology clear:
3. The Key Distinction in One Line
- Full-Service Flat Fee:
Fixed price for full representation. The fee is flat, the service is not DIY.
- Mere Posting / Flat-Fee MLS® Entry:
Fixed price for MLS® exposure only. You run a DIY sale with limited brokerage involvement.
Understanding that difference is important. Many sellers who look for flat-fee real estate expecting a full-service option only later realize that some so-called flat-fee MLS® entry packages are actually mere postings, where they will be negotiating and managing the transaction largely on their own.
3. What a Mere-Posting Brokerage Actually Does (and Doesn’t)
Every brokerage’s package is different, but most “pure” mere postings have the same core structure.
On paper, you are technically a client of the mere-posting brokerage for MLS®-related tasks. In reality, you are a DIY seller with compliance-grade MLS® exposure.
4. When Mere Posting Might Make Sense (and When It Doesn’t)
Mere posting can work if:
- You’re organized and comfortable handling lots of calls and emails
- You’re okay speaking with buyer agents who negotiate aggressively
- Your property is relatively straightforward (e.g., standard freehold or condo, no major title or tenancy complications)
- You are willing to pay for a real estate lawyer to review and guide every step once an offer appears
Mere posting is less suitable if:
- You have a very unique or high-risk property (complex tenancies, rural land issues, latent defects, power of sale, estate disputes, etc.)
- Your time is limited (shift work, caregiving, travel, young kids)
- You are uncomfortable saying “no” to people or being firm on terms
- You’re already overwhelmed by paperwork and deadlines
In those cases, a full-service or low-commission full-service model may be the preferred path.
5. Commissions in a Mere Posting: How Buyer-Agent Co-op Fits In
An important point to understand is:
- Commission is generally negotiable in Canada, and there is no legally fixed ‘standard’ rate.
- In a mere posting, you are only changing how you pay the listing side.
- Many sellers continue to offer buyer-agent commissions that are similar to local norms so their listing is comparable to others on MLS®.
5.1 Two Parts to the Money
In a classic full-service scenario:
- Seller pays a total commission (e.g., 4–5% flat, or tiered 7%/2.5%, etc.).
- Listing brokerage and buyer’s brokerage share that money according to their own agreements.
In a mere posting:
- You pay the listing side a one-time, limited-service flat-fee MLS® entry charge instead of a percentage.
- You still set the buyer-agent share in the MLS® system.
5.2 Typical Buyer-Agent Co-op Ranges by Region (Illustrative Only)
These ranges reflect historic full-service habits on MLS®. All commission is negotiable and should be confirmed with your brokerage and applicable regulator.
| Region | Typical Full-Service Structure | Approx. Buyer-Agent Share | Example Co-op for a Mere Posting |
|---|---|---|---|
| Ontario Flat | Flat 5% total (often 2.5% listing + 2.5% buyer) | ≈ 2.0–2.5% of sale price | Some sellers choose to offer around 2.5% to the buyer’s brokerage to mirror what’s common on some full-service listings. |
| British Columbia Tiered | Tiered: 7% on first $100k + 2.5–3% on balance | ≈ 3.5% / 1.25–1.5% (first $100k / balance) | Many sellers look at the dominant local pattern (e.g., 3.5% on first $100k + 1.25–1.5% on the balance for the buyer side) when deciding what to offer. |
| Alberta Tiered | Tiered: 7% on first $100k + 3% on balance | ≈ 3.5% / 1.5% (first $100k / balance) | Some listings use a buyer-side co-op that is similar to the 3.5% / 1.5% pattern seen on full-service listings. |
| Saskatchewan Tiered | Tiered: 6% on first $100k, 4% on next $100k, 2% on balance | ≈ 3% / 2% / 1% to buyer’s agent | A buyer-side structure around 3% / 2% / 1% is sometimes used by sellers who want to stay aligned with common practice. |
| Manitoba Flat | Flat ≈ 4–5% total, often split evenly | ≈ 2.0–2.5% of sale price | Offer 2–2.5% to the buyer’s brokerage to align with typical full-service co-op. |
| Quebec Flat | Flat ≈ 4–5% total (range 3–6%), often split evenly | ≈ 2.0–2.5% of sale price | A buyer-side co-op around 2–2.5% is one way some sellers try to stay close to local norms. |
|
Atlantic Canada
Flat
(NS, NB, PEI, NL) |
Flat ≈ 5% total (negotiable ≈ 4.5–6%) | ≈ 2.0–2.5% of sale price | Many mere-posting/FSBO sellers choose buyer co-op rates in the 2–2.5% range, though practices vary by market and brokerage. |
|
Territories
Flat
(YT, NWT, NU) |
Flat ≈ 4–6% total | ≈ 2–3% of sale price | Some sellers choose a buyer co-op in the 2–2.5% band and then negotiate the listing side separately with their brokerage. |
Important: These ranges are illustrative only and
are not “standard” or fixed rates. Commission is always negotiable
between you and your brokerage, and you should verify current
practices with your local real estate board and regulator.
Discuss appropriate commission levels with the listing brokerage and consider current local practices.
5.3 What Happens if You Offer Very Low Co-op?
You can offer a very low (or zero) buyer-agent commission. However, it is important to be realistic that:
- You’ll likely be out of step with local MLS® norms.
- Buyer agents will still have a legal duty to show “suitable” properties, but some buyer agents may be less motivated by listings that involve more work for substantially lower compensation.
- You may end up relying much more on unrepresented buyers, which changes your risk profile and your lawyer’s workload.
Many mere-posting sellers who want strong exposure aim to reduce costs on the listing side while keeping the buyer side reasonably close to local practice.
6. Step-by-Step: From ‘Thinking About Mere Posting’ to ‘Listing and Completing a Sale Process’
Here’s the full journey for a regular seller, incorporating all the details we’ve discussed.
Seller Journey
From "Thinking About It" to "Sold"
Initial Self-Assessment
Ask yourself honestly: whether a DIY approach is realistic for you.
- Can I answer calls quickly?
- Can I show the house on short notice?
- Can I remain calm under pressure when negotiating?
- Am I willing to pay a lawyer to be my “co-pilot”?
Build Your Support
- Hire a Real Estate Lawyer First: Do this before you list. Ensure they handle sales regularly, not just purchases.
- Confirm Scope: Ask if offer review, condition management, amendments, and closing are included.
- Save Contact Info: Plan to forward each offer to them promptly for review.
Hire a Brokerage
- Filter for "Mere Posting": Search for limited-service flat-fee MLS® entry services in your province.
- Verify Licensing: Check their status on your provincial regulator’s public register. Ensure they belong to your local board (TRREB, ITSO, etc.).
- Analyze the Package: Check listing term (60/90 days), photo limits, and fees for edits.
- Decide Buyer-Agent Commission: Check comparable MLS® listings. Many mere-posting sellers try to reduce listing-side costs while still offering a buyer-side co-op that is comparable to other local listings.
Price & Prepare
- Data-Driven Pricing: Rely primarily on recent comparable sales in your neighbourhood rather than on intuition alone.
- Physical Prep: Deep clean, declutter, and fix small visible repairs.
- Gather Data: Have tax bills, condo fees, utility estimates, and renovation dates ready.
- Photography: If budget permits, hire a pro. If DIY, use daylight, horizontal framing, and turn all lights on.
Launch the Listing
- Complete Listing Forms: Fill in all fields honestly. Do not guess.
- Write Public Remarks: Focus on layout, natural light, upgrades, and location. Avoid unverified claims (e.g., "legal basement").
- Review the Draft: Double-check Price, Address, Bedrooms/Baths, and Taxes before approving.
- Go Live: Your listing enters the board system and feeds to REALTOR.ca.
Showings & Safety
- Systematize: Set minimum notice (e.g., 2 hours) and use a lockbox for efficiency.
- Secure the Home: Remove valuables, medication, and sensitive documents.
- Fair Housing Compliance: You cannot refuse buyers based on race, religion, family status, etc. Stick to objective criteria like price and closing date.
Offers & Negotiation
- Pre-Game Strategy: Discuss minimum acceptable price and ideal closing date with your lawyer beforehand.
- Process: Forward offers to your lawyer immediately. Do not commit verbally.
- The Response: Accept, Sign Back (Counter), or Reject.
Firming the Deal
- Deposit: Ensure the buyer pays the deposit on time and you get a receipt from the trust holder.
- Conditions: Track deadlines for Financing, Inspection, and Status Certificate.
- Waivers: Ensure you receive all waivers or fulfillment notices in writing.
Closing
- Update MLS®: Inform your brokerage the deal is firm so they can mark it "Sold."
- Lawyer's Role: They will handle title search, statement of adjustments, and mortgage payouts.
- Closing Day: Funds transfer, title transfers, keys are released.
7. Common Challenges and Operational Risks in Mere Posting
Operational Risks
Mere posting removes professional backup, which magnifies certain risks. These are the most common friction points for DIY sellers.
1. Mispricing the Property
Overpricing: Listing based on "need" rather than data can lead to stale listings and later price adjustments that some buyers may perceive negatively.
Underpricing: Without a clear pricing strategy, you might receive an early offer and feel inclined to accept before fully assessing your options, which could result in a lower sale price than you might otherwise achieve. In a DIY model, you are responsible for reassessing your pricing and approach.
2. Poor Presentation
- Dark, cluttered photos.
- Missing data (taxes, fees, measurements).
- Vague remarks with no floor plan.
Risk: Missing data can lead to disputes if buyers relied on it for their offer.
3. Weak Disclosures
You must be truthful about defects (mould, water), condo assessments, and legal status of units. A mere posting brokerage does not absorb this liability.
4. Sloppy Paperwork
5. Losing Control of Deadlines
You are responsible for proactively tracking deposit due dates, condition expiries, and waivers. Missing a date can allow a buyer to withdraw or keep a contract alive when you believed the outcome was different.
6. Negotiation & Emotion
Without an agent acting as an intermediary, it can be easier to share more personal information than intended or become drawn into disputes over relatively minor issues. Keep personal motivations private and let the written offer do the heavy lifting.
7. Safety & Human Rights
- Safety: Do not allow random walk-ins. Secure valuables and ID.
- Human Rights: You cannot refuse buyers based on family status or origin. Statements like "prefer not to sell to families" cross legal lines.
Mere posting does not change those obligations; acting as your own point person may increase your exposure if legal and procedural requirements are not followed carefully.
8. Key Requirements to Take Seriously in a Mere Posting
9. Critical Things to Handle Carefully in a Mere Posting
Mere posting tends to be more manageable when it is approached as a structured project rather than something done informally. These are key elements that many DIY sellers choose to prioritise.
Compliance & Representation
Pricing & Market Position
Listing Accuracy & Disclosure
Marketing & Presentation
Showings, Safety & Fair Dealing
Offers, Deadlines & Paperwork
Up to and After Closing
10. Examples of Flat-Fee MLS® Entry / Mere-Posting Brokerages in Canada
(Non-Exhaustive, Non-Endorsed)
Sellers often ask, “Who actually does mere posting?” There are many options, and they change over time. Here’s a high-level, non-exhaustive view of the types of providers you may encounter.
Important: Inclusion below does not mean endorsement or recommendation.
Always verify licensing, board membership, and current fees directly with the brokerage and your provincial regulator, and obtain advice from a real estate lawyer before engaging any third party.
10.1 National / Multi-Province Flat-Fee MLS® Entry Players
Across Canada you’ll find:
- Brokerages behind FSBO platforms
Some “For Sale By Owner” websites operate paired brokerages (e.g., Easy-List-type models) that, for a limited-service flat-fee MLS® entry charge, will post your property on local MLS® systems and REALTOR.ca while you handle showings and negotiations. - Cross-Canada flat-fee MLS® entry brands
A number of brokerages advertise fixed-fee “List on MLS® / REALTOR.ca” packages in multiple provinces (often including BC, AB, SK, MB, ON, and parts of Atlantic Canada), with options to add photos, measurements, or lockbox services.
These tend to market a simple menu: pay once, appear on MLS® and REALTOR.ca, choose your buyer-agent co-op, and manage the rest yourself.
These services often offer a straightforward structure: a one-time fee to list on MLS®/REALTOR.ca, with you selecting a buyer-agent co-op and managing the rest of the sale.
10.2 Western Canada (BC, AB, SK, MB)
In western provinces you will commonly see:
- Flat-fee MLS® entry brokerages that brand around “mere posting” or similar “flat-fee MLS®” language
These brokers focus on Alberta and BC (sometimes Saskatchewan and Manitoba too), explicitly using “limited service” or “mere posting” language. They often highlight:- Tiered commission structure familiarity
- Posting to local boards in Calgary, Edmonton, Vancouver, Victoria, etc.
- Optional add-ons such as pro photography or lockbox rental.
- Regional discounters with limited-service options
Some more traditional brokerages in these provinces offer an à-la-carte menu where bare-bones MLS® entry is one tier, and full service is another.
10.3 Ontario
Ontario has one of the most developed mere-posting ecosystems:
- Dedicated “Mere Posting” brands
A number of brokerages market themselves almost entirely around “mere postings,” “flat-fee MLS® entry listings,” or “$X to list on REALTOR.ca,” particularly in the GTA and surrounding boards. - Provincial flat-fee portals with broker partners
Some sites act as intake portals: you sign up on the website, and an Ontario-licensed brokerage (often named in the fine print) handles the actual MLS® entry on TRREB or other boards. - National flat-fee MLS® entry models operating in Ontario
Several cross-Canada flat-fee MLS® entry brokerages list Ontario among their covered provinces and provide MLS®/REALTOR.ca exposure for a fixed fee, plus optional services.
In every case, the key is the same: confirm who the actual brokerage of record is, which board(s) they can post to, and exactly what is included in their limited-service package.
If you’re an Ontario seller considering this path, you can review a province-specific breakdown of how it works in practice on our dedicated mere posting service page.
10.4 Quebec
Quebec’s framework (OACIQ + Centris) is different, but you’ll still find:
- Flat-fee Centris MLS® entry brokerages
A small set of firms market fixed-fee Centris listings where you pay a one-time amount instead of a percentage to have your property posted, then handle inquiries and negotiations yourself. - FSBO platforms with broker add-ons
Some Quebec FSBO brands offer optional “add MLS® / Centris” packages via affiliated brokerages, again using a limited-service, flat-fee approach.
Because regulation and practice differ here, it’s especially important to confirm exactly how representation and services are structured before proceeding.
10.5 Atlantic Canada and the Territories
In Atlantic Canada and the Territories, the market is smaller, but you’ll typically see:
- Local brokerages offering à-la-carte MLS® posting
Particularly in Nova Scotia and New Brunswick, some brokerages advertise “mere posting,” “à-la-carte,” or “limited service” options, where they post to the regional board for a fee and you manage the rest. - National flat-fee MLS® entry platforms extending coverage
Several cross-Canada flat-fee MLS® entry brands list individual Atlantic provinces and selected Territorial markets on their pricing pages, offering the same basic proposition: pay once, appear on MLS®/REALTOR.ca, and run your own sale.
Again, coverage is uneven and can change quickly in smaller markets, so direct confirmation with each brokerage is essential.
11. Conclusion: Where Mere Posting (DIY Flat-Fee MLS® Entry) Fits Next to Low-Commission Full Service
Mere posting — a DIY flat-fee MLS® entry model — is not “good” or “bad” on its own; it’s a tool. The real question is whether it fits your personality, your property, and your risk tolerance.
11.1 When Mere Posting Makes Sense
A mere posting (DIY flat-fee MLS® entry) can be a reasonable choice if:
- You’re organized, responsive, and comfortable handling calls, emails, and showings.
- Your property is relatively straightforward and easy to compare with recent sales.
- You’re prepared to pay for proper legal advice instead of relying on an agent to walk you through contracts.
- Your goal is to save on the listing side of the commission while still offering a competitive buyer-agent co-op.
In that scenario, a flat-fee MLS® entry mere-posting model can be one way to run your own sale while still having your property visible on MLS®/REALTOR.ca.
11.2 When Full-Service (or Low-Commission Full-Service) is Safer
On the other hand, a full-service or low-commission full-service model may be more appropriate if:
Instead of running a pure DIY sale, some sellers choose to work with low commission realtors who still provide full-service representation at a reduced listing fee.
- You don’t have the time or bandwidth to manage marketing, showings, and negotiations yourself.
- Your property has complexities — tenancies, zoning questions, rural services, latent defects, estate administration, power of sale risk, or unusual title issues.
- The idea of tracking deposits, conditions, and amendments makes you nervous.
- You simply want someone accountable to guide strategy, protect your interests, and coordinate with all the moving parts.
In those situations, many sellers prefer to work with a professional representative — whether at traditional commission levels or under a low-commission structure — to help manage the risks involved in a high-value transaction.
Mere Posting Execution Checklist
Don't miss a step. Download the complete operational checklist to manage your DIY listing from legal prep to closing day.
Download PDF Checklist