Why Withholding a Property Address Harms Sellers: Data on Registration Requirements

Homes for sale that publicly display their address online receive significantly more views from potential buyers than those hidden behind registration walls. Based on our experience assessment, this practice, often tied to dual agency (where one agent represents both buyer and seller), can reduce a property's exposure and potentially its final sale price. In markets like Long Island, where 66% of listings require registration, public listings get 42% more views. In San Diego, the impact is even steeper, with public listings receiving 110% more views.

What is a Registration Requirement?

A registration requirement is a gatekeeping tool used on some real estate websites. Before you can see a property's full address or detailed information, you must provide personal details like your name and email address, which are then validated. This practice became a notable loophole following industry legal settlements intended to make listing data more transparent. The core issue is that it creates a barrier for the vast majority of buyers, who are often reluctant to register on real estate websites.

How Does Limiting Address Visibility Hurt a Seller?

The primary duty of a listing agent is to market a property to secure the best price and terms for the seller, their client. When an agent enables a registration wall, they are intentionally reducing the property's online exposure. Search engines like Google cannot index pages that require a login, making these listings effectively invisible in organic search results. This directly contradicts the agent's fiduciary duty to act in the seller's best interest. The data is clear: limiting visibility leads to fewer potential buyers seeing the property.

Why Would a Listing Agent Recommend This?

While some agents may cite privacy for high-profile clients, the practice is often a business-building tactic. By controlling access to the listing, the agent can market it primarily to their own pool of buyers. This increases their chance of achieving dual agency, allowing them to collect the entire commission by representing both sides. This strategy, however, prioritizes the agent's financial gain over maximizing the seller's return. It mirrors outdated models where access to information was restricted to benefit the intermediary, not the client.

What Can a Home Seller Do About It?

Sellers have the power to ensure their home is marketed effectively. When signing a listing agreement, carefully review the sections concerning online marketing and data distribution.

• Ask Direct Questions: Before hiring an agent, explicitly ask, "Will my home's address be displayed publicly on all major websites without requiring registration?"
• Review the MLS Form: The form used to list the property online often has a specific field about address display. Ensure the agent selects the option for full, public disclosure.
• Monitor Your Listing: Once your home is listed, search for it online anonymously. If you encounter a registration wall, immediately request that your agent remove the requirement.

The most effective way to attract the highest number of qualified buyers is through complete transparency. A publicly visible address ensures your listing appears in search engines and is accessible to the broadest audience, which is fundamental to achieving a competitive sale price. Sellers should proactively discuss marketing strategies with potential agents to ensure their interests are protected.