When most homeowners think about selling a home, they probably picture a familiar process: the property is listed in the MLS, photographs appear online, buyers and their agents can find the home, and showings begin.

But today, sellers may have more choices about how and when their home is marketed.

I spent a day at The MLS Summit 2026 here in Los Angeles, and one of the topics I found especially interesting was the conversation around the different listing and marketing options available to sellers. As a real estate broker, I spend a lot of time thinking about what information homeowners should understand before they are asked to make an important decision.

This is one of those decisions.

There is not necessarily one marketing approach that is right for every seller. Privacy, timing, personal circumstances and the property itself can all matter. But I do believe homeowners should understand what they may gain, and what they may give up, when choosing how broadly their home will be exposed to the market.

What Does a Public Listing Mean?

A traditional public listing is the option most homeowners are familiar with. The property is entered into the Multiple Listing Service and, depending on the seller’s instructions and applicable MLS rules, may also be distributed to consumer facing real estate websites.

That broad exposure can be important.

Selling a home is ultimately about connecting a property with potential buyers. The more broadly a home is exposed, the more opportunities buyers and their real estate professionals may have to discover it, evaluate it and potentially make an offer.

That does not mean that maximum exposure automatically guarantees the highest price. Real estate is much more nuanced than that. Pricing, presentation, property condition, photography, timing and the local market all matter.

But exposure is an important part of the conversation.

Why Would a Seller Want More Privacy?

There are also legitimate reasons why a homeowner might not want immediate public exposure.

A seller may value privacy. There may be family or personal circumstances involved. Someone may want additional time before a property appears broadly on consumer websites. In other situations, the seller and broker may determine that a different marketing timeline makes sense for that particular property.

This is where understanding the terminology becomes helpful.

An Office Exclusive listing, under current National Association of REALTORS® MLS policy, is a listing in which the seller directs that the property not be publicly marketed and not be disseminated through the MLS to other MLS participants and subscribers. The listing is still filed with the MLS, subject to applicable local rules.

That is a meaningful choice because the seller is choosing not to receive the broad and immediate exposure normally associated with MLS distribution.

What About Delayed Marketing?

There is another option that is important to distinguish from an Office Exclusive.

Under NAR’s Multiple Listing Options for Sellers policy, a Delayed Marketing Exempt Listing is entered into the MLS and is available to other MLS participants, but public marketing through IDX and syndication is delayed for the period permitted by the local MLS.

In other words, “not on the public websites yet” does not necessarily mean “not in the MLS.”

That distinction was one of the reasons I found this subject so valuable at The MLS Summit. Real estate terminology can sound technical, but behind the terminology are decisions that can have very practical consequences for homeowners.

The Questions I Would Encourage a Seller to Ask

If a homeowner is considering limiting or delaying the exposure of their property, I think it is important to understand why.

What is the benefit to the seller?

Who will be able to see the home during that period?

Who will not?

How could this affect the number of buyers who become aware of the property?

What is the seller gaining in exchange for limiting or delaying broader exposure?

These are reasonable questions, and they are exactly the kinds of conversations I believe homeowners should feel comfortable having with their real estate professional.

Current NAR policy reflects the importance of that informed decision. When a seller chooses an exempt listing option such as an Office Exclusive or Delayed Marketing listing, the required disclosure includes acknowledgment that the seller understands the MLS benefits they are waiving or delaying, including broad and immediate exposure through the MLS.

I think that is an important principle beyond the paperwork itself: the marketing strategy should serve the seller.

Every Home Deserves Its Own Conversation

One thing I continue to appreciate about real estate is that two homes in the same neighborhood can require very different strategies.

That is certainly true here in Pacific Palisades and throughout the Westside of Los Angeles. A seller’s priorities, the condition of the home, the property’s price range, current competition and even the reason for selling can influence how a home should be positioned.

This is also why I do not think homeowners should feel pressured to choose a particular marketing strategy simply because it is described as exclusive, private or special.

Sometimes privacy may genuinely be important. Sometimes delaying public marketing may make sense. In other circumstances, broad exposure to the marketplace may better serve the seller’s goals.

The important thing is understanding the difference and making the choice intentionally.

My Takeaway From The MLS Summit

I left The MLS Summit with pages of notes, but one idea keeps coming back to me: homeowners deserve to understand the choices being made on their behalf.

Technology and real estate marketing will continue to evolve. There will probably be even more ways to market a home in the future. But the responsibility of a real estate professional remains very human: explain the options clearly, answer questions honestly and help the client make an informed decision based on what is best for their situation.

If you are considering selling a home in Pacific Palisades or elsewhere on the Westside of Los Angeles and you are wondering how your property should be marketed, I am always happy to help you understand the different options. You do not need to know all of the MLS terminology before starting the conversation. That is part of what I am here for.

With gratitude and a heart of service,

Claudia Backus, MBA
California Real Estate Broker | REALTOR®
Serving Pacific Palisades & the Westside