Getting your Converse home on the MLS is the switch that turns on serious buyer traffic. You want speed, accuracy, and broad exposure without stumbling over rules or missing key forms. This guide walks you through each step, shows you what the local MLS requires, and gives you checklists you can use right away. Let’s dive in.
Know your local MLS
In Converse and greater Bexar County, listings run through LERA MLS, the system operated by San Antonio’s REALTOR community. If you want MLS exposure, you must list through a licensed broker or MLS participant. You can review the platform overview on the LERA site to see how listings are distributed to agents and portals. For rule details, the SABOR/LERA MLS Rules and Regulations are your primary source for timing, fields, photo standards, and fines.
- Learn about the local MLS ecosystem by reviewing the LERA overview at the LERA MLS products page.
- Confirm timing, required fields, and photo policies in the SABOR/LERA MLS Rules and Regulations.
Choose your listing approach
Full-service listing
With full service, your agent handles pricing strategy, professional marketing, showing setup, negotiation, and contract-to-close. You get done-for-you execution and accountability. Make sure your listing agreement spells out the marketing plan, fees, MLS entry timeline, and whether a lockbox is authorized.
Flat-fee MLS listing
A flat-fee option lists your home on the MLS under a Texas-licensed broker for a set fee. You typically handle showings, negotiations, and paperwork unless you add services. If you consider flat-fee, compare the exact deliverables in writing, including how many photos are uploaded, how leads are forwarded, and how price changes and status updates are handled.
Why this matters now
Industry changes have shifted how buyer-broker compensation appears and is authorized in many MLSs. Sellers should review the listing agreement carefully to confirm any offer of compensation and how it will be handled. For background on national policy changes, see this HousingWire summary of the NAR settlement. Your MLS entry must match what you authorize in writing.
Price your Converse home right
Start with a CMA that focuses on recent closed sales in your subdivision and nearby streets, then adjust for condition, size, and lot characteristics. Use broad market snapshots for context only, not for final pricing. If there is a wide value range or unique features, consider a pre-listing appraisal to reduce uncertainty. Revisit your price after the first week of showings to confirm buyer response.
Prepare your property and documents
A clean, well-presented home wins attention. So does a complete info packet for your agent and buyers.
- Repairs and safety: Fix smoke detectors, address active leaks or moisture, correct obvious trip hazards, and replace burned-out bulbs.
- Staging and curb appeal: Declutter, depersonalize, and add simple exterior touch-ups so photos shine.
- Gather documents: deed or legal description, Bexar Central Appraisal District parcel/ID, current tax info, warranties, permits for major work, appliance manuals, past inspection and repair receipts, and HOA resale documents if applicable. You can confirm parcel and tax data through BCAD’s property search.
Complete required disclosures in Texas
Texas requires most sellers of single-family residential property to provide a written Seller’s Disclosure Notice. Use the promulgated form so nothing is missed.
- Texas Seller’s Disclosure: Review and prepare the TREC Seller’s Disclosure Notice (OP-H). Find the form at TREC’s forms page. Texas Property Code §5.008 explains the disclosure requirement for most one-to-four family homes. See the statute text at Texas Property Code §5.008.
- Lead-based paint (pre-1978): Provide the EPA pamphlet, disclose known lead hazards, and include any reports if your home was built before 1978. Get details at the EPA lead disclosure rule page.
- HOA/Condo: Obtain the HOA resale packet early and review any required addenda to the contract. Your agent will load key details into the MLS fields.
Get photos and media right for LERA MLS
Strong visuals help you sell for more and faster. They also keep you compliant.
- MLS photo minimum: LERA/SABOR requires at least four photos in the General Listing Database unless you direct otherwise. Photos cannot include people, agent contact information, or misleading edits. If you use virtual staging, label it clearly. See photo standards in the MLS rules.
- Drone and aerials: If you use drone shots, the pilot must follow FAA Part 107 rules and Remote ID requirements. Check that your operator is certified and insured, and verify airspace considerations around local military facilities before flying. Review FAA guidance at the FAA Part 107 page.
- Extras to consider: Floor plans, a 3D tour, and twilight photos. Ask your listing broker which media they include.
Input the MLS listing accurately and on time
Timing and accuracy matter. The MLS imposes fines for late or incorrect entries.
- Entry deadlines: Your broker must input the listing within 72 hours of a fully executed listing agreement, or within one business day of any public marketing. Status changes are typically due within 24 hours. Check the MLS rules for specifics.
- Public remarks restrictions: Do not include phone numbers, emails, names, or promotional content in public remarks. Directions and tour/open house fields have format rules.
- GLD vs PLD: A Private Listing Database (PLD) entry limits visibility and suppresses public syndication. If you want full exposure on consumer portals, the listing must be in the General Listing Database (GLD). Confirm with your broker which database they will use.
MLS data checklist for sellers
Share this checklist with your agent before listing day:
- Legal street address and full legal description
- BCAD parcel/ID and current tax info (attach BCAD printout)
- Proposed list price and pricing rationale (comps attached)
- Bedroom count, full and half baths, finished square footage and source
- Lot size, acreage, year built, construction type
- HVAC type, water source, sewer type, and fuel source
- Garage type, parking spaces, storage, outbuildings
- Pool, spa, fence details, and included appliances
- HOA name, contact, dues, and resale packet status
- Flood zone and flood insurance status, if any
- School district and nearest schools for reference only
- Seller’s Disclosure and any inspection reports or repair receipts
- Preferred showing windows, lockbox permission, and alarm instructions
- Photo plan: front exterior, main living, kitchen, primary suite, primary bath, backyard, amenities, unique features, and floor plan. Remember the MLS requires at least four photos unless you instruct otherwise.
Manage showings and safety
Your showing plan should protect access and make visits easy to approve.
- Lockbox and eKey: The MLS has strict lockbox and eKey rules. Unauthorized entry, sharing eKey credentials, or failing to follow access instructions can lead to fines or suspension. Review the relevant sections in the MLS rules.
- Showing instructions: Set clear windows, pet notes, and alarm details in the MLS showing fields, not in public remarks. Confirm who will approve appointments and how buyer agents will request access.
From offers to closing in Texas
Most Texas residential deals use TREC-promulgated contracts. Expect an option period, an earnest money deposit held by the escrow agent, and defined timelines for inspections and negotiations. Title companies commonly handle escrow and closing, prepare the title commitment, and coordinate recording and disbursement. Align early with your chosen title company so deposits and deadlines are tracked correctly.
Example timeline to go live
Use this high-level schedule to stay on track:
- 3 to 6 weeks before listing: Gather documents, confirm BCAD parcel and tax info, line up any repairs, and deep clean. If you want a pre-listing inspection or appraisal, book it now. Use BCAD to verify parcel details.
- 1 to 3 weeks before listing: Stage rooms, schedule professional photos, and book a certified drone pilot if you plan aerials. Reconfirm pricing with your agent after the CMA review. See FAA basics at the Part 107 page.
- Listing day: Sign the listing agreement, confirm photo order and captions, verify the public remarks follow MLS rules, and have your broker input the listing on time per the SABOR/LERA rules.
- First week live: Monitor showings and feedback, review traffic and call volume, and discuss any needed adjustments with your agent.
- When offers arrive: Confirm earnest money and option fee timelines, plan for inspections, and coordinate with the title company for deposits and closing scheduling.
Ready to list with confidence and save on fees without sacrificing reach? Get a clear plan, fast MLS exposure, and options that fit your goals with Marti Realty Group. We offer both full-service and flat-fee listing paths so you can choose the level of support and savings that works for you.
FAQs
How do I get my Converse home on LERA MLS?
- You must list through a licensed broker or MLS participant. Your choices include a full-service listing or a flat-fee MLS package where the broker posts your property and you handle some tasks.
What are the photo rules for SABOR/LERA MLS?
- The MLS requires at least four photos in the General Listing Database unless you instruct otherwise, and public-facing photos cannot include people, contact info, or misleading edits. See the MLS rules for details.
Which disclosures do Texas sellers need?
- Most single-family sellers must provide the TREC Seller’s Disclosure Notice and, for pre-1978 homes, the federal lead-based paint disclosures and pamphlet. See TREC’s form and the EPA guidance.
How fast must my listing be entered in the MLS?
- The MLS requires input within 72 hours of a fully signed listing agreement or within one business day of public marketing, with timely status updates afterward. Confirm specifics in the MLS rules.
Do I need a lockbox for showings in Converse?
- A lockbox is optional but common. If you allow one, follow MLS lockbox and eKey rules, and set clear showing windows and instructions inside the MLS showing fields.
How are buyer-broker fees handled today?
- Policies have changed in many markets. Any compensation you authorize should be specified in your listing agreement and handled per MLS rules. For background, review this HousingWire summary and discuss details with your broker.
