BEST Practice
Once a property is sold, in both SDMLS and in CRMLS, to make your listing to be available for comparables, input the entire Concession Amount into the Concession Comment Field so agents in both MLS systems know what it is. It is critical that agents list all concession amounts and what they were allocated towards so that other agents know what was given as a buyer concession vs a commission concession. Find out why by reading this post.
Key Differences Between SDMLS and CRMLS when Researching Comparables Post Settlement. These Fields are available to complete after a property has sold and is being moved from pending to sold status.
SDMLS Approach:
SDMLS has specific guidelines regarding the disclosure of seller concessions. According to their Q&A on policy changes post-settlement:
“Seller-offered concessions should be mentioned in the Confidential Remarks field with the instruction to contact the listing agent for details.”
In SDMLS, agents can use the “Concessions Comments” field to input details about seller concessions. This field allows for flexibility, with comments that may include text descriptions or numeric values. For example, agents might see comments like:
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- “$2,990 for wood-destroying pest repairs”
- “Closing costs covered by the seller”
- “$5,700 Seller Credit”
While these comments provide valuable information, they can be inconsistent in format and detail, which may complicate property comparisons.
CRMLS Approach:
CRMLS still includes the flexible comment section and this is the field that will be shown in the SDMLS system, but CRMLS takes a different approach to reporting concessions. The CRMLS system provides a breakdown of seller concessions at the close of a transaction, with the mandatory fields categorized as follows:
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- Closing Costs (e.g., escrow and title fees)
- Property Improvements (e.g., repairs and upgrades)
- Financing Costs (e.g., loan origination fees, discount points)
- Buyer Broker Fee (amount the seller paid directly to the buyer’s broker)
- Other
This breakdown ensures that agents and their clients have a clear understanding of how concessions, were applied.
Viewing Concessions Across the Two Systems
When navigating concessions in the dual MLS marketplace, agents will see different displays depending on the MLS they are accessing.
For CRMLS subscribers, the report for CRMLS listings will include a detailed breakdown of concessions by category (circled in red.) The example below shows how these details are presented. If an SDMLS agent included a remark in the “Concessions Comments” field, those details will appear in the highlighted sections shown in yellow here:
CRMLS Paragon View (Actual PSAR listing)
For SDMLS users viewing CRMLS listings, the screen (below) will display the structured concession breakdown on the right side, while any SDMLS-specific remarks will be visible on the left:
SDMLS Paragon View (Same Actual PSAR listing)
CRMLS Paragon View (Actual SDMLS sold listing)
SDMLS Paragon View (Actual SDMLS sold listing)
Understanding these distinctions is essential for agents who need to pull comps from both MLS systems. Accurate comparisons require not only the ability to see the numbers but also to understand the context in which they’re reported.
Navigating the Differences
For agents working in either MLS system, it’s important to recognize how each handles concession disclosures and reporting. When pulling comps, take note of the differences between SDMLS’s more flexible comments and CRMLS’s detailed breakdown. Adjusting for these variances allows you to deliver more precise market analyses to your clients, ultimately helping them make better-informed decisions in San Diego’s dynamic real estate market.