research: MLS/listing data licensing — cost + B2B-use verdict (IDX display-only; B2B needs commercial license; public records are the usable core)

a70ff5ba7f9b5acae9eef17c464dad31a198213e · 2026-07-31 08:36:19 -0700 · steve

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A docs/DATA-LICENSING.md

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commit a70ff5ba7f9b5acae9eef17c464dad31a198213e
Author: steve <steve@designerwallcoverings.com>
Date:   Fri Jul 31 08:36:19 2026 -0700

    research: MLS/listing data licensing — cost + B2B-use verdict (IDX display-only; B2B needs commercial license; public records are the usable core)
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+# MLS / listing data licensing — research findings (2026-07-31)
+
+Question: (a) cost to get legitimate LA listing data via a licensed agent, (b) can it power a B2B / web service.
+Research: 3 parallel agents, free web search, $0. Numbers are current-ish (2025-2026) — verify with the MLS directly before committing.
+
+## Cost to get LEGITIMATE residential display access (LA)
+- **Realtor association dues** (prerequisite to join the MLS): ~$300–600/yr (NAR + CAR + local board, e.g. GLAR).
+- **MLS subscription:** CRMLS ~$156–250/yr (agent) or **The MLS / CLAW $480/yr** ($120/quarter).
+- **IDX feed:** basic frameable IDX = **$0** (included); a real **RESO Web API data feed via Trestle/CoreLogic ≈ $85–100/mo (~$1,000–1,200/yr)**. Vendor alternatives: Spark API $50/mo, SimplyRETS $49/mo.
+- **All-in ≈ $1,000–2,000/yr** working through a licensed agent (their license + board membership is the key).
+
+## Can it power a B2B / web service? — NO under standard IDX
+- **NAR IDX Policy 7.58 (verbatim):** listings are for *"consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties"*; participants *"may not use IDX-provided listings for any purpose other than IDX display."*
+- **Prohibited:** resale, redistribution, analytics/AVM/market-intelligence products, feeding a B2B data service, bulk export. IDX + the API vendors (Spark/SimplyRETS/Trestle) are for a licensed agent/broker to **display on their own consumer site** — not a standalone data product.
+- **Commercial/bulk data license EXISTS** (CRMLS "Data Licensing" program) but: **no public pricing, custom negotiation, board-by-board, 6–12 mo cycle, requires the product deliver value BACK to MLS members**, approval "unlikely" for a competing commercial product. Realistic scale for a few boards ≈ **$5k–50k+/yr**; national = six/seven figures. Companies that did it: Zillow, Reonomy, CoStar/LoopNet.
+
+## Commercial real estate isn't even in the MLS
+CRCP's core (multifamily / retail / office) is **not** in the residential MLS. Commercial listing data = **CoStar/LoopNet ($131–1,200/mo), CREXi, Reonomy ($500–5k/mo), Catylist/Moody's ($1k–10k/mo), AIR CRE**. Proprietary, expensive, restrictive; CoStar largely closed to new entrants. B2B reuse of these = custom paid license.
+
+## The doctrine-compliant takeaway
+- A **consumer display site** (residential): ~$1–2k/yr, legit — but display-only, no B2B, and doesn't cover commercial.
+- A **B2B listing-data service**: needs a commercial license ($5k–50k+/yr, gated) regardless of source — this is *why* scraping is tempting and *why* it's risky.
+- **PUBLIC RECORDS are the legitimately B2B-usable core**: recorded sales/deeds + assessor data are government public data, NOT MLS-licensed — CRCP already holds `assessor.sqlite` + `closed-sales.json`, and the re-props `recent_commercial_deals` feed is built on public sale records. That data CAN power a B2B service. LIVE for-sale LISTINGS are the licensed/restricted part.
+- Compliant models that need NO listing license: (1) directory that links out to the broker (lead-gen, no data restatement); (2) build B2B value on public-record data; (3) pay for a licensed feed only if the model justifies it.

← 4de252a doctrine refined: CREXi/Redfin = discover broker+firm ONLY; · back to Commercialrealestate · map: CRCP data by B2B-legality — assessor/FHA/DRE/Census + a 73d873b →