MLS listings for Cave Creek, AZ and Metro Phoenix housing and real estate
In the state of Arizona, several MLS systems exist. One of the largest MLS systems however, is the Arizona Regional MLS or ARMLS. Incorporated in 1982, the Arizona Regional MLS is one of the oldest MLS systems in the U.S. In addition to Phoenix, ARMLS covers more than 20 Arizona cities including but not limited to: Tempe, Scottsdale, Peoria, Paradise Valley, Mesa, Goodyear, Glendale, Gilbert, Fountain Hills, Chandler, Casa Grande, Avondale, Apache Junction, Carefree, Cave Creek, Black Canyon City, Wickenburg, Surprise, Litchfield Park, and Buckeye. ARMLS serves thousands of members that belong to eight different Real Estate Associations throughout Cave Creek and the state of Arizona.
So what is the Phoenix MLS and how does it work?
In simple terms, the Phoenix Multiple Listing Service or ARMLS is a database of homes for sale in the Cave Creek area. While the MLS® trademark is owned by the Canada Real Estate Association (CREA) -- as is the REALTOR® trademark -- MLS systems across the country are typically set up as separate corporations. The MLS in any given area is affiliated with its local association of realtors. Now, here's where it gets tricky. Any city or region may have several associations. Phoenix, for example, has many. Some of these associations will integrate their MLS systems, while other will remain separate, which means neighboring areas may be listed on different systems that will not necessarily overlap. In Phoenix, it's important to utilize the Arizona Regional Multiple Listing Service and any other Arizona MLS services that include your neighborhood when buying or selling a home.
The MLS also serves as a compensation offer between brokers. If one Phoenix broker represents a buyer who purchases a property that is listed by another Phoenix MLS broker, they will typically share the commission, and this information is listed in the MLS.
The overabundance of MLS systems available can also create confusion and frustration for many Phoenix agents and brokers. Real estate agents who are not members of a certain MLS service have difficulty gaining access to properties that are exclusively listed with that service. The Phoenix MLS systems help to protect the listings for a given neighborhood or larger community by controlling who has access to them. This ensures that local agents have an advantage over real estate agents from other areas. While this can be beneficial for the local agents, some also consider it to be a tactic by the MLS systems to earn more fees and recruit more members.
The cons to operating individual MLS systems (as opposed to one large MLS) mainly affect non-members. The individual Phoenix MLS systems are excellent tools for participating members, buyers, and sellers. The Phoenix MLS offers maximum exposure to houses for sale in Phoenix neighborhoods and it allows agents and brokers to quickly and easily find properties that are listed. Phoenix real estate agents and brokers can also examine commission rates and browse through an extensive amount of data about any given property for sale.
It is important to keep in mind that while Arizona Regional MLS membership in the thousands, not all brokers participate. This means that while the Phoenix MLS services (www.armls.com) do list a significant number of properties for sale, they do not list all properties for sale in Cave Creek and the Phoenix area.