What is MLS (Multiple Listing Service) and how to use it?

Multiple Listing Service (MLS) is a centralized real estate database maintained by professional associations of realtors and brokers. It contains information about properties for sale or rent, with detailed descriptions, photos, floor plans, terms of sale, and price history. MLS was created to give all licensed agents equal and timely access to market information and to enable them to work together effectively in the best interests of their clients.

In Calgary, the MLS is administered by the Calgary Real Estate Board (CREB®). This means that licensed realtors who are members of CREB® can post and access current real estate listings throughout the city and surrounding areas. MLS is the benchmark for market transparency, as each listing is verified by a professional agent and contains legally accurate information about the owner and condition of the property.

Why MLS is important for buyers and sellers

For sellers, being listed on MLS means maximum exposure to potential buyers: instead of posting your listing yourself on multiple websites, your agent enters your information into a single system that is used by all other professionals. This increases competition for your property and helps you achieve the highest possible price.

Buyers benefit from a single search interface: when you request showings through your agent, you can see all options that match your criteria, not just those that were advertised separately. MLS transmits information in real time, so you always work with current listings and are instantly notified of new listings.

How listings are posted and updated

Before a property is listed on the MLS, it is verified and entered by a listing agent. They provide the address, property type (apartment, house, duplex, etc.), year built, square footage, number of rooms, lot size, price, and availability. High-quality photos and a description of key features are required, such as whether there is a garage, a renovated kitchen, a heating system, or landscaping.

If the price changes — for example, the seller reduces the price by 5% due to lack of interest — the agent updates the listing, and this change is immediately visible to all MLS users. The statuses Active, Conditional, Sold, or Expired are also recorded.

Searching for a home through MLS in Calgary

Only licensed realtors have direct access to MLS, but every buyer can use the services of an agent. Here are the steps to help you get the most out of MLS:

  1. Agree on your search criteria with your agent. Together, determine your budget, desired areas (NW, NE, SW, SE), type of home, minimum square footage, and number of bedrooms. If proximity to schools, parks, or transportation hubs is important to you, discuss this in advance.

  2. Set up an automated search. Your agent will create a special “search query” in the MLS: filters by price, square footage, year built, listing status, and even energy efficiency. The system will then send you emails or text messages whenever a new listing that matches your criteria becomes available.

  3. Organizing showings. When you see a property in the listing sent to you, the agent quickly coordinates a meeting with the seller or the seller's agent. Thanks to the unified database, duplicate requests and misunderstandings are avoided: each showing is recorded in the MLS, and both parties have a shared calendar.

  4. Market history analysis. Through the MLS, the agent can see what prices have been set previously for similar properties in your area, how long they were on the market, and how quickly they sold. This provides an understanding of market conditions and helps make an informed offer.

  5. Drafting and tracking offers. When you find a property you like, your agent will draft an official Offer to Purchase. This document is also registered in the MLS system as Pending — awaiting approval from the seller. If accepted, it is automatically changed to Sold with the final price and closing date.

Additional MLS tools in Calgary

In addition to the basic search, CREB® offers several useful add-ons and reports:

  • Market Watch Reports — automatic analytical reports for selected areas, including average price, number of sales, average time on the market, and growth or decline trends.
  • Mapping Tools — integrated maps where you can see listings as icons with images. This is especially useful when you are evaluating an area as a supporting factor.
  • Comparative Market Analysis (CMA) — a tool for comparing similar properties: you receive a report with three to five “comparables” and see how your offer compares to average market conditions.

Advantages and limitations of MLS

The main advantage of MLS is the centralization and relevance of information. All agents work with a single source, and no listing gets lost in different advertising platforms. MLS also encourages fair competition between agents, as sales commissions are usually split between the seller's agent and the buyer's agent.

At the same time, private buyers do not have direct access to MLS, so the success of your search depends on the agent you choose and the quality of your communication with them. And although most properties are uploaded to MLS first, some private owners or developers may advertise new homes exclusively through their own channels before they are listed in the CREB® database.

Conclusion

Multiple Listing Service is an integral tool of the modern Calgary real estate market, providing transparency, speed, and completeness of data for agents and their clients. Using MLS through your licensed realtor allows you to:

  • Organize all listings according to your criteria

  • Receive instant notifications of new listings

  • Evaluate market history and make informed offers

  • Coordinate showings and track the status of a deal in real time

To take full advantage of MLS, choose an experienced agent who knows the Calgary area well and can organize the search and purchase process as efficiently and safely as possible.