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Overview

Rob and Greg recap the 2026 NAR Midyear meetings in Washington, D.C., discussing the changing role of NAR in MLS policy, the ongoing debate around private listings and exclusive inventory, and the varying reactions from MLS leaders across the country. They also examine how brokers, MLSs, and portals are redefining their relationships as the industry continues to grapple with cooperation, consumer access, and listing distribution. Later, they discuss Mike DelPrete's recent industry webinar and dive into a broader philosophical debate about whether the MLS should function primarily as a professional cooperation platform or a consumer-facing marketing tool.

Key Takeaways

• Greg shares observations from NAR Midyear, including conversations with MLS leaders about private listings, office exclusives, and broker cooperation.
• Many MLSs outside major markets are not experiencing the same level of disruption from private listing strategies seen in places like Southern California.
• Rob and Greg discuss whether MLSs should create listing statuses or tools to accommodate exclusive inventory while preserving cooperation.
• The conversation explores Zillow's growing influence in listing policy following NAR's reduced role in MLS governance.
• Mike DelPrete's webinar sparks discussion about the industry's biggest unresolved questions around private listings and MLS purpose.
• Rob argues that the MLS should primarily serve as a business-to-business cooperation platform, while Greg challenges that view by emphasizing the MLS's longstanding consumer-facing role.
• The episode examines how internet distribution, IDX, and syndication transformed listing marketing and agent behavior over the past two decades.

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