"Results showed MLS-listed properties consistently outperforming off-market sales across all price ranges. Between 2022 and 2024, the average sale price gap grew from $211,000 to $394,000 with median differences ranging from $160,000 to $315,000. We built this study on solid, repeatable foundations stripping out noise, normalizing the data, and letting the results speak for themselves, said Jay Pepper-Martens, chief technology officer at SFAR. In the spirit of finding the truth, we were committed to telling the full story no matter what."
"Data was standardized under Real Estate Standards Organization (RESO) specifications to ensure consistency with unlisted, probate and distressed sales also included, report organizers said. This research represents months of rigorous engineering and statistical validation, said RealReports CEO James Rodgers. By pairing MLS datasets with public records under RESO standards, we created a replicable framework any MLS can apply. The ~$300,000 delta isn't a marketing point it's an economic truth."
"The conclusion is clear: visibility equals value. Sellers gain when listings are public, and the market as a whole becomes more transparent and efficient. Building on the findings, RealReports launched Sightline, a data platform that provides MLSs with real-time visibility into their on- versus off-market activity. Sightline integrates MLS and public record data into a dashboard that tracks pricing, volume and listing trends by geography, property type and price range."
Analysis used thousands of verified transactions from 2022–2024 combining MLS data from SFAR, California Regional MLS, and the NORCAL MLS Alliance with RealReports public records. The focus was single-family homes and duplexes in San Francisco County, excluding the top 5% of sale prices, inter-family and trust/LLC transfers, and pandemic-affected years 2020–2021. Data were normalized and standardized under RESO specifications, and unlisted, probate and distressed sales were included. MLS-listed properties consistently outperformed off-market sales across all price ranges: the average sale price gap rose from $211,000 to $394,000 and median gaps ranged $160,000–$315,000. Sightline was launched to provide MLSs real-time visibility into on- versus off-market activity.
Read at www.housingwire.com
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