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MLS data can support services that help brokers and agents serve clients, but protecting it is not a single technical or legal decision. The practical approach is to pair documented, authorized feed access with interoperable standards and agreements tailored to each vendor relationship. RESO standards can make data exchange more consistent; they do not, by themselves, grant permission to use the data or settle ownership and licensing rights.
What does it mean to protect MLS data?
Protection has several parts that solve different problems. A common technical format can reduce the work of translating data between systems. Clear feed procedures can make it easier to distinguish authorized requests and explain what information is available. A license can set the terms for a particular vendor relationship. MLS policies determine how access and administration are governed locally.
Those measures should not be conflated. The National Association of REALTORS® (NAR) recommends RESO Web API as the primary method of data access, but that best-practice guidance is not itself a universal access rule or a license. Likewise, technical certification tests conformance; it does not decide who owns data or what a recipient may do with it.
How do I request an MLS data feed?
NAR’s MLS Best Practices recommend that MLSs provide written instructions for requesting feeds, explain the available feed types and information, and plan feed conversions with vendors and leadership. That is a useful operational model for MLSs and a practical starting point for brokers, agents, designees, and vendors seeking access.
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- Find the local MLS’s documented request process. The applicable MLS, rather than a national standard, administers its own feed procedures.
- Identify the requester and intended use. State whether the request is for a participant or subscriber, a designee, or a software vendor acting for a participant or subscriber.
- Ask which feed type fits the use. Request an explanation of the data and functions available through each option, along with any local authorization or agreement requirements.
- Confirm the technical and contractual arrangements. Establish the connection method and clarify the applicable license or other agreement before relying on the feed.
NAR’s guidance describes feeds for participants and subscribers, including their designees and vendors, as a way to enable brokers and licensees to serve clients. It also recommends sharing aggregated data for statistical purposes where available. These are recommendations, not proof that every MLS offers the same feed types, fields, or terms.
What does RESO Web API certification check?
RESO’s Data Dictionary defines thousands of industry-approved fields and details intended to help systems work together. RESO certification checks whether an implementation conforms to relevant standards, including fields, enumerations, and data formats. Web API certification tests whether systems process standardized requests and return standardized responses. RESO also lists open-source testing tools, a client SDK, a reference implementation, and in-depth reports covering metadata, standard resources and fields, custom local fields, data availability, and server performance.
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For MLSs and vendors, the benefit is interoperability: when systems use shared structures, they can exchange data with less translation and mapping effort than systems built around incompatible or locally customized formats. Certification offers evidence of technical conformance, not a guarantee that every local field or data item is available, that two products meet every business need, or that a vendor has rights to use a feed.
How far has the move from RETS to RESO Web API progressed?
In a January 29, 2026 retrospective on 2025 accomplishments, RESO reported that the industry’s transition from RETS to RESO Web API was 60% complete, with 74% committed, covering feeds for more than one million subscribers. RESO also reported that Data Dictionary 2.0 certification covered over one million MLS subscribers, representing 63% of U.S. subscribers.
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These are RESO-reported progress snapshots, not live counts or independent measurements. They show substantial adoption alongside an unfinished transition. NAR’s best-practice guidance calls on MLSs to move toward retiring other feed methods such as RETS and to develop conversion plans with vendors and leadership; it does not establish that every MLS has completed that work.
How should MLS data be licensed to a software vendor?
Technical access and contractual permission are separate. A standardized API describes how systems communicate; an agreement addresses the parties’ permission and obligations in their particular relationship. A vendor should not treat receipt of a technically valid feed as proof that every proposed use is authorized.
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NAR provides a non-exhaustive checklist of issues to consider when MLSs or participants enter agreements with third-party software vendors, along with a sample data license agreement. NAR says the sample is not legal advice, should not replace counsel, and needs to be adapted to the parties’ legal needs. Local MLS licenses and rules may differ, so the template should not be treated as a universal agreement or a complete list of requirements.
MLSs, brokers, and vendors should have counsel review the actual proposed use and agreement. The cited NAR materials do not establish a universal ownership rule or determine which particular contract controls—such as restrictions on retention, deletion, onward transfer, or model training—is effective in every setting.
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What changed in NAR’s MLS policy guidance for 2026?
NAR said it completed a comprehensive antitrust risk assessment of MLS policies in 2025. After a Presidential Advisory Group proposed 18 recommendations, NAR announced in November 2025 that all 18 were approved for the 2026 Handbook, with changes taking effect in January 2026. NAR described the themes as greater local discretion, including around non-member access; modernized administration and operations; and removal of outdated enforcement practices. It framed the changes as intended to mitigate legal risks while limiting disruption.
In the November 17, 2025 announcement, NAR immediate past president Kevin Sears said: “These updates to the MLS Handbook strengthen and modernize NAR’s policies and reflect our efforts to align MLS policies with how real estate professionals do business today.” The announcement concerns policy modernization, not a technical security standard or a universal rule for every local MLS. Local implementation and agreements remain important.
Which protection approach addresses which problem?
| Approach | What it helps address | What it does not settle |
|---|---|---|
| RESO Web API and Data Dictionary conformance | Consistent requests, responses, field definitions, and data formats; potentially less translation between compatible systems. | Whether a requester is authorized, what a recipient may do with the data, or the terms of a license. |
| Documented feed-request procedures | How to request access, understand feed types, and determine what information is available. | Uniform availability or identical access terms across MLSs. |
| Vendor data license agreement | Terms for a specific MLS or participant relationship with a software vendor. | A universal ownership rule or a substitute for advice from counsel familiar with the parties’ needs. |
| MLS policy governance | Local administration and enforcement within the applicable policy framework. | Identical rules or implementation in every local MLS. |
What should industry leaders prioritize?
A sound protection strategy connects the technical, operational, contractual, and policy layers rather than expecting one to do the work of all four.
- Make access legible. Publish clear feed-request instructions and explain the available data and feed types.
- Reduce avoidable technical friction. Follow the relevant RESO standards and plan transitions with vendors instead of leaving legacy and custom integrations unmanaged.
- Match permission to actual use. Use agreements reviewed for the parties’ specific relationship, not assumptions derived from an API connection or generic template.
- Keep local governance explicit. Explain applicable local policies and their implementation rather than implying that NAR guidance creates identical local rules.
The cited official materials do not quantify MLS data’s financial value. They do show why the data’s usefulness depends on controlled access and workable exchange: feeds support services for real estate professionals, while shared standards help their systems interoperate. The industry’s task is to preserve both, with rights and responsibilities made clear at the point of access and use.
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