What is IDX & How Can it Assist With a Home Purchase or Home Sale?

Services for Real Estate Pros with Savvy Home Pix B.1000860.LLC

The acronym IDX means “Internet Data Exchange”.  You can get the definition here or in a nutshell it means MLS (Multiple Listing Service) data (Las Vegas Homes) is pushed to individual agent’s or broker’s websites.   Since the information is automatically pushed to the site and most is updated daily, you are getting the most accurate and up to date information on Las Vegas home listings.

There are many IDX providers and they can come in all shapes and forms.  From no registration options to registration only options.  I personally offer four different ways to search for Las Vegas Houses via IDX:

If you are scouring the planet and looking at places like craigslist, Realbird, Trulia or Zillow, you may be missing out!  Those are NOT IDX listings but dependent on users (like individual Las Vegas real estate agents) to enter the information and keep it fully up to date.  Our MLS has rules on keeping the information up to date in the MLS and does enforce via fines.

Las Vegas Home Sellers MAY opt out of the IDX system but they also opt out of other huge IDX fed sites such as Realtor.com and the major franchise sites + all the little guys that have IDX as a courtesy for their potential buyers.  (HINT:  If an agent says your site gets put on their big brand site that gets a gazillion hits a month, if you choose IDX with your listing, it will still go on said big brand site whether you list with that big brand or a small indy.)

The listing contract for Las Vegas Sellers allows you to opt out of other parts of internet marketing and IDX also and it looks like this:

So there are alternate choices to opt in to IDX but still retain a bit of privacy.  One example of opting out of public address would be so that your neighbors don’t find out your home is listed.

I do encourage sellers to opt out of AVM sites (automatic estimated value ie Zillow or Corelogic) as those sites are not really all that accurate in the Las Vegas real estate climate currently.  This is due to a large portion of sales that would be considered “not typical” due to trustee sales being recorded at the Clark County Recorder’s office.

NOW, as a Las Vegas buyer, you can see that it is incorrect that IDX is ALL MLS data.  It is still prudent to interviewLas Vegas agents that have MLS access so you can be put on an automated search to receive an email every time a new listing hits the market – just in case it has an IDX exclusion!

Best of luck on your Las Vegas home search or sale!  I hope you have a better understanding of what IDX is – and what it is not :)

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Thanks,  Renée Burrows 702-580-1783 Broker/Owner, REALTOR®


copyright 2006-2013 Renee Burrows, REALTOR®, Savvy Home Realty Solutions  702-966-2494

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Comments (34)

Erika Rogers
Red Rock Real Estate ~ Southern Utah's Largest Independent Brokerage - Saint George, UT
St George Utah Real Estate & Relocation Specialist

Renee, this is great information for sellers to consider. Have a great weekend!

Dec 17, 2010 02:55 PM
Doug Anderson
Tucker Associates Real Estate Services - Danville, CA
Bay Area Real Estate Views

Well done Renee. An excellent explanation of IDX and how home owners will benefit from the enhanced service.

Dec 17, 2010 03:30 PM
Chris Olsen
Olsen Ziegler Realty - Cleveland, OH
Broker Owner Cleveland Ohio Real Estate

Hi Renee -- Very informative post.  Many consumers have no clue how this all works, what IDX means, etc. It would be great if all MLSs published a list of breakdown by category the % of listings that fall into the various categories.

Dec 17, 2010 03:31 PM
Rob Magnotta
Huntington Beach, Newport Beach, Seal Beach, Irvine REALTOR - Huntington Beach, CA
Huntington Beach & Newport Beach Coastal Specialist

Great job, Renee. Very thorough explanation of IDX and how it works. Have a great weekend!

Dec 17, 2010 04:24 PM
George Bennett
Inactive - Port Orford, OR
Inactive Principal Broker, GRI

Thanks Renee. You gave us a clear and concise explanation with a proper caution about AVM site.

Dec 17, 2010 05:00 PM
Virginia Hepp - Mesquite NV REALTOR
Desert Gold Realty - Mesquite NV Homes For Sale - Mesquite, NV
Mesquite NV Homes and Neighborhoods - Search MLS

I have asked agents if I can put their listing on my blog and website - had one say No recently.  He didn't think his seller would approve of me "representing him online."   :)

Dec 17, 2010 05:27 PM
Carla Muss-Jacobs, RETIRED
RETIRED / State License is Inactive - Portland, OR

Nice job Renee!  I wish listing agents would talk to their clients about this when they go to list.  Of course, they don't.  And I LOVE the links you have on your signature!!  GREAT!!!

Dec 17, 2010 05:41 PM
Tom Dennesen
Beverly, MA

Thanks for the helpful explanation, Renee. I see you use dsIDXpress on your WordPress site. Any reason(s) you chose this particular vendor/service?

Dec 17, 2010 05:55 PM
Jennifer Fivelsdal
JFIVE Home Realty LLC | 845-758-6842|162 Deer Run Rd Red Hook NY 12571 - Rhinebeck, NY
Mid Hudson Valley real estate connection

Renee great job,  This can be such a confusing subject for many. however your explanation simplified it.

Dec 17, 2010 06:46 PM
Russell Lewis
Realty Austin, Austin Texas Real Estate - Austin, TX

Renee,  I may give you a call next week (I know you are busier than...but will try to make it convenient for you!) Thanks again, You R O C K!

Dec 18, 2010 01:22 AM
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Renee, good information on simplifying and explaining the IDX process. It can be very confusing at times. Thanks.

Dec 18, 2010 02:07 AM
Brent Wells
The LivingWell Team - Prosper, TX
Real Estate Broker serving all of North DFW


I went and checked out your IDX site and it looks nice. We will be adding IDX to our new WordPress site soon. I am leaning towards a search form with a google rendered map. Thanks for sharing your experiences.


Dec 18, 2010 02:52 AM
Denise Hamlin, Broker/Owner
Cardinal Realty ~ 319-400-0268 - Iowa City, IA
Helping Happy Clients Make Smart Choices

Hi Renee ~ Nice explanation of IDX. You're right, it is a different animal to the other options and it's good for consumers to be aware of that. Since IDX doesn't have ALL the information on the MLS buyers might still want to check out the other options, always being aware that they may get a good share of outdated info on those sites too.

Dec 18, 2010 04:45 AM
Gabe Sanders
Real Estate of Florida specializing in Martin County Residential Homes, Condos and Land Sales - Stuart, FL
Stuart Florida Real Estate

I'm not sure why any one would want to opt out of an IDX feed.  There are a few agents that advertise selling a very large percentage of their own listings by doing this, but they don't sell very many as a percent of all their listings. 

I'm also not sure if you can opt-out of Zillow valuations, does any one know if that really works?

Dec 18, 2010 06:02 AM
Claude Cross
Homes By Cross, Inc. - Charlotte, NC
Charlotte NC Homes For Sale

Renee - are you using Frameless IDX? I was wondering if it helps on Google. (I think it does). I swear that Being an active agent in this market somehow transforms us into becomming geeks.

Dec 18, 2010 09:42 AM
Michelle Gibson
Hansen Real Estate Group Inc. - Wellington, FL

Renee - Awesome explanation of IDX, so many buyers think every home they find on the internet is not only for sale, but that the info is correct as well.

Dec 18, 2010 11:03 AM
Mary Douglas
United Country Ponderosa Realty, Red Feather Lakes, Colorado - Red Feather Lakes, CO
REALTOR, Red Feather Lakes, Colorado

Hi Renee, as others have said, this is a great explanation - to tell the truth, I wouldn't want to be a DIY buyer visiting several sites and not understanding how it all works.  Lots of info out there, and not all of it is up to date!

Dec 19, 2010 03:00 AM
Renée Donohue~Home Photography
Savvy Home Pix - Allegan, MI
Western Michigan Real Estate Photographer

Claude:  The answer to both of your questions is yes and yes :)  And yes I am a geek too!

Gabe:  What you can opt out of is having an AVM (not necessarily Zillow) show with your listing on a site such as Realtor.com

Russell:  Looking forward to that.  You can call whenever!

Tom:  Yes lots of reasons.  I do have other forms of IDX too as they are all different.  Consumers need choices.

Barbara:  Yes it is a great way to educate the seller if you are given that opportunity :)  It definitely neutralizes big brand vs small indy in this area!

Thanks everyone else for comments!

Dec 19, 2010 04:19 AM
Tony and Suzanne Marriott, Associate Brokers
Serving the Greater Phoenix and Scottsdale Metropolitan Area - Scottsdale, AZ
Haven Express @ Keller Williams Arizona Realty

As always Renee has a way with words - here taking a complex technical aspect of real estate and putting it in to plan English that Buyers, and even I can understand!

Dec 20, 2010 01:42 AM
Christine McDaniel
Christine McDaniel Realty, LLC - Avon, IN
Broker Associate

Renee - great post!  I think consumers will catch on to Zillow.  I've seen quite a few posts from homeowners that are unhappy with the way their home is displayed active or sold.   I had an email from someone today about a home for $59,000.  Looked it up in our mls and it is actually over $200,000. 
We need to educate buyers and sellers each and everytime we make contact with someone.

Jan 02, 2011 03:26 PM