MLS Description Examples: What Good Looks Like (and What Doesn't)
Side-by-side comparisons, common mistakes, character limits, and how to write descriptions that get showings.
Most MLS listing descriptions are forgettable. A handful are genuinely good. The difference isn't talent — it's knowing what buyers actually respond to, and having a framework for writing it quickly. This guide breaks it all down.
Good vs. Bad: Side-by-Side Examples
3BR/2BA Starter Home
“3 bedroom 2 bathroom home with nice kitchen and big backyard. New paint. Good location near schools. Must see!”
- ✗Zero emotional appeal
- ✗"Must see!" is a red flag phrase agents ignore
- ✗"Nice" and "good" are meaningless adjectives
- ✗Reads like a Craigslist post
“Sunlight pours into every corner of this lovingly updated 3-bedroom, 2-bathroom home on one of Oak Park's most sought-after streets. The renovated kitchen — granite counters, stainless appliances, breakfast bar — opens to a private backyard patio that'll be your summer headquarters. Top-rated Lincoln Elementary is a 4-minute walk. New furnace, new roof, new windows. This one is genuinely move-in ready.”
- ✓Sensory opener ("Sunlight pours")
- ✓Specific details that matter to buyers (school name, distance)
- ✓Update specifics build confidence (furnace, roof, windows)
- ✓Ends with reassurance, not pressure
Luxury Condo
“Beautiful luxury condo with amazing views!! Gorgeous finishes throughout. Premium building with great amenities. This won't last!! Call today!!”
- ✗Double exclamation marks scream desperation
- ✗"Beautiful," "amazing," "gorgeous," "great" are empty words
- ✗No specifics — what finishes? What amenities? What views?
- ✗Experienced luxury buyers are put off by this energy
“Floor-to-ceiling glass frames unobstructed views of Lake Michigan and the Chicago skyline from this 34th-floor residence at One Bennett Park. The 2,100 sq ft layout features 10-foot ceilings, wide-plank French oak floors, and a chef's kitchen with Miele appliances and a Calacatta marble island. Building amenities include a 75-foot lap pool, fitness center by Equinox, and 24-hour white-glove concierge.”
- ✓Specific view (Lake Michigan + skyline from 34th floor)
- ✓Named finishes (Miele, Calacatta marble, French oak)
- ✓Named amenities (Equinox, 75-foot pool)
- ✓Calm, confident tone — appropriate for the buyer
Investment Property
“Great investment opportunity! Nice duplex in good area. Both units rented. Contact agent for details.”
- ✗No financial data — the only reason investors care
- ✗"Good area" is useless without specifics
- ✗"Contact agent for details" is a wasted close
- ✗Would you make a $400K decision based on this?
“Fully occupied duplex in Denver's Baker neighborhood delivering $4,100/month gross rent at a 6.4% cap rate. Both units — a 2BR/1BA and 1BR/1BA — were renovated in 2022 (new kitchens, baths, flooring). Long-term tenants month-to-month, offering immediate flexibility. Located two blocks from South Broadway's restaurant corridor. 2023 updates: roof, HVAC, water heater. Financials available to qualified buyers.”
- ✓Leads with the number investors need (cap rate)
- ✓Renovation year and scope builds confidence
- ✓Tenant status framed as a benefit (flexibility)
- ✓Specific location context
- ✓"Financials available" signals transparency
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Try Free — No Credit Card →MLS Character Limits by Board
Character limits vary by MLS. Here are the most common ones:
| MLS Board | Char Limit | Notes |
|---|---|---|
| NWMLS (Seattle) | 3,000 chars | One of the most generous limits |
| CRMLS (California) | 1,000 chars | Applies to most CA markets |
| MRED (Chicago/IL) | 2,000 chars | Separate fields for public/agent remarks |
| FMLS (Atlanta) | 2,500 chars | Public remarks field |
| NTREIS (Dallas-FW) | 1,500 chars | Roughly 250-300 words |
| BRIGHT MLS (Mid-Atlantic) | 4,000 chars | Very generous — use it |
| HAR (Houston) | 2,000 chars | Public description field |
| GAMLS (Georgia) | 4,000 chars | Multiple description fields available |
The 7 Most Common MLS Description Mistakes
Starting with the address or "Welcome to..."
Start with an emotion, a sensory detail, or a bold claim. "Welcome to 123 Main" wastes your first impression.
Using adjectives without evidence
"Beautiful kitchen" means nothing. "Kitchen with quartz waterfall island and Wolf 6-burner range" means everything.
Exclamation marks (especially multiples!!)
They signal anxiety. Confident homes don't need to shout. One exclamation mark, maximum, if at all.
"Must see!" and "Won't last!" closers
Every listing says this. None of them feel true. Close with a specific, concrete call to action instead.
Omitting the neighborhood
Buyers buy neighborhoods, not just homes. Always include 1-2 specific neighborhood references (school, restaurant, park, commute).
Ignoring the buyer's lifestyle
Think about who actually buys this property. Young family? Use "school" and "backyard." Remote worker? Mention "home office." Retiree? "Single-level" and "low maintenance."
Not mentioning recent updates
New roof, HVAC, water heater — these answer the buyer's biggest fear (hidden costs). Name them with years.
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