Listing Description Writer

This Listing Description Writer produces ready-to-use MLS and marketing copy that is property-feature-focused, accurate, and compliant with the Fair Housing Act (42 U.S.C. § 3604). All language avoids any preference, limitation, or discrimination based on race, color, religion, sex, national origin, disability, familial status, or other protected classes. Descriptions emphasize measurable features, upgrades, location benefits, and lifestyle without steering language.

Fair Housing Compliance: Use only facts about the property (beds, baths, square footage, lot size, year built, systems, finishes, proximity to parks/schools/transit/shopping as public facts). Never reference buyer demographics, "perfect for families," "quiet neighborhood for retirees," religious institutions as lifestyle signals, or any coded language. Square footage, bedroom count, and material facts must match public records and inspection reports. Misrepresentation can create liability., -

SAMPLE FILLED MLS LISTING DESCRIPTION

HEADLINE (Recommended for MLS title / remarks headline)

Stunning 4-Bed, 3-Bath Updated Craftsman on Oversized Lot, [[City]] [[State]]

PUBLIC REMARKS / FULL DESCRIPTION (Copy directly into MLS "Public Remarks" or equivalent field. ~1,800, 2,200 characters typical target.)

Welcome to [[Full Street Address]], a beautifully updated 4-bedroom, 3-bathroom Craftsman-style home offering approximately [[Living Area Sq Ft]] square feet of living space on a [[Lot Size, e.g., 0.28-acre]] lot in desirable [[Neighborhood Name]]. Built in [[Year Built]], this residence blends classic architectural details with modern upgrades for comfortable everyday living.

The main level features a light-filled open floor plan with hardwood flooring throughout the living areas, a gas fireplace in the great room, and a chef's kitchen with quartz countertops, stainless steel appliances including a 5-burner gas range and French-door refrigerator, a large center island, and a walk-in pantry. The adjacent dining area opens to a covered rear deck overlooking the fenced backyard with mature landscaping and a storage shed.

The primary suite on the main floor includes a walk-in closet and an en-suite bath with dual vanities, a walk-in shower, and separate soaking tub. Three additional bedrooms and a full hall bath are located upstairs, along with a versatile loft area ideal for a home office or reading nook. The finished lower level provides a large recreation room, an additional full bath, and ample storage.

Recent improvements (completed [[Year(s) of Upgrades]]) include a new roof (202[[X]]), HVAC system with smart thermostat, tankless water heater, updated electrical panel, and energy-efficient windows. The two-car attached garage includes EV charger pre-wiring. Additional features include a whole-house humidifier, central vacuum rough-in, and security system pre-wire.

[[Neighborhood / Location Highlights, factual only]]
- Located in the [[School District Name]] school district, with [[Elementary / Middle / High School Names]] nearby.
- Minutes to [[Park / Trail Name]], [[Downtown / Shopping District]], and [[Major Highway / Transit Line]].
- Easy access to [[Grocery / Hospital / University / Employment Centers]] within approximately [[X]] miles.
- Public transit stops within a short walk; bike-friendly streets and nearby greenways.

Property Specs
- Bedrooms: 4 | Bathrooms: 3 (2 full, 1 half)
- Living Area: [[X,XXX]] sq ft (per county records / appraiser)
- Lot Size: [[X.XX]] acres / [[X,XXX]] sq ft
- Year Built: [[Year]]
- Garage: 2-car attached
- Foundation: [[Basement / Crawl / Slab]]
- Heating / Cooling: [[Forced Air Gas / Central Air / Heat Pump]]
- Roof: [[Composition / Metal / Tile, Year]]

Interior Features
- Hardwood floors (main level)
- Quartz kitchen counters and island
- Stainless steel appliance package
- Primary suite with walk-in closet and dual-vanity bath
- Finished lower-level recreation room
- Laundry room with utility sink and cabinetry

Exterior & Site
- Fenced backyard with deck and shed
- Mature trees and professional landscaping
- Newer roof and HVAC
- EV charger pre-wire in garage
- Covered front porch with classic Craftsman columns

Showing Instructions
Call [[Listing Agent Phone]] or use ShowingTime / [[Scheduling System]]. Lockbox located at [[front door / side / other]]. Please remove shoes or use provided booties. 24-hour notice preferred for tenant-occupied showings.

Taxes / HOA
Annual property taxes approximately $[[X,XXX]] (202[[X]]). [[HOA Name]] dues $[[X]]/month (includes [[common area maintenance / pool / etc.]]). Please verify all figures with county records and HOA.

Directions
From [[Major Road]], turn [[direction]] onto [[Street]], continue [[distance]], property on the [[left / right]].

Call to Action
Schedule your private showing today. This property offers a rare combination of updated features, generous lot size, and convenient location. Offers reviewed as received; pre-qualification or proof of funds requested with all offers., -

ALTERNATE SHORT VERSION (for portal teasers or character-limited fields, ~400, 600 chars)

Charming updated 4-bed/3-bath Craftsman on large lot in [[Neighborhood]]. ~[[X,XXX]] sq ft with quartz kitchen, hardwood floors, finished lower level, new roof & HVAC. Fenced yard, deck, 2-car garage with EV pre-wire. Close to [[schools/parks/transit]]. [[City]], [[State]]., -

COMPLIANCE CHECKLIST FOR LISTING COPY

Before submitting to MLS or syndication, confirm:

1. All square footage, bedroom, and bathroom counts match county records or a recent appraisal (note source).

2. No language referencing buyer characteristics, family status, religion, national origin, or lifestyle preferences of protected classes.

3. All material facts (age of roof, HVAC, known defects, flood zone, etc.) are accurate and not misleading.

4. Photos accurately represent the current condition and have not been digitally altered to misrepresent features.

5. Any "virtual staging" or furnished photos are clearly labeled as such in the listing.

6. Keywords are property- and location-focused: "quartz counters", "hardwood floors", "fenced yard", "[[school district]]", "[[park name]] access", "EV charger pre-wire".

7. Character count fits target platform (typical MLS remarks 1,500, 2,500 characters; portal descriptions may be shorter).

8. Required state or MLS disclosures (e.g., lead paint, flood, sex offender registry notice) are handled via separate fields or addenda, not embedded in the narrative unless required., -

KEYWORD AND SEO SUGGESTIONS (Property-Feature Focused)

Primary: 4 bedroom home [[city]], updated kitchen [[city]], craftsman home [[neighborhood]], fenced yard [[city]] [[state]]

Secondary: quartz countertops, hardwood floors, finished basement, tankless water heater, EV charger ready, large lot, [[school district]] schools, near [[park or trail]]

Avoid: "family friendly", "great for entertaining", "perfect for [group]", any demographic references., -

USAGE NOTES

• Replace all [[bracketed tokens]] with actual verified property data.
• Cross-check specs against the MLS data entry fields (beds/baths/sqft/lot/year) to avoid mismatches.
• For new construction or major renovations, note "per builder plans" or "per architect" where appropriate.
• Update "recent improvements" dates and descriptions with invoices/receipts for accuracy.
• When marketing, always pair the description with current, high-quality photos and a floor plan if available., -

Disclaimer: This is a template example of compliant marketing copy. It is not professional legal, real estate, or advertising advice. The Fair Housing Act prohibits discriminatory statements in housing advertising. MLS rules require accurate representation of material facts. Verify all data, square footage methodology, and required disclosures with local MLS requirements and applicable law before publication. Misleading descriptions can result in liability., -

EXPANDED SAMPLE, MODERN FARMHOUSE STYLE

HEADLINE
Spacious 5-Bed Modern Farmhouse with Open Concept and 3-Car Garage, [[City]]

PUBLIC REMARKS

Exceptional 5-bedroom, 4-bathroom modern farmhouse at [[Full Address]] offering approximately [[X,XXX]] square feet on a [[X.XX]]-acre lot. Built in [[Year]], this home features a welcoming covered front porch, board-and-batten siding, and a 3-car attached garage with epoxy floor coating.

Inside, the main floor showcases an open-concept great room with vaulted ceiling, gas fireplace with custom mantel, and large windows overlooking the backyard. The kitchen includes shaker-style cabinetry, quartz or granite counters, a 36-inch range, built-in microwave and dishwasher, a large island with seating, and a walk-in pantry with custom shelving. A main-floor guest suite with full bath provides flexible space for visitors or multigenerational living.

Upstairs, the primary bedroom suite offers a generous walk-in closet and bath with dual sinks, soaking tub, and tiled walk-in shower. Three additional bedrooms share two full baths. A bonus room above the garage provides space for a media room, playroom, or home gym (closet may be added per code).

Systems and improvements include a 202[[X]] roof, high-efficiency HVAC with air purification, tankless water heater, and smart home pre-wiring. The large backyard is fully fenced and includes a covered patio, mature trees, and underground irrigation.

Key Specs
Beds: 5 | Baths: 4 | Living Area: [[X,XXX]] sq ft | Lot: [[X.XX]] acres | Garage: 3-car | Year: [[Year]]

Location Highlights (Factual)
- [[School District]], [[Specific Schools]]
- [[X]] minutes to [[Shopping Center / Employment / Hospital]]
- Access to [[Trail System / Park / Lake]] approximately [[X]] mile(s)
- Public transportation options nearby

Showing / Offers
ShowingTime appointments preferred. Offers should include pre-approval letter or proof of funds. Seller to review as received., -

ADDITIONAL PROPERTY-TYPE VARIATIONS (Ready to Adapt)

Condo / Townhome Version (excerpt)
Bright 2-bed, 2-bath condo on the [[X]]th floor with city views. [[X,XXX]] sq ft with updated kitchen, in-unit laundry, and reserved parking space #[[X]]. Building amenities include [[gym / roof deck / lobby]] (verify current HOA rules). Low-maintenance living close to [[transit / downtown]].

Land / Acreage Version (excerpt)
[[X.XX]] acres of [[wooded / pasture / buildable]] land at [[Address / Parcel]]. Gently rolling topography, [[well / septic perc test status]], electric at road. Zoned [[Zone]]. Ideal for custom home or recreational use. Buyer to verify all utilities, zoning, and building requirements with county., -

SPEC VERIFICATION TABLE (Use Before Publishing)

COMMON MLS PITFALLS TO AVOID

• Overstating square footage (use consistent measurement standard and disclose).
• Promising "move-in ready" when repairs or cosmetic work remain.
• Using superlatives that imply condition without evidence ("best value," "must see").
• Embedding required disclosures inside the narrative instead of using dedicated MLS fields.
• Including photos that show personal items that could identify protected class characteristics in a way that could be misinterpreted.
• Failing to update the listing promptly when price, status, or material facts change., -

PHOTO AND MEDIA RECOMMENDATIONS

• Professional twilight and daylight exterior shots.
• Wide-angle interior shots that accurately represent room proportions.
• Highlight recent upgrades with close-ups (kitchen, baths, systems).
• Include floor plan and site plan when permitted.
• Video walkthroughs (60, 90 seconds) perform well on portals; label clearly.
• All images should be current; remove or replace any that no longer reflect the Property., -

Disclaimer: This is a template example of compliant marketing copy. It is not professional legal, real estate, or advertising advice. The Fair Housing Act prohibits discriminatory statements in housing advertising. MLS rules require accurate representation of material facts. Verify all data, square footage methodology, and required disclosures with local MLS requirements and applicable law before publication. Misleading descriptions can result in liability.

Sources / As of: Fair Housing Act (42 U.S.C. §3604); NAR MLS policies and general best practices for accurate property representation (2026). Always confirm against current local MLS rules and state advertising regulations.