Originally published in the February 3, 2026, issue of AI’s Appraisal Now
Reprinted with permission from AI

The National Association of REALTORS® has updated the MLS Handbook, removing longstanding policy language, some of which relates to MLS access requiring REALTOR® membership. MLSs have had the local discretion to open up MLS Participation to nonmembers dating back to the mid-1990s, so this is not new, but local MLSs are using the recent changes to reconsider their local rules and requirements for MLS Participation.

As these updates roll out, appraisers will encounter three distinct “buckets” of MLS environments:

• States With Long‑Standing Open MLS Access
  In California, Florida, Georgia, and Alabama, decades old antitrust rulings already prevent MLSs from requiring REALTOR® membership. Appraisers in these states can continue to expect reliable access through established MLS only or nonmember pathways.
• What’s New (Post 2025/2026)
  Some MLSs may introduce MLS only access models. Early adopters include major organizations such as Bright MLS, Canopy MLS, and Doorify MLS. A January 2026 survey showed 18% of agents now have access to an MLS that no longer requires REALTOR® membership, an indicator that moe changes may be coming as boards reassess their rules. For appraisers, this means policies may differ  from one MLS to the next.
• Independent MLS‑Only Platforms
  Systems like MyStateMLS/NYStateMLS and various broker-owned MLSs may allow appraisers to join without REALTOR® affiliation. These platforms can offer supplemental coverage or alternatives in markets where access remains unchanged.
  

Why Appraisers Should Engage Now

As local MLSs modernize, most will rely on existing terms and formats, including models like the Thompson Broker framework to define MLS Participation. This is a pivotal moment for appraisers: MLSs are revising policies, and your input can help shape rules that recognize appraisal needs, including accurate data access, practical costs, clear subscriber rights, and workable workflows.

By engaging with MLS boards, providing feedback, and participating in industry discussions, appraisers can help ensure that this new era of MLS flexibility supports the essential work of valuation professionals.