Seller guide · Sep 2026
Private listing or full exposure? An honest guide for New York sellers.
Compass says phased marketing earns a premium. Independent analysts say the premium does not exist. New York may soon require a signed opt-out. Here is how to decide.
Licensed Associate Real Estate Broker, Compass · 6 min read
Few questions in real estate are argued about as fiercely right now as this one: should you quietly offer your home to a limited audience first, or put it in front of every buyer on day one?
The case for going private first
Compass reports that homes marketed in phases (Private Exclusive, then Coming Soon, then the open market) sold for a 4.6% higher price and 34% faster, based on 70,809 sales in the year to March 2026. It also says 94% of Private Exclusives eventually reach the MLS. Privacy has value beyond price, too: no public price history, no neighbours tracking your days on market.
The case against
Appraiser Jonathan Miller called it “the private listing premium that never was”. Separate studies by Zillow, Bright MLS and a Drexel researcher found lower proceeds for homes sold off the open market. The logic is simple: fewer buyers see the home, so there is less competition.
The law may change
New York’s Fair and Transparent Real Estate Listings Act passed both houses in June 2026. If signed, it would require a listing to be publicly advertised within one business day unless the seller signs a state disclosure and opt-out form. As of late September it was still awaiting the Governor’s decision.
The right answer depends on your home, your timeline and how much you value privacy. It should never depend on what is easiest for the agent.
How we help sellers decide
| Private first often makes sense if… | Full exposure often makes sense if… |
|---|---|
| You need discretion (public figure, divorce, estate) | Your home is in a high-demand segment (e.g. Park Slope condos) |
| You want to test price without a public history | You want the maximum number of competing bids |
| The home is unique and hard to comp | The home is easy to compare with recent sales |
Sources: Compass data on phased marketing (2026); Jonathan Miller, appraiser; studies by Zillow, Bright MLS and Drexel University; New York bills A.10679-B / S.10274.