# Section 14: Data Feeds, IDX/VOW Policy, Website Display Rules

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🟦 = NAR-based policy provision
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This section defines the authorized uses of BSCMLS data feeds and the mandatory display rules for Participant and Subscriber websites and vendor platforms. It is written for MLS Participants and Subscribers who use IDX/VOW/BBO data, and for vendors supporting those users.

For “how to request a feed,” vendor onboarding steps, pricing, and forms, refer to the [**IDX/Data Feed resource page**](https://bscmls.com/idx-syndication) on the BSCMLS website.

### [14.1 – Data Feed Types](#id-14.1-data-feed-types) 🟦NAR IDX/VOW/Data Feed Policies

<mark style="color:$primary;">**Authorized Use Determines What Data is Included**</mark>

BSCMLS offers multiple data feed options through our MLS data distribution platform. Each option is defined by its authorized use. As authorized use becomes more restricted (public → authenticated client → internal operations), the data available may become more inclusive.

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{% tab title="Standard IDX" %} <mark style="color:$primary;">**Standard IDX**</mark><mark style="color:$primary;">**&#x20;**</mark>*<mark style="color:$primary;">**(Public Advertising)**</mark>*

**Purpose:** Allow consumers to search MLS listings on a Participant-controlled public website/app.

**Scope:** Active + Pending listings and fields authorized for public display; excludes MLS-designated confidential/non-public fields.

**Conditions:**

* **Includes:** On-market listings only.
* **Excludes:** Sold Price, Closing Date.
  {% endtab %}

{% tab title="IDX Plus" %} <mark style="color:$primary;">**IDX Plus**</mark><mark style="color:$primary;">**&#x20;**</mark>*<mark style="color:$primary;">**(Enhanced Public Advertising)**</mark>*

**Purpose:** Allow consumers to search MLS listings on a Participant-controlled public website/app, and property history (if the website permits that functionality).

**Scope:** Active + Pending + Sold listings and fields authorized for public display; excludes MLS-designated confidential/non-public fields.

**Conditions:**

* **Includes:** On-market listings only.
* **Excludes:** Sold Price.
  {% endtab %}

{% tab title="VOW" %} <mark style="color:$primary;">**Virtual Office Website (VOW)**</mark><mark style="color:$primary;">**&#x20;**</mark>*<mark style="color:$primary;">**(password-protected brokerage services)**</mark>*

**Purpose:** Provide brokerage services to registered consumers in a secure online environment where a lawful broker-consumer relationship has been established.

**Scope:** Includes deeper data than IDX because access is limited to verified registrants/clients and is governed by the VOW rules and the applicable data license terms.

**Conditions:**

* **Includes:** Active + Pending + Sold data, including sold price and closing date.
  {% endtab %}

{% tab title="BBO" %} <mark style="color:$primary;">**Broker Back Office (BBO)**</mark><mark style="color:$primary;">**&#x20;**</mark>*<mark style="color:$primary;">**(internal brokerage operations)**</mark>*

**Purpose:** Internal brokerage tools (accounting, CRM, productivity, reporting, analytics).

**Scope:** See [**Section 14.6**](#id-14.6-broker-back-office-bbo-policy-nar-policy-8.7) for BBO Data scope, permitted BBO Use, and designee rules.

**Conditions:**

* Strictly internal use.
* Not a public advertising channel
  {% endtab %}

{% tab title="Broker Feed" %} <mark style="color:$primary;">**Broker feed**</mark><mark style="color:$primary;">**&#x20;**</mark>*<mark style="color:$primary;">**(Participant Data Access)**</mark>*

**Purpose:** Internal brokerage operations for a single brokerage or firm. Each office within the firm must be owned or managed by the same Participant.

**Scope:** An aggregated feed for brokers that includes ONLY the brokerage’s on- and off-market listing data (Active and non-active statuses), plus roster information.

**Conditions:**

* Strictly internal use.
* Not a public advertising channel
  {% endtab %}
  {% endtabs %}

### [14.2 – Data Feed Access & Vendor Requirements](#id-14.2-data-feed-access-and-vendor-requirements-nar-policies-8.3-8.6-8.7-and-7.90) 🟦NAR Policies 8.3, 8.6, 8.7, and 7.90

**A. IDX Options**

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**MLS-generated iFrame (free):** a basic search link available in an MLS users account settings.
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**Custom IDX (vendor required):** Participants may hire a third-party IDX vendor to create a custom search experience.
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**B. Application & approval:** Data feed approval depends on verification that the requesting Participant/Subscriber and brokerage are active and in good standing, and that the requested feed type and intended use comply with these Rules and the applicable data license terms. Approved feed access and included fields are based on authorized use, such as public advertising, authenticated client access, or internal operations. The MLS may limit or modify field availability by feed type as needed to support those authorized uses. For BBO access, as defined in [**Section 14.6**](#id-14.6-broker-back-office-bbo-policy-nar-policy-8.7), including BBO access provided to a Participant’s designee, the MLS will approve access only for the requesting Participant or office, and the distribution platform will restrict BBO Data to authorized users consistent with permitted BBO Use and the applicable data license terms. Billing for MLS data feed access is handled through the distribution platform (Trestle) and billed to the vendor of record, not separately to each individual agent or brokerage customer. A vendor’s approved feed subscription may support multiple authorized customer implementations, subject to required data license agreements, approved display destinations, and any applicable distribution-platform pricing tiers.

**C. Approval Timing:** BSCMLS will act on complete IDX feed requests within **five (5) business days**, barring extenuating circumstances related to qualification or compliance review; in those cases, BSCMLS will provide an estimated approval/denial timeline.

**D. Compliance & Termination:** Use of MLS data is governed by the applicable data license agreement (including distribution-platform license terms). Material breaches (e.g., display of confidential fields) require remedy within **72 hours** of notice or the feed may be terminated.

**E. IDX Data Control and Refresh (Operational Standard):** Participants using IDX must maintain actual and apparent control over the IDX display and the data displayed. IDX data must be refreshed at least once every **twelve (12) hours**.

### [14.3 – Prohibited Uses (Antitrust Compliance)](#id-14.3-prohibited-uses-antitrust-compliance)

**A. Prohibition on Compensation Platforms:** Participants and Subscribers are prohibited from using MLS data to establish or maintain a platform of offers of compensation from multiple brokers or other buyer representatives.

**B. Penalty & Reinstatement:** Violation may result in immediate termination of all data feeds. Reinstatement requires:

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Complete removal of the prohibited functionality.
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A written request for a compliance audit.
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MLS staff review/verification.
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### [14.4 – IDX Display Rules (Public Advertising)](#id-14.4-idx-display-rules-public-a-dvertising-nar-policy-7.58) 🟦NAR Policy 7.58

IDX permits eligible MLS Participants to display MLS listings on public-facing websites and apps, subject to MLS rules and applicable law (including Participant-controlled websites, mobile apps, and permitted audio devices).

**A. Eligibility and participation:** IDX is a Participant program. Participation is conditioned on ongoing compliance with MLS rules, including membership requirements, display rules and data use restrictions.

**B. Blanket authorization; default consent; listing-by-listing withholding:**\
By participating in the MLS, each eligible IDX Participant grants a blanket authorization for other eligible IDX Participants to display that Participant’s MLS listings through IDX, except where the listing Participant affirmatively withholds a listing using MLS system controls.

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Withholding is **listing-by-listing** only.
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Withholding may not be used to selectively prevent display by specific competitors.
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A Participant who does not grant IDX authorization is not eligible to receive or display IDX data from other Participants.
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**C. Participant control and responsibility:** Each IDX Participant must maintain actual and apparent control over the IDX display and ensure the display is not false, misleading, or deceptive.

**D. Required disclosures and source attribution:** IDX displays must:

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disclose that IDX information is provided exclusively for consumers’ personal, noncommercial use and is deemed reliable but not guaranteed accurate by the MLS; and
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clearly identify the **listing brokerage** for each listing and include clear **MLS source attribution** in a readily visible manner; and
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display the email address or phone number provided by the listing Participant in a reasonably prominent location and in a readily visible color and typeface not smaller than the median used in the display of listing data.
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**E.  Display integrity; no manipulation:** Participants shall not modify or manipulate information relating to other Participants’ listings. Participants may augment the display with other data only if clearly separated and clearly sourced. The following are prohibited:

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❌ altering listing content in a way that materially changes meaning (price, status, address, property type, remarks),
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❌ displaying a listing as available when MLS status indicates it is not available,
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❌ omitting required identifiers (listing brokerage and MLS attribution) or hiding them.
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**F. Seller internet withholding and privacy controls:** IDX participants must honor MLS internet display controls, including seller-directed internet withholding and address suppression. Withheld listings/addresses must not be displayed through IDX.

**G. Sold prices on IDX (public sites):** Sold prices may not be displayed on an IDX or other public-facing site unless permitted under BSCMLS [**sold data policy**](https://rulebook.bscmls.com/pages/aJ9uVyuBt9rjWl5xYxB3#id-11.2-sold-data-policy-reporting-privacy-and-mls-record-retention-nar-policy-7.75) and the applicable data license terms, including any representation/authorization requirements.

**H. Permitted use; prohibited use:** IDX data may be used only for display of MLS listings to consumers in the ordinary course of brokerage business. IDX data may not be sold, licensed, redistributed, used to create a separate public listing database, used for deceptive lead-generation schemes, or combined with other data in a way that violates confidentiality, privacy rules, or antitrust restrictions.

**I. Compliance, audits, enforcement:** IDX Participants must cooperate with compliance reviews and provide access to displays and related vendor configurations upon request. Violations may result in corrective demands, suspension of IDX access, fines, or other discipline.

### [14.5 – VOW Policy (Virtual Office Websites)](#id-14.5-vow-policy-virtual-office-websites-nar-policy-7.91) 🟦NAR Policy 7.91

A VOW is a Participant’s password-protected website through which the Participant provides brokerage services to consumers with whom the Participant has established a lawful broker-consumer relationship. The Participant must make the VOW readily accessible to the MLS for compliance verification.

**Seller Internet Display Opt-Out:** Under NAR policy, a VOW must not display a listing (or property address) when the seller has affirmatively directed the listing broker to withhold the listing and/or address from Internet display.

**A. Registration & access requirements:** Before accessing MLS data through a VOW, a registrant must register and the Participant must:

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establish a lawful broker-consumer relationship,
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verify identity (name + valid email and confirmation),
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require unique username/password for each registrant and reconfirm/change passwords at least every 90 days, and
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retain registrant/access records for at least 180 days after password expiration.
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**B. Contact information and privacy policy:** The VOW must prominently display Participant contact information and a privacy policy describing how registrant data is collected, stored, used, and protected.

**C. Terms of use (required conditions of access):** Registrants must affirmatively accept Terms of Use that, at minimum, prohibit copying/scraping/harvesting/bulk downloading, resale/syndication/republication, automated access/bots, reverse engineering, discriminatory searches, and any non-bona-fide use.

**D. Seller internet withholding and seller controls:** The VOW must honor seller internet withholding settings. At seller request, disable third-party comments/reviews/AVMs for that seller’s listing.

**E. Display criteria and misappropriation prevention:** VOW displays may exclude listings only using objective criteria applied consistently. Participants must implement reasonable security controls to prevent scraping/misappropriation and cooperate with MLS investigations.

**F. Sold data safeguards (if sold data is displayed):** When a VOW displays sold data, the Participant must comply with BSCMLS sold data confidentiality and advertising restrictions, must not display any MLS-designated confidential fields, and must not circumvent seller withholding/MLS privacy controls.

**G. Download/display limits:** Limit registrant viewing/retrieval/download to no more than 500 current listings in response to any inquiry.

### [14.6 – Broker Back Office (BBO) Policy](#id-14.6-broker-back-office-bbo-policy-nar-policy-8.7) 🟦NAR Policy 8.7

BBO permits authorized access to MLS data for internal brokerage operations and professional workflows. It is not a public advertising channel.

**A. Definition and access:** A BBO is a Participant-controlled internal system (including a vendor platform) used for brokerage business operations and accessible only to authorized users. BBO content must not be accessible to the public. BBO Data includes all real property listing and roster information in the MLS database, including all listings of all participants, but excludes (i) MLS-only fields (fields visible only to MLS staff and the listing participant), and (ii) fields/content the MLS does not have sufficient license rights to provide for BBO use. There is no option for Participants to opt out their listings from BBO use as defined.

**B. Authorized Users:** BBO access is limited to:

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the Participant and affiliated Subscribers/staff with legitimate business needs, and
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MLS-authorized vendors providing contracted services to the Participant.
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**C. Permitted Uses:** BBO Data may be used only by the Participant and Subscribers affiliated with the Participant for the following purposes, and only where the system/platform restricts exposure to the permitted audiences:

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Brokerage management systems that only expose BBO Data to the Participant and Subscribers affiliated with the Participant.
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Customer relationship management (CRM) and transaction management tools that only expose BBO Data to the Participant, Subscribers affiliated with the Participant, and their bona fide clients as established under state law.
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Agent and brokerage productivity and ranking tools and reports that only expose BBO Data to the Participant and Subscribers affiliated with the Participant.
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Marketplace statistical analysis and reports in conformance with NAR MLS Policy Statement 7.80 (where applicable), which allows for certain public distribution.
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At the request of a Participant, the MLS will provide BBO Data to that Participant’s designee. The designee may use BBO Data only to facilitate the BBO Use on behalf of that Participant and its affiliated Subscribers.

**D. Display Rules and Security Controls:** BBO must be password-protected, not indexable by search engines, and must protect confidential/non-public fields. Participants must implement reasonable access controls and remove access when affiliation ends.

**E. Vendor / Third-Party Requirements:** Vendors may use MLS data only to provide contracted services to the Participant, may not reuse/repurpose data for other customers or products, and must maintain safeguards to prevent misappropriation/scraping/redistribution.

**F. Strict Prohibitions:** BBO must not be used for public republication/syndication, data resale/redistribution, bulk export for unauthorized purposes, bypassing IDX/VOW rules, or access by unaffiliated persons.

**G. Audit and Enforcement:** Participants must cooperate with compliance verification. Violations may result in corrective demands, suspension/termination of BBO access, fines, and other discipline.

### [14.7 – DMCA Safe Harbor Notice](#id-14.7-dmca-safe-harbor-notice-nar-policy-7.99) 🟦NAR Policy 7.99

The Digital Millennium Copyright Act (DMCA) provides “safe harbor” protections for online service providers hosting user-generated content if certain criteria are met. Courts interpret “online service provider” broadly, which may include MLSs as well as Participants/Subscribers hosting IDX displays.

To qualify for safe harbor protections, an online service provider should:

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register with the Copyright Office and designate an agent to receive takedown requests,
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develop and post a DMCA-compliant repeat-infringer policy,
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comply with takedown and counter-notice procedures, and
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maintain appropriate knowledge/benefit controls consistent with DMCA safe harbor requirements.
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