Rob and Greg delve into the implications of Zillow's new ZLAS policy, discussing its shift in priorities and the potential loopholes for broker direct feeds. They highlight enforcement challenges and the ongoing ethical dilemmas surrounding consumer access to listings. The conversation touches on the upcoming MLS meetings and the evolving dynamics between established real estate practices and innovative online strategies. The hosts also draw intriguing parallels between the competitive nature of real estate and sports, emphasizing the need for collaboration over competition.
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insights INSIGHT
Zillow Needs Compliance Team
Zillow will need a dedicated compliance team to enforce its listing policy effectively.
Technology alone cannot handle nuanced enforcement; human intervention is essential.
insights INSIGHT
Hidden Listings Contradict Consumer Focus
Zillow's new policy allows hidden listings visible only through registration, contradicting its "consumer first" stance.
This practice conflicts with broader public accessibility expectations in real estate listings.
volunteer_activism ADVICE
Require User Registration for All Listings
Zillow could require all users to register before viewing listings, making all listings equally accessible.
Such a move would align its policy more closely with a true "consumer first" approach.
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In this episode of Industry Relations, Rob and Greg analyze Zillow’s recently released ZLAS policy language and debate whether it reflects a shift in Zillow’s priorities. They discuss the implications of allowing broker direct feeds, the enforcement challenges around delayed marketing, and whether Zillow’s current stance can still be considered “consumer first.” The conversation also explores how MLSs and major brokerages are interpreting ZLAS and how this policy intersects with Clear Cooperation rules and VOW/IDX frameworks.
Howard Hanna in open rebellion against Clear Cooperation Policy - https://www.inman.com/2025/05/23/howard-hanna-in-open-rebellion-against-clear-cooperation-policy/
Hoby Hanna don't like the rules - https://www.vendoralley.com/2025/05/27/hoby-hanna-dont-like-the-rules/
Key Takeaways
Zillow’s ZLAS Policy Language – The official policy now allows listings to be submitted via MLS or broker syndication feeds, raising questions about enforcement and intent.
Broker Compliance and Enforcement – Rob and Greg explore whether Zillow has the capacity or systems in place to enforce ZLAS, and how it compares to MLS-style rule enforcement.
Direct Broker Feeds as a Loophole – The inclusion of broker syndication feeds in the policy language could enable firms like Compass to bypass ZLAS restrictions.
VOW vs. IDX Access – Discussion on how Zillow’s VOW-powered listing visibility may conflict with its public consumer-first messaging.
Local MLS Rule Conflicts – ZLAS policy explicitly overrides local MLS or state-level rules that allow extended delayed marketing, creating potential legal and operational conflicts.
Marketplace Power Shift – Zillow’s self-enforced policy is viewed as a signal of its growing authority in the real estate ecosystem, independent of MLS governance.
Industry Relations