Frequently Asked Questions

Greater Northwoods MLS

For detailed GNMLS bylaws, policies and regulations including guidelines and policy summaries, please visit the GNMLS Bylaws & Policies page.

See this map.  The primary jurisdiction counties are in yellow plus we serve 11 more Wisconsin counties and 7 Michigan counties.

GNMLS has migrated to the Xposure system from RealtyServer and Autoload for entering new listings. Online training modules are available here:

Professional photographers may sign up for a free account under the Photographers section.

Here is a link to our slide presentation: Xposure_Training.pdf

GNMLS automatically sends all residential listing info to if this option is checked during listing entry. Your commercial listings are sent to ListHub where you can choose to send them for display on

You may create an agent profile on for better branding at no charge or purchase additional services.  For more instructions on setting up and managing your agent profile, click here.  If you are a managing broker and would like to establish a brokerage profile that will allow you to setup branding and other options for all agents at your firm, you must call their customer service team at 1-800-878-4166 (Mon-Fri 8am-7pm or Saturday 9am-3pm) to get started.

Note that also offers a New Agent Success Kit and a Success Kit for Teams that you may find helpful in establishing your personal and/or brokerage brand.

Here is a link to short training videos from ListHub:

First your company broker needs to be registered with an account and then the agents may register.  ListHub basic distribution services are free to GNMLS Subscribers.

For GNMLS access, the PocketInterface mobile app may be found in the Apple App Store and Google Play Store.  A PocketInterface introductory video is available here.

For the SentriLock lockbox program, the SentriSmart mobile app may be found in the Apple App Store and Google Play Store.  A SentriSmart introductory video is available here.

To grant property access to non-GNMLS members use SentriConnect available in the Apple App Store and Google Play Store. See the introductory video available here.


Here are some useful resources:


"I assume everyone isn't running to their listings swapping out old lockboxes for new how are you supposed to know if the listing you are going to has a new lockbox or an old one? We didn't get enough lockboxes to cover all our active inventory and likely no other agencies did, so for some time there would be both...seems very confusing...did they cover this? I imagine for some time many properties will have both new and old."


They will transition to using the app most of the time. NXT (older) and BLE (new) boxes both open with the app:  NXT using a code and BLE through Bluetooth (BT) connection. You shouldn’t need to know which type of box a listing has on it.  But it is important to keep your card with you.

BLE (new white boxes): Unless there is a problem, no cell coverage is needed. Enable Bluetooth on your phone and start the SentriSmart app, press ENT on the box and they should talk. Enter your PIN on the phone > Done and the box opens.  (Side note:  Shackle release using SentriSmart on the new boxes no longer chirps, so make sure to grab the box so it doesn't smash your foot!) 

IF Bluetooth failed to connect, then use the Mobile Access Code the app gives you, just like with NXT boxes. All else fails:  Call the CARS system at 877-736-8745 for a card renewal code and renew your SentriCard at the lockbox.  

NXT (old blue boxes):  Wherever there is cell coverage, use SentriSmart to create a Mobile Access Code to key into the box. Opens just like a one-day code.

IF there is NO cell coverage, the app provides a card renewal code you can use in the box to renew the card for the remainder of the day. After that the CARD becomes the Key until it expires at midnight. While the card is the Key, you can still use the app to Manage BLE boxes, but not open them until the next day.  

Status of MLS listing:

Active (Green) – Listing is currently active with no accepted offers OR has accepted offer AND a bump clause written into the offer AND special REALTOR® Remarks notation that the listing “has accepted offer with bump clause”.

Active O/C (Olive) – Listing has an accepted Offer with Contingencies - not all satisfied.

Canceled (Gray) – Listing was canceled prior to normal expiration date. Probably with a Cancelation and Mutual Release signed by all parties.

Expired (White) – Listing contract has expired per contract. May have been expired early by amendment.

Hold (Light Blue) – Listing is under contract but the listing has been placed on Hold and is not available for showings or active marketing.

Pending (Yellow) – Listing is under contract to be sold, all contingencies are satisfied. It has not closed yet, but is contractually sold.

Sold (Red) – Listing has closed, value exchanged and title transferred. Mark immediately following the closing.

GNMLS rules allow for limited circumstances where more than one listing might be entered for a property:

  • If a property fully qualifies as both residential and commercial, the property may be entered under both databases.  When sold, one listing must be marked Sold and the other listing should be canceled.


  • Residential property offered in multiple acreage configurations may be represented in the MLS up to a maximum of three (3) listings if the seller will subdivide the property. Other configuration possibilities may be described in the property description remarks or supporting documents section.
    • Use the “Unit” field to distinguish the addresses. Example:
      • Listing 1 (House + all land):
        • Street Number & Name: 123 Any Rd
        • Unit:  w/40 ac
      • Listing 2 (House + 5 acres fractional land):
        • Street Number & Name: 123 Any Rd
        • Unit: w/5 ac
      • Listing 3 (35 acres of land not included in #2):
        • Street Number & Name: ON Any Rd 
        • Unit: (Leave blank)

You should prorate the selling price between the two parcels and mark each as "Sold" in the MLS.

Example: You sold a house for $200,000 plus an adjacent lot for $50,000, so the combined list price for the two adds up to $250,000.
$200,000 / $250,000 = .800, so the house represents 80% and the separate lot represents 20% of the total listed value.

The properties then sold to a single buyer who offered $220,000 for both. For the house: $220,000 x 80% = $176,000 and for the lot: $220,000 x 20% = $44,000. Adding the two (or more) prorated prices will thus add up to the total sale price - in this case $220,000.

First, you need to use the appropriate WB-4 and WB-14 forms to conform to DSPS rules REEB 16.04.

Then for entry, you must check Yes for the question of whether it is a condo property and you must include Condominium as one of the Title choices. If the unit is a stand alone detached home, you may choose to use either Single Family Detached or Condominium as the Property Type. Note that Property Type refers more to the characteristics of the building or land than it does to the ownership rights.

Finally, you need to make your other appropriate condo disclosures for the fees, name the condo association in the Legal Description, include the condo docs, etc.  If it has water frontage, be sure you have disclosed that it is shared frontage.  Amenities in common, if mentioned, should be clearly noted that they are held in common such as a pier, laundry facilities or a bar/rec room.

Listing a mobile home in a park - guidelines

  • Residential listing – Property type = Mobile Home
  • Legal description = No real estate
  • Title = Lot Rental
  • Lot size = 0
  • Monthly Fees = $  (ie. Monthly lot rental)

Recommended disclosures to consumers and brokers through a note in General Remarks or CSPAL to consumers AND to Realtors in the Realtor Remarks such as:

  • Personal property only – no real estate transferred
  • No real estate included in transaction

Single Family Detached refers to habitable homes and the land they sit on. This should not be used when no real property (land) is being offered for sale.

Please note that sales of more than 1 mobile/manufactured home per year without real estate requires a Wisconsin mobile home sales license. See Wisconsin Administrative Code SPS 305.003(38).

You may find the DSPS overview document for manufactured home sales licensing here:

The Wisconsin Administrative Code regarding manufactured home dealers can be found here:

"My seller has a nice double-wide factory-built home on a full basement and does not want it to be listed as mobile/manufactured."

First, you may not misrepresent the property so you need to determine what it really is. All of these homes are intended for year-round occupancy in Wisconsin. They are not travel trailers, which are personal property, even if they are sitting on real estate (land).

Manufactured homes include mobile homes by Wisconsin statute 101.91(2)(c). They were called mobile homes prior to June 1976 and the HUD Title 6 standards. After that date they were required to conform to HUD standards regarding building codes for electrical, plumbing, heating, ventilation, fire protection, structural strength, etc. They should have a HUD tag attached to the home. The HUD Tag is a 2 x 4 inch aluminum plate affixed to the outside of the manufactured home. The HUD Data Plate is a sheet of paper inside, usually by the electrical panel, in a kitchen cabinet or bedroom closet and includes a map of the U.S. with information on wind zone, snow load, etc. that the home was built for.

Modular construction type is for homes built in a factory consisting of 2 or more modules that are assembled on site. These homes may be either “on-frame” or “off-frame” and will include a modular tag, usually under the sink. Modular homes must conform to local state building codes.

This is the MLS definition:
Manufactured/Mobile Home: Dwelling unit that conforms only to HUD codes rather than local building codes. A HUD tag should be found and this property is defined by Wis Stats., sec. 101.91(2) as: a structure that is designed to be used as a dwelling with or without a permanent foundation and that is certified by the federal department of housing and urban development as complying with the standards established under 42 USC 5401 to 5425 and includes any additions, annexes, foundations and appurtenances. A manufactured home sold on the land it sits on may be entered as a SFD, provided the construction is noted as manufactured/mobile home. A manufactured home is a minimum 400 square feet. A travel trailer (DOT- ANSI A119.5) is only personal property and may not be listed as a Manufactured/Mobile Home.

Modular: Home is constructed on site from modules. These homes must conform to local building code rather than Federal HUD codes. They are set on a permanent foundation or basement and do not have (never had) axles or a tongue for transport.

NADA provides a definition of the modular home built to local state codes and having a modular label.

The Wisconsin Housing Alliance also provides some information on determining the correct construction type of the home.

Arm’s Length Sale – sale between two parties, neither of whom is related to or under abnormal pressure from the other. This is not known during marketing, but should be marked at the time of closing if true.

ShowingTime is a service of GNMLS available to all offices, agents and appraisers. Inspectors may contact the MLS office about signing up. You may register and watch a training video here: ShowingTime for the MLS QuickStart Training.

From the MLS you can go to ShowingTime in your Quick Links. Click Help & Support on the left and you will find many topics with documentation or video training.

In general, NO branding is permitted in GNMLS. Nothing that can be shared by another REALTOR should promote yourself to their customer or client.

However, there are a few exceptions for content that is shared either directly by the listing agent or when a consumer searches listings on the search portal.

Please CLICK HERE to view a PDF explaining GNMLS guidelines regarding branded/unbranded content.

GNMLS Policy is modified in that listings must be entered into GNMLS database prior to any other advertising.

GNMLS Policy in the GNMLS Policies & Procedures states:

Any listing that is entered into the GNMLS, must be entered into the GNMLS database prior to any public marketing outside of the firm and/or inquiries being solicited from non-clients. Excluding a property from GNMLS entry does not negate an Agent’s responsibility to cooperate with fellow REALTORS®, though this may be evidence of external marketing. This policy not only applies to actions taken by MLS Participants/Subscribers, but also to any advertising actions taken by the seller(s) or other parties. Office exclusive listings must have the listing contract adjusted with an Office Exclusive Addendum that disallows all signage, MLS entry and other public marketing. Fines are $50 1st offense, $100 2nd offense, $250 3rd offense, $500 4th offense. All offenses and fines are per firm determined and assessed per firm rather than per subscriber.

Send the first and last pages of your contract with the Addendum for Office Exclusive or One-Party listings.

Waivers may be filed to withhold entry in some circumstances. You can find a general waiver here for listings that are either not qualified for entry or are optional and the seller wishes to keep them out of the MLS. Examples of not qualified is a listing co-listed with a non-member, not offering compensation or not listed with a single listing price. An example of an optional listing is one outside our core 7-county service area.

If your listing is not ready to show the world yet but you have a valid listing contract, it must be entered into GNMLS before any public advertising.  See GNMLS R&R: Sec 1.01 and GNMLS P&P: Sec III-B

Public marketing includes, but is not limited to, flyers displayed in windows, yard signs, digital marketing on public facing websites, brokerage website displays (including IDX and VOW), digital communications marketing (email blasts), multi-brokerage listing sharing networks, and applications available to the general public.

Here are steps to remain consistent with GNMLS policy without having to make a separate trip to the property to place the sign after entering into GNMLS/Xposure:

  1. Enter the listing with as much information as you can obtain from the initial and/or follow-up visit to the property during which you would get measurements, perform a walkthrough, take photos, etc.
  2. Make sure to set "Internet Display?" = NO so the listing does not syndicate out to the world.
  3. Submit as Active and quickly change the status to On-Hold - could do at the property if internet available or nearest place with internet access.
    • After the listing is entered and placed On-Hold, you can plant the "for sale" sign since the listing has been entered into GNMLS (even though not presently active).
  4. Once you've had time to input any info still needed (eg: add'l photos, measurements, docs, etc) and the listing is complete and ready for the world, go back into Data Entry and change "Internet Display?" = YES, then change the Status to "Collapse/BM" which will make the listing Active.

By doing the above, you will comply with GNMLS "Clear Cooperation" policy and hopefully save some mileage as long as you can get on the internet at or nearby the property.


NWAR Partners:

GNMLS Partners:

Putting listings on social media is governed by State of Wisconsin law, the REALTOR Code of Ethics and by GNMLS rules.

  • If it is not your personal listing, always get permission first. You must have a listing contract or the listing broker’s permission before advertising any property. This would be a violation of Wisconsin state law Wis.Stat.§ 452.136(3). It may also violate NAR Code of Ethics Article 12: Standards of Practice 12-4, 12-5 as well as a violation of GNMLS Rules & Regs Sec. 2.7.
  • You may advertise your own listings on social media, but all advertising must be done under the authority and name of your real estate firm or broker as registered with the state DSPS.
  • All advertising needs to make it clear that you are a licensed real estate professional.
  • When advertising your listings, we recommend you use the Xposure Sharing options. These post a live link to the social media so the information is always up-to-date and you are clearly displayed as the contact.
  • You may also email this link to your sellers and ask them to share it on their social media, which spreads both the listing and yourself over a broad range of contacts.
  • Note that advertising is any effort to promote interest in something. It does not need to have a list price or address or other details to be advertising.
  • On your Xposure agent page in About/Biography, be sure to disclose the state(s) you are licensed in accordance with the Code of Ethics.

See this article from WRA for more information.