FMLS Public Remarks Character Limit

FMLS (First Multiple Listing Service) is one of the two major MLSs serving metro Atlanta, and it sits on the tight end of the character spectrum: public remarks are commonly capped at around 800 characters. That is roughly 120 to 140 words — enough for a focused, punchy description, but not enough to ramble. For agents who also belong to GAMLS, the contrast is stark: a description that fits comfortably in GAMLS's generous field will often need real trimming to clear FMLS.

This guide covers the FMLS limits, how to make 800 characters count, and the Fair Housing rules that apply regardless of length.

FMLS Character Limits by Field

FMLS serves the Atlanta metro and surrounding counties. Many agents in the area are dual members of FMLS and GAMLS and have to write to the tighter of the two limits, then expand for the more generous board.

Field	Approximate Character Limit
Public Remarks	~800 characters
Agent/Private Remarks	Several hundred characters
Directions	Limited

Always verify the current limit in your FMLS Add/Edit screen — the counter there is authoritative, and limits can change.

Public Remarks is what syndicates to Zillow, Realtor.com, and consumer portals. At ~800 characters, FMLS is on the tighter side nationally; see how it compares in our MLS public remarks character limits guide.

How to Write a Strong 800-Character FMLS Description

With a tight field, the right length is simple: every character earns its place. Tight boards actually produce better descriptions, because they force out the filler.

Lead with the single best feature. No runway — your first sentence has to land. "Renovated Craftsman with a level, fenced backyard two blocks from the BeltLine" works harder than any "welcome home" opener.

Cut the generics. "Move-in ready," "must see," and "one of a kind" are the first things to delete. Replace with specifics: "new roof (2024), refinished hardwoods, quartz kitchen."

Don't repeat data fields. Beds, baths, and square footage are already structured data. Use your 800 characters for what those fields can't say.

Use efficient formatting. A pipe-delimited upgrades line ("New HVAC | tankless water heater | EV outlet") communicates volume without burning your budget. Our complete guide to MLS descriptions covers tight-field structure.

Fair Housing Compliance in FMLS Public Remarks

A tight field creates its own Fair Housing risk: compression pushes agents toward shorthand that can introduce violations. The federal Fair Housing Act prohibits discrimination based on race, color, religion, national origin, sex, familial status, and disability, and FMLS membership requires compliance.

Watch for:

Neighborhood character shorthand. "Family-friendly" and "quiet, established area" compress the temptation to describe the neighbors rather than the home. Describe the property. See our neighborhood description Fair Housing guide.

Familial status and age. "Starter home" and "perfect for empty-nesters" are risky outside legally designated 55+ housing.

School framing. Name the district; skip "best schools."

The standard: describe the property, not who should buy it. The listing description compliance checker gives you a pre-submission pass.

Common FMLS Description Mistakes

Wasting characters on generics. On an 800-character field, every "stunning" and "must see" costs you a real detail.

Restating data fields. Don't spend the tight budget repeating beds and baths.

No call to action. Even a short "Schedule your showing today" guides the next step.

Forgetting the GAMLS version. If you're dual-listed, remember the descriptions diverge — write tight for FMLS, then expand for GAMLS.

Frequently Asked Questions

How many characters does FMLS allow in public remarks?

FMLS public remarks are commonly capped at around 800 characters — roughly 120 to 140 words, or a focused two to three short paragraphs. Lead with the strongest feature, cut generic filler, and don't repeat structured data fields. Verify the current limit in your FMLS Add/Edit screen, as boards adjust these periodically.

Is FMLS the same as GAMLS?

No. FMLS (First Multiple Listing Service) and GAMLS (Georgia MLS) are two separate Georgia MLSs, and many metro-Atlanta agents belong to both. Their character limits differ significantly — FMLS is tight (~800) while GAMLS is generous (~4,000) — so dual-listed agents typically write a tight FMLS version and expand it for GAMLS.

What happens if I exceed the FMLS character limit?

The FMLS input software will block or truncate text past the limit. Draft in a plain-text editor with a character counter and strip formatting before pasting, since hidden characters from Word or Google Docs can push you over even when the visible text looks short.

Are Fair Housing rules different in FMLS?

No. The federal Fair Housing Act applies to all U.S. MLSs equally, including FMLS. The tight field just raises the risk of shorthand violations under space pressure, so review against the Fair Housing compliant listing descriptions guide before submitting.