MLS Description Character Limits: A Guide for Real Estate Agents

The Bright MLS caps public remarks at 1,000 characters. Zillow truncates to 250 characters on search results pages. CRMLS gives you 1,500. One listing, three different character limits — and agents who don't know the difference routinely cut off their most important selling points mid-sentence or waste word budget on information the photos already communicate. Knowing the exact constraints of your MLS system is the first step toward writing descriptions that actually convert browsers into showings.

Why MLS Character Limits Exist and Why They Vary

MLS character limits aren't arbitrary. They reflect the technical origins of MLS software, which was designed in an era of narrow database fields and dial-up connections. Early MLS platforms stored remarks in fixed-width text fields — 500 characters was a practical limit based on storage architecture, not marketing strategy.

As MLS boards modernized over decades of independent development, each platform set its own field sizes. Boards that upgraded to newer platforms like Matrix (CoreLogic) or Paragon expanded their limits, while some older systems retained legacy constraints. The result is a patchwork: two boards operating in adjacent counties can have character limits that differ by 1,000 characters or more.

Zillow and Realtor.com add another layer of complexity. These portals receive listing data via syndication and apply their own display rules independently of the MLS. Zillow shows the first 250 characters on search result cards before a "Read more" button. A buyer scrolling through 40 results sees only those 250 characters — meaning the opening of your listing description is functioning as ad copy, not just as a legal data entry.

Understanding this three-layer system — your local MLS limit, the portal display truncation, and your actual content priority — is what separates agents who write for compliance from those who write for results.

Character Limits for Major MLS Systems

Character limits differ by board and data field. Most MLS systems separate "public remarks" (buyer-facing) from "agent remarks" (showing instructions, offer details) with different limits for each. The figures below reflect public remarks fields as of early 2025:

Bright MLS (Mid-Atlantic): 1,000 characters for public remarks. One of the more restrictive major boards given the population it serves. Every character counts here — prioritize the three features most likely to drive a showing decision.

CRMLS (California): 1,500 characters, making it one of the most generous in the country. Agents on CRMLS have room for a full narrative arc — opening hook, feature details, neighborhood context, and a call to action — without feeling cramped.

FMLS (Georgia): 800 characters public remarks. Tight enough that you need to cut aggressively. One common mistake: wasting 100+ characters on legal boilerplate that belongs in agent remarks, not the public field.

MRED (Midwest Real Estate Data, Chicagoland): 1,000 characters public remarks. Comparable to Bright MLS. MRED agents often use sentence fragments and structured lists to pack more information per character than narrative prose allows.

NWMLS (Washington State): 1,000 characters. NWMLS explicitly prohibits contact information, URLs, or marketing language directing buyers to contact anyone other than the listing agent — meaning you can't use character budget on your own phone number.

ACTRIS (Austin, Texas): 1,024 characters. Almost exactly 1,000 plus a 24-character buffer. Agents new to ACTRIS are sometimes surprised that the field cuts off without warning at the limit.

HAR (Houston): 2,000 characters, which is unusually generous. HAR agents have enough space for genuine storytelling — but many still write 600-word descriptions padded with generic filler rather than specific, compelling details.

RMLS (Pacific Northwest): 1,500 characters public remarks. Similar to CRMLS in giving agents enough room to describe both the home and the neighborhood.

For boards not listed, check your MLS's data input guide or test the field directly in your listing entry form — most systems display a character counter as you type.

Writing the Best Listing Description Within Any Limit

Constraints improve writing. Agents with 800 characters often write tighter, more compelling descriptions than those with 2,000 — because they're forced to cut everything that doesn't earn its place.

Lead with the most compelling detail, not the address. Your MLS already has the address. The first sentence of your public remarks should do one thing: give a buyer a specific reason to want to see this home. "Vaulted ceilings and original hardwood floors throughout" beats "Welcome to this charming home in a great location" in search result scans every time.

Map your character budget before writing. For a 1,000-character limit, a rough allocation works like this: opening hook (100 characters), interior highlights (350 characters), standout features or recent upgrades (300 characters), outdoor/lot/location details (150 characters), call to action (100 characters). Adjust based on what the property's actual selling points are.

Use lists strategically for shorter limits. When you have 500–800 characters, complete sentences cost more per unit of information than structured fragments. "New roof 2023 • Updated kitchen • Covered patio • 2-car garage" communicates four selling points in 59 characters. The equivalent in prose would consume 120–150.

Write for the Zillow card, not just the full description. Since Zillow shows only the first 250 characters in search results, treat the first two sentences as a standalone ad. Your opening 250 characters should make a buyer want to click — include the most compelling feature and a hint at what makes this property different. Save HOA details and showing instructions for deeper in the description.

Avoid legal boilerplate in the public field. Phrases like "Information deemed reliable but not guaranteed" belong in agent remarks or legal addenda — not in public remarks where they consume character budget and signal nothing to buyers.

Common Mistakes Agents Make With Character Limits

Even experienced agents fall into patterns that waste character budget or undercut the description's effectiveness.

Front-loading agent information. Opening with "Listed by [Name] at [Brokerage], call [number]" uses 80–100 characters on information the MLS already displays in the agent panel. Most boards prohibit direct contact details in public remarks anyway.

Describing what photos show. "Beautiful kitchen with granite counters" is redundant if the third photo in your gallery already shows a granite counter close-up. In a character-constrained field, write what the photos can't show — the morning light angle, the quiet street, the walkability score, the recent mechanical upgrades.

Neglecting the neighborhood. First-time buyers and relocating buyers weigh location heavily. A sentence about walkable distance to a specific park, the school, or a popular local coffee shop adds context that photos can't provide and often closes the gap between interest and a scheduled showing.

Copying and pasting across similar listings. Generic descriptions filled with "spacious bedrooms" and "open floor plan" index poorly for specific search terms and fail to differentiate the property. Each listing should have at least one detail specific to that property — something a buyer can't read in any other listing.

Frequently Asked Questions

Does Zillow use the same character limit as my MLS?

No. Zillow receives your MLS description via syndication and displays it according to its own formatting rules. In search results, Zillow shows roughly the first 250 characters before truncating with a "Read more" link. Realtor.com shows approximately 200–300 characters depending on screen size and device. The MLS limit you type within affects the full description, but portals control how much buyers see before clicking.

What happens if I go over the character limit in my MLS?

Most MLS platforms block submission or auto-truncate text that exceeds the field limit. Some systems display a real-time character counter that turns red when you approach or exceed the limit. If the system allows auto-truncation, your description may end mid-word or mid-sentence — which is a poor first impression. Always paste your draft into a character counter tool before copying it into the MLS field.

Should I use the same description for MLS and for the public property page?

Not necessarily. Your MLS description is constrained by the board''s character limit and rules about permissible content. A standalone property page — like those generated by ListingKit at a custom URL — has no character limit and can include the full AI-generated description, photo gallery, neighborhood details, and an agent contact form. The MLS description should be optimized for the board''s constraints; the property page can be more expansive and conversion-focused.

How can I check the character limit for my specific MLS board?

Log into your MLS platform and start a new listing entry. Navigate to the public remarks field and look for a character counter below or beside the text box — most modern MLS platforms include one. If you don''t see a counter, type a test entry until the field stops accepting input, then count back. Your MLS''s agent data input guide (usually in the resources or help section) will also specify the exact field limit for public and agent remarks separately.