What is IDX?

Internet Data Exchange (IDX) is a cooperative means of displaying listing information via the internet. In other words, it is a way of advertising on another broker's behalf. An IDX site is a website that offers a search function that allows consumers to search across active MLS data. In accordance with state law, the nature of IDX is that all brokers who participate are granted permission to all other IDX-participating brokers for the purpose of advertising their listings on each others’ websites. The way the FWAMLS’s IDX program works is that a Participant may opt out of IDX if they wish. If they do not opt out, by default they are opted "in". This is stated in the FWAMLS Rules and Regulations, Section 14.1. If a Participant opts out of IDX then none of their listings will appear on any other IDX website, and in turn they cannot host their own IDX website.

Due to the possibility of opting out, an IDX database may not contain 100% of the active MLS listings. In our market currently, over 99% of brokers participate in IDX, so the database is contains nearly the entire active FWAMLS listing compilation. There are two models of IDX websites that can be set up. One is very simple and free to set up, and the other offers more customization, but can be rather expensive to implement.

What are the risks of using IDX?

FWAMLS wants to caution any broker considering use if IDX not to spend money to have a custom IDX website launched without first exploring, in depth, the FWAMLS Rules and Regulations that apply. If a site is found in violation, it will likely require more money to be spent to change the website to conform with the Rules and Regulations.

IDX rules may be found in Section 14 of the FWAMLS Rules and Regulations. At this time, only a small number of the FWAMLS IDX brokers have created a custom IDX site, yet there are many IDX sites that use the built-in IDX frameable solution explained below. This is no coincidence, as the built-in solution by definition follows all of the IDX rules, making it nearly impossible to violate a rule. In the event the FWAMLS finds an IDX site in violation of the rules, which is more likely with a custom IDX solution, a five-day grace period is given for corrections to be made. Items not corrected could result in a disruption of the violating broker's business as the IDX site may be shut down until the issue is resolved.

In short, the FWAMLS recommends brokers use the built-in, vendor-provided IDX frameable solution to create an IDX site. If a custom site is preferred then the FWAMLS strongly urges a complete and careful review of the FWAMLS Rules and Regulations.

Both models are explained below...

The FWAMLS "Built-in" IDX Solution

Rapattoni, the FWAMLS vendor, offers a free, built-in IDX "frameable" search solution to its customers. "Frameable" means that the broker can create a website with a banner and menu options either at the top or side of the page that remain static while the user searches listings. The banner/menu options create a "frame" that surrounds the remainder of the page. Inside the frame, usually displayed to the right or below the banner/menu options, the IDX search results will display. This gives the illusion that the user never left the broker's website page.

FWAMLS rules dictate that only principal brokers may have an IDX website, but if they utilize the built-in Rapattoni IDX solution then it is possible for a broker to add this to his/her website essentially free (there may be a nominal charge passed on to you by your website creator, if they are the ones who maintain your site). Many IDX brokers who edit their own sites can attest that it is a relatively simple thing to do.

To take advantage of this free service, brokers, while logged into to the MLS, may click on "ADMIN", then "OFFICE MENU". Next, click on “Office Inventory IDX Search Preferences." This will allow you to customize the look and feel of the IDX search results (to match your website, if desired), as well as decide which fields are searchable within your IDX frameable search. Once this is complete, from the Office Menu, click on “Public Access Links." This displays a number of publicly-displayable links, the last of which is the hyperlink for the IDX framed solution. This URL will need to be added as a link or button on your website in order to offer the public listing search (IDX).

The FWAMLS "Custom" IDX Solution 

The "Custom IDX" is an alternative to using the free, built-in IDX frameable solution available to all Participants of the FWAMLS. To build a custom IDX website, the Participant must house the active MLS listings on their own website. This solution typically involves a third party vendor who builds the web site (as it requires more advanced programming knowledge and experience). Since it involves more complicated programming, this solution can be expensive. If a third party vendor is required to create the IDX website, a three-way data confidentiality agreement must be signed between the FWAMLS, the Participant, and the third party vendor. Building a custom IDX website requires the Participant to make great initial and ongoing efforts to ensure their IDX site complies with all IDX-related rules, as outlined in the FWAMLS Rules and Regulations. There are strict guidelines, including search limitations, rules on how listings must be displayed, restrictions on mixing FWAMLS data with data from other sources (including other MLS’s), required frequencies of updating the listing data, a requirement to displaying only listings of IDX-participating brokers, and many others.

For further assistance, you may email questions and requests to info@fwaar.com or by phone to (260) 426-4700.