You already found your buyer. You agreed on a price at the kitchen table, signed a contract, and set a closing date without ever paying a listing agent. Now the buyer's lender orders an appraisal, and the appraiser wants your sale in the neighborhood comps. Problem: you sold it yourself, so it never touched the MLS. And a pure FSBO can't log into RealTracs to fix that.
This guide walks the fix. A "for comp purposes only" listing on RealTracs in Tennessee records your closed sale so an appraiser can use it. You'll get the six-step procedure with real field names, the 2026 NAR settlement rules on concessions, an honest comparison of your options, and a Middle-TN coverage breakdown.
What a 'For Comp Purposes Only' Listing on RealTracs Actually Is
A "For Comp Purposes Only" listing is a closed sale entered into RealTracs after the fact — never marketed, never made Active — purely so the transaction becomes a verified, searchable comparable for appraisers. It records what a home sold for. It does not try to sell anything.
A normal MLS listing exists to attract buyers. A comp-only entry exists to document a sale that already happened. The property is already under contract or fully closed. The literal first line of the Public Remarks reads "For Comp Purposes Only" so every agent and appraiser who pulls it knows exactly what they're looking at. It's a paperwork move, not a marketing one.
Why Recording a FSBO Sale on RealTracs Matters to Appraisers
Appraisers lean on MLS data because it's verified, standardized, and searchable. A raw off-MLS FSBO sale gives them none of that. Under USPAP and Fannie Mae's Selling Guide, an appraiser must confirm three things before using a comparable: that the sale was arm's length, that the price wasn't warped by concessions, and that financing terms were normal.
With an unrecorded FSBO, the appraiser is squinting at a county deed with little context — often having to call you, the buyer, or a title company to verify details. A properly recorded RealTracs closed entry answers those questions on one screen. It's searchable in the MLS, distributed through MLS Grid to appraisal and valuation tools, and carries the fields appraisers expect: sold price, dates, concessions, property details. The sale reads as verified. That's the entire value — not exposure, not marketing, just credibility on the record.
Honest caveat: some appraisers will accept a well-documented non-MLS sale without any of this. If the appraiser already has three strong recent comps nearby, your entry may be overkill. Ask before you spend.
Who Can Enter a Comp-Only Listing (and Why FSBOs Need a Flat-Fee Broker)
Only a RealTracs-participating broker can enter a listing — including a comp-only one. As a FSBO seller, you cannot do this yourself. RealTracs distributes closed data through MLS Grid to appraisers, valuation tools, and lenders. To keep that data trustworthy, only a participating broker with a signed authorization from you can write to it. The "who enters it" question and the "will an appraiser trust it" question are the same question.
The practical path: hire a licensed Tennessee flat-fee MLS broker to make the entry on your behalf. You provide the paperwork; the broker executes the entry under their credentials and submits documentation to the RealTracs data desk. You keep everything you did as a FSBO. You just borrow the one thing you're missing: MLS access.
Step-by-Step: How to Post a 'For Comp Purposes Only' Sale in RealTracs
1. Execute the RealTracs Non-MLS Form. The seller signs RealTracs' Non-MLS (Exempt) listing authorization, giving a participating broker permission to record a transaction the broker did not list or sell. Without it, the entry shouldn't be made.
2. Create the listing in Incomplete Status. The broker builds the listing as an unpublished draft — nothing visible to the public or other agents yet. This is the staging area where the property gets fully described.
3. Lead the Public Remarks with "For Comp Purposes Only." The first statement must read For Comp Purposes Only, followed by a factual property description — beds, baths, square footage, lot, condition. That phrase signals to every appraiser and agent that this record documents a sale rather than solicits one.
4. Upload at least one representative primary photo. RealTracs requires a primary image. One clear exterior shot satisfies it. Skip the photo and the entry can get flagged as incomplete.
5. Publish directly from Incomplete to Closed — never Active. The listing goes straight from Incomplete Status to Closed Status. Do not publish it as Active first, even for a moment. Doing so creates a false listing history implying the home was marketed on the open market.
6. Submit paperwork to the RealTracs data desk. The broker emails the signed Non-MLS Form and closing/settlement statement to [email protected] so RealTracs staff can align the listing date, contract date, and closed date to the real transaction timeline. On a comp-only entry those dates never happened in the usual sequence, so staff manually align them to the settlement statement. If your dates don't match the closing document, the request gets kicked back. Match them exactly.
Why "Do Not Publish as Active" Actually Matters
Publish as Active and flip to Closed a minute later, and RealTracs records days-on-market, a list price, and a status timeline that never existed. An appraiser pulling that record sees a home that "sold in one day," which reads as a fire sale or non-arm's-length deal — the opposite of what you're trying to prove. The Incomplete-to-Closed route keeps the record honest: one closed transaction, real dates, no phantom marketing period.
The 2026 Compensation Rule Most Sellers Get Wrong
Following the 2026 NAR settlement practice changes, RealTracs prohibits any reference to broker or agent compensation in Public Remarks, Private Remarks, or through external links. A comp-only entry is not exempt.
General seller concessions are different, and they matter for appraisal accuracy. Closing-cost help, rate buydowns, repair credits — those go in the dedicated Seller Concessions field under Pricing & Concessions, recorded as a dollar figure, never tied to buyer-broker compensation.
Why the appraiser cares: concessions inflate a sale price above true market value. A $10,000 concession on a $400,000 sale isn't a $400,000 comp. Log it in the right field and the appraiser can adjust honestly. If your entering broker starts typing "seller paid 3% to buyer's agent" into remarks, stop them — that's a compliance violation on a record meant to make you look clean.
Edge Cases That Break the Standard Workflow
The sale isn't fully arm's length. Selling to a family member at a friends-and-family price? An appraiser is required to identify non-arm's-length sales and will typically exclude or heavily note them. Recording a below-market family sale as a clean comp can hurt the neighborhood's comp set. If the transaction isn't arm's length, a comp-only entry is often the wrong move.
Seller-financed or unusual terms. A buyer pays more when the seller carries the note at a soft rate, so the recorded price overstates market value. If your sale involved seller financing, a lease-option conversion, or a large non-cash component, that context belongs in remarks — factually — so the appraiser can adjust or discard it knowingly.
The deal closed months ago. RealTracs has a window for post-closing entry. A sale entered two weeks after closing is routine; one recorded eight months later draws more scrutiny and may fall outside what the data desk will align. Record it as close to closing as you reasonably can.
Is a Comp-Only Entry Even Worth It?
Sometimes it's overkill. Run your situation through four questions.
Does the appraiser already have three solid comps? In tract subdivisions around Murfreesboro or Spring Hill where near-identical homes trade constantly, a fourth comp changes nothing. Skip it.
Is your property unusual for the area? A custom home, an oddball lot, a heavily renovated older house — these are where appraisers struggle for comps. Rarity raises the value of putting your sale on record.
Has the lender or appraiser specifically asked for it? This is the strongest signal. Record it.
Are you selling — or already sold? If you haven't closed and you're trying to reach buyers, a comp-only entry is the wrong product. Pre-sale sellers want a standard flat-fee MLS listing.
Your Options Compared
| Standard Flat-Fee Listing | Comp-Only Post-Closing Entry | Doing Nothing | |
|---|---|---|---|
| Cost | Typically ~$100–500 flat fee | Typically ~$100–300 for the entry | $0 |
| Timing | Before you find a buyer | After contract or closing | N/A |
| Buyer reach | Full MLS exposure, syndicated to portals | None — never marketed | None |
| What it does | Attracts buyers, gets the home sold | Records a verified comp only | Nothing recorded in MLS |
| Appraiser impact | Sale is in the MLS automatically | Sale becomes a searchable, verified comp | Appraiser may accept the off-MLS sale — or may not |
Haven't found a buyer yet? You want the standard flat-fee listing. Already closed or under contract and the lender wants the sale in the comps? The comp-only entry is your move. Doing nothing is also legitimate — plenty of appraisers accept documented off-MLS sales.
Does This Work in Nashville, Franklin, Murfreesboro & Across Middle TN?
Yes. RealTracs is the dominant MLS across Middle Tennessee, so a comp-only entry works in Nashville, Franklin, Murfreesboro, Brentwood, and surrounding counties. RealTracs also serves parts of East Tennessee.
Memphis is different. Shelby County and West Tennessee sales generally run through the Memphis Area Association of REALTORS (MAAR) and its own MLS. If your property sits outside the RealTracs footprint, a RealTracs comp-only entry won't help. Sold in the Nashville metro or greater Middle TN, you're in the right place. Sold in Memphis, check MAAR.
Frequently Asked Questions
Can I log a FSBO sale in RealTracs myself? No. Only a participating RealTracs broker can enter a listing, including a comp-only closed sale. Pure FSBO sellers have no login and no data access, which is why recording your own sale requires hiring a licensed flat-fee broker to make the Non-MLS entry on your behalf.
How much does it cost to record a comp-only sale in Tennessee? A comp-only post-closing entry generally runs $100–300 through a flat-fee broker, because it excludes marketing, photography packages, and showing coordination. Confirm current pricing before you commit.
Will an appraiser actually use my comp-only RealTracs entry? Usually, yes. Once the sale is searchable and verified in RealTracs and distributed through MLS Grid, an appraiser can treat it as a reliable comparable. Honest caveat: if the appraiser already has three strong recent comps nearby, a comp-only entry may be overkill. Under USPAP the appraiser still selects and adjusts comparables at their own judgment — you're buying eligibility and verifiability, not a guaranteed number.
Do I need to publish the listing as Active first? No. You publish directly from Incomplete Status to Closed Status. Never publish as Active, even briefly — the home already sold, and running it through Active contaminates the listing history with false days-on-market an appraiser could question.
How long after closing can I still record the sale? RealTracs sets a submission window for post-closing entries, so record it as soon after closing as possible. The paperwork — executed contract and settlement statement — is easiest to gather right at closing, and a fresh, correctly dated entry gives appraisers the cleanest comparable. Confirm the current deadline with your flat-fee broker.
Ready to Get Your Sale on the Record?
You did the hard part. You found your buyer, agreed on a price, and closed without paying a listing commission. Now you've hit the one wall a FSBO can't climb alone: RealTracs access.
A licensed Middle-Tennessee flat-fee broker makes the entry under their participation, with your signed authorization on file. Have four things ready: your executed sales contract, the settlement statement or Closing Disclosure, one property photo, and the completed Non-MLS Form. Then hand it off and let the entry be done correctly the first time.
Your sale deserves to count as the comp it truly is.
Confirm all RealTracs rule references, status terminology, submission timing, and current pricing against RealTracs Rules & Regulations before relying on them — procedures and contact addresses change. Valuation and comp-selection points reference the Fannie Mae Selling Guide and USPAP.