{"id":2763,"date":"2022-01-14T21:45:06","date_gmt":"2022-01-14T21:45:06","guid":{"rendered":"https:\/\/www.realtrends.com\/blog\/2022\/01\/14\/pocket-listing-lawsuit-may-get-second-chance\/"},"modified":"2025-03-13T02:39:59","modified_gmt":"2025-03-13T02:39:59","slug":"pocket-listing-lawsuit-may-get-second-chance","status":"publish","type":"post","link":"https:\/\/www.realtrends.com\/blog\/2022\/01\/14\/pocket-listing-lawsuit-may-get-second-chance\/","title":{"rendered":"Pocket listing lawsuit against NAR may get second chance"},"content":{"rendered":"\n<p>Last February, a Los Angeles federal judge flatly dismissed a lawsuit claiming that the powerful <strong>National Association of Realtors <\/strong>violated antitrust law with its ban on real estate \u201cpocket\u201d listings. But on Friday, a panel of three federal appeals court judges <a href=\"https:\/\/www.ca9.uscourts.gov\/media\/streaming\/watch\/pasadena-virtual-courtroom-3-900-am-friday-1-14\/\">hinted<\/a> that the dismissal could be overturned.<\/p>\n\n\n\n<p>\u201cThe NAR and its affiliates said, \u2018We got to put these guys out of business. It\u2019s going to ruin us.\u2019 And didn\u2019t you do that?\u201d <strong>U.S. 9<sup>th<\/sup> Circuit Court of Appeals<\/strong> Judge Milan Smith said to Ethan Glass, the lawyer representing NAR in court.<\/p>\n\n\n\n<p>\u201cYou\u2019re going back to the complaint again, I\u2019m talking about reality,\u201d Smith continued after Glass\u2019s brief response. \u201cThese folks are looking to put them out of business. And it\u2019s very successful. You put them out of business.\u201d<\/p>\n\n\n\n<p>The \u2018them\u2019 in this case is <strong>PLS.com<\/strong>, a listing service started by L.A. agents (and stars of <strong>Bravo\u2019s<\/strong> \u201cMillion Dollar Listing\u201d) Mauricio Umansky, James Harris and David Parnes, for which subscribers list homes that they don\u2019t want on their local Multiple Listings Service.<\/p>\n\n\n\n<p>Marketing a home for sale but not putting it on an NAR-sanctioned MLS is what is known as a pocket or \u201cwhisper\u201d listing.<\/p>\n\n\n\n<p>In May 2020, NAR implemented the \u201cclear cooperation policy\u201d (not to be confused with <a href=\"https:\/\/www.housingwire.com\/articles\/understanding-realogys-stance-on-commissions\/\">the cooperative compensation policy<\/a>), a ban on pocket listings for its 1.5 million-member agents, claiming that it is unfair for consumers \u2014 and agents representing those consumers \u2014 to not know about a home for sale (MLS data is aggregated by <strong>Zillow<\/strong>, <strong>Realtor.com<\/strong>, <strong>Redfin<\/strong> and other consumer-facing websites). NAR deputized the nation\u2019s hundreds of MLSs to enforce the ban. &nbsp;<\/p>\n\n\n\n<p>The company <strong>PLS.com<\/strong> sued, <a href=\"https:\/\/www.housingwire.com\/articles\/policing-the-pocket-listings-ban\/\">arguing that by requiring agents<\/a> to post homes on MLS, that effectively ruined their ability to create an alternative to the MLS, a service that allowed agents \u2014 who, like Umansky, Harris and Parnes, may have celebrity clients \u2014 to be more discrete in their listings.<\/p>\n\n\n\n<p>But U.S. District Judge John Holcombe dismissed the case. Holcombe ruled that it didn\u2019t really matter if agents were harmed by the pocket listings ban. What mattered was if consumers were, and for them, \u201cAt worst, the clear cooperation policy is neutral to competition.\u201d<\/p>\n\n\n\n<p>PLS.com appealed, and in June the <strong>U.S. Justice Department<\/strong> filed an amicus brief in support of the appeal. While not saying it necessarily believed NAR violated antitrust law, Biden administration lawyers argued that Holcombe erred in not considering the ban\u2019s effects on agents.<\/p>\n\n\n\n<p>That all lead to Friday\u2019s oral arguments where lawyers for PLS.com, NAR and DOJ each made their case in front of judges Milan Smith, Stephen Murphy and Byron Owens.<\/p>\n\n\n\n<p>The arguments were done remotely, leading to a <a href=\"https:\/\/www.youtube.com\/watch?v=he4WPvKGGR0\">Brady Bunch-type<\/a> deliberation format with minor technical issues. For example, PLS.com attorney Chris Renner unwittingly muted himself for a few seconds, then joked he was dealing with \u201cvery 2020 and 2021 problems.\u201d<\/p>\n\n\n\n<p>Renner pointed out that, legal arguments aside, the pocket listings ban had a \u201cvery substantial impact\u201d on PLS.com that had been previously nearing an agent base of 20,000 subscribers. \u201cPLS essentially exited this market and pivoted,\u201d Renner told the panel.<\/p>\n\n\n\n<p>Smith appeared sympathetic to Renner\u2019s argument that agents are a legitimate harmed party, and that PLS.com need not prove housing consumers are also hurt by the pocket listings ban. The judge drew a parallel to antitrust lawsuits collegiate athletes have filed against the <strong>National Collegiate Athletic Association<\/strong>. In those cases, the <a href=\"https:\/\/www.scotusblog.com\/case-files\/cases\/national-collegiate-athletic-association-v-alston\/\">U.S. Supreme Court found<\/a> that the burden is to show the athletes were harmed, and not ultimately prove that viewers watching the sports were also hurt.<\/p>\n\n\n\n<p>The other judges were mostly silent, though Murphy asked NAR lawyer Glass if the complaint alleged a \u201cgroup boycott\u201d by NAR and affiliated MLSs. Glass argued it did not and that PLS has failed to define the proper market where NAR\u2019s power has violated law.<\/p>\n\n\n\n<p>The judges will issue a written ruling in the coming weeks. A ruling in favor of NAR ends the lawsuit, and a ruling for PLS.com returns the case to Los Angeles district court.<\/p>\n\n\n\n<p>The pocket listings lawsuit is a separate antitrust matter from the numerous lawsuits NAR is facing about their policies on real estate commissions. <a href=\"https:\/\/www.housingwire.com\/articles\/are-u-s-real-estate-commissions-illegal\/\">Those legal battles<\/a> resurfaced last week when an unsealed filing by Realogy <a href=\"https:\/\/www.housingwire.com\/articles\/understanding-realogys-stance-on-commissions\/\">revealed the company<\/a> does not mandate its agents adopt NAR commission compensation policy.<\/p>\n\n\n\n<p>NAR is also facing an <a href=\"https:\/\/www.housingwire.com\/articles\/is-nar-ready-to-rumble-with-doj\/\">open-ended investigation<\/a> from the Justice Department\u2019s Antitrust Division.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>A panel of three federal appeals court judges hinted on Friday that a decision to throw out a lawsuit against NAR could be overturned.<\/p>\n","protected":false},"author":16592,"featured_media":4822,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[3255],"tags":[],"coauthors":[736],"class_list":["post-2763","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-archive"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.4 (Yoast SEO v26.8) - 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