New data from T3 Sixty shows continued compression of total real estate MLSs and Realtor associations across the US

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In the organized real estate section of the 2023 Real Estate Almanac, data reveals that MLS subscribers and local association members are served by fewer and more disparate organizations than ever before

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"This year's release features specific data about which MLS a local association uses, and whether it’s a locally operated MLS or a regional MLS, ” - Jack Miller, T3 Sixty’s president and CEO

T3 Sixty, the leading management consulting and analytics firm for the residential real estate brokerage industry, has published its annual rankings of U.S. MLS, local and state Realtor associations by membership size, as of December 31, 2022. The comprehensive data set offers the total number of MLS and associations across the country, their current membership and other key metrics about organized real estate in the U.S.

The 2023 rankings compiled by T3 Sixty’s research team reveal a four-year steady decline in the total number of MLS organizations and local associations and a steady increase in the average MLS subscriber count and local association membership during that same time period. Since 2020, the total number of MLSs and local Realtor associations have dropped 7.6% and 3.8%, respectively, while the average member count of each has steadily grown.

The rankings also provide more information about the relationships between MLSs and local associations across the US.

"This year's release features specific data about which MLS a local association uses, and whether it’s a locally operated MLS or a regional MLS,” said Jack Miller, T3 Sixty’s president and CEO. “This data is of great importance to leaders seeking to understand the growth of regional MLSs in different markets."

2023 MLS Data and Rankings

The MLS data reveals that the trend of the large getting larger continued in 2022, as the total number of US MLSs dropped by 2.6% last year. The total number of MLSs has dropped by 7.6% since 2020.

Meanwhile, the MLSs that remain are growing in subscriber count, averaging an increase of 5.5% in membership in 2022. Since 2020, the average subscriber count for MLSs has grown by nearly 30%.

As T3 Sixty has reported in past years, the largest MLSs are growing rapidly and now serve a disproportionate number of subscribers. In the US, there are now 45 “Mega MLSs” who serve more than 10,000 members. Today, just 20 of these Mega MLSs (or 3.8% of the total organizations in the US) serve more than half of all MLS subscribers nationwide.

These trends echo themes covered in the 2023 Swanepoel Trends Report chapter, “The Future of MLS,” which analyzes how a growing number of MLSs are collaborating to develop new products and scale services for their subscribers. These include new data products and shared support and technology.

“It’s clear from the data that MLSs are getting larger to meet the needs of expanding real estate markets and productivity-minded agents and brokers,” said Skutchan. “What this data is not able to show is another trend we are following closely: collaboration. Many progressive and expansion-minded MLSs are partnering to offer better data and technology to subscribers, and to deliver enhanced and new market intelligence for users and real estate data consumers. Overall, it’s clear that the MLS evolution continues, but MLS organizations’ dedication to their subscribers and data standards remain central to their mission.”

Visit to view MLS ranking data segmented at a national and regional level.

2023 Local Realtor Association Data and Rankings

For the second consecutive year, the total number of local residential associations recorded dropped by ~1%. Meanwhile, local associations are continuing to increase their membership count, with an average growth rate of 5.5%. Since 2020, local associations have grown on average by 18%.

“This trend of fewer and larger exemplifies the increased scale and resources that many MLSs and local Realtor associations find they require to meet the evolving needs of all they serve,” said T3 Sixty’s senior vice president of organized real estate Clint Skutchan.

Visit to view local Realtor association ranking data segmented at a national and regional level, and for information on which MLSs are used by local associations across the US.

2023 State Realtor Association Data and Rankings

For the second year, the Florida Association of Realtors is the largest state Realtor association in 2023, with 223,082 members as of December 31, 2022. Together with California and Texas, these three state associations have 591,637 broker and agent members, making up 37% of the nation’s total state Realtor membership.

View membership ranking for State Realtor Associations at

About the Rankings and Real Estate Almanac
The MLS and ORE rankings comprise the second section of the Real Estate Almanac, a comprehensive and data-intensive report on the residential real estate industry. Released every February, this section ranks the nation’s MLS, local Realtor associations and state Realtor associations.

  • The five sections of the Real Estate Almanac are:
  • Executives (SP 200): January
  • Organized real estate: February
  • Technology providers: March
  • Enterprise companies: April
  • Brokerage companies (Mega 1000): May

All research, analysis and rankings are compiled every year by the team at T3 Sixty. For more information, visit

About T3 Sixty
T3 Sixty is the leading management consultancy in the residential real estate industry with business units in brokerage, technology, mergers and acquisitions, and organized real estate. The group also provides software and data, extensive research and reports, executive search and event management services. For more information, visit

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