Marketing History vs. Recorded History: Why the MLS Printout Isn't the Whole Story
An MLS printout is marketing. The MLS, or multiple listing service, is where agents list homes for sale. The listing agent writes the printout to sell the home, and most of it isn't checked against public records. Recorded history is what's actually on file: deeds, permits, septic approvals, and assessor data. The two usually agree, but when they don't, buyers raise questions late and deals slow down.
What the MLS printout shows
The printout combines fields the agent enters, the agent's written remarks, photos, and a history of price changes and days on market (DOM). It's useful, but it reflects what the seller and agent chose to present. Details like bedroom counts, finished space, and "in-law" or rental potential are usually agent-entered, not verified.
What the recorded history shows
- The Registry of Deeds. It shows ownership, mortgages, easements, and recorded plans.
- The town assessor's card. It lists the lot size, living area, year built, and building details.
- The town permit file. It shows additions, finished basements, decks, and major systems.
- NHDES records. These cover septic approvals, shoreland permits, and wetlands permits.
- FEMA flood maps. They show the flood zone.
Common mismatches
- Bedroom count. The listing says four bedrooms, but the septic design is for three.
- An accessory apartment. The listing mentions an "in-law suite," but there's no permit, or zoning limits its use.
- Living area. The listing counts a finished basement that the assessor doesn't.
- Water rights. The listing says "lake rights," but the deed shows a shared easement, or doesn't mention water access at all.
- Updates. The listing says "new roof" or "new septic," but there's no permit or approval on file.
- Lot size. The listing acreage differs from the deed or the recorded plan.
Where the gaps come from
Most mismatches don't mean anyone is hiding something. Homes change over decades, and the paperwork doesn't always keep up. A past owner finishes a basement without a permit. A room gets relabeled as a bedroom. An agent copies details from an older listing. Town records may also lag behind work that was properly permitted. The point isn't to assign blame. It's to know what's confirmed before a buyer asks.
How to compare them
- List every factual claim on the printout.
- Match each claim to a public record.
- Mark each one as confirmed, different, or not on file.
- Turn each difference into a question for the listing agent, the town, or the right licensed professional.
Why it matters on both sides
For listing agents, finding a mismatch before buyers do means it can be fixed, explained, or documented up front. For buyer agents, it means asking the right questions during the inspection period instead of after it. Either way, the conversation stays about the property and its records, which keeps it clear and fair-housing safe.
FAQ
Is MLS data verified?
Usually not. Most fields are entered by the listing agent, and they reflect the seller's information.
Why would the bedroom count differ from the septic design?
Rooms get added or relabeled over time. The septic design shows what the system was approved for.
What does days on market mean?
It's how long the current listing has been active. For the full time a home has been for sale, check the listing history or ask the listing agent.
If the listing and the records disagree, which is right?
The recorded documents are the official record, but confirm any difference with the town, a title examiner, or an attorney.