Have you spotted a “Coming Soon” sign around Avon and wondered what it really means for your plans? You are not alone. This pre-market status can be a smart way to build interest, or it can limit exposure if used the wrong way. In this guide, you will learn how “Coming Soon” works in Avon, when it helps, when it hurts, and how to approach it with confidence as a buyer or seller. Let’s dive in.
What Coming Soon means in Avon
“Coming Soon” is an MLS status that shows a property is not yet fully Active. The goal is to allow limited pre-market visibility so agents and motivated buyers can prepare before showings begin. In our area, Smart MLS sets the rules that govern how Coming Soon works in Connecticut.
How it fits with CT rules
- Smart MLS policy defines the timeline, what marketing is allowed, and whether showings or offers are permitted while a home is Coming Soon.
- The National Association of REALTORS Clear Cooperation Policy requires listings to be submitted to the MLS once public marketing begins. Coming Soon is a permitted pre-listing status, but it must follow local MLS rules.
- Fair housing laws apply to all marketing. Coming Soon cannot be used in ways that limit equal access to housing opportunities.
Common limits to expect
- Time window: Most MLSs allow Coming Soon for a limited number of days. Smart MLS defines the exact cap, so confirm current rules before planning.
- Showings and offers: Many MLSs restrict showings and accepting offers until Active status. Some allow private previews for prequalified buyers. The listing agreement and Smart MLS rules control what is allowed.
- Public marketing: Public advertising may be restricted while a listing is Coming Soon. In many cases, public marketing can trigger the requirement to make the listing Active within a set time. Confirm specifics with your agent.
- Documentation and DOM: A signed listing agreement and seller consent are typically required. How Days on Market are counted depends on Smart MLS rules.
Should you use Coming Soon as a seller?
Benefits for Avon sellers
- Controlled rollout: You set a clear go-live date while finishing staging, repairs, or logistics.
- Buzz and interest: A short Coming Soon period can build anticipation among agents and motivated buyers.
- Staging and media time: You can schedule professional photos and video without rushing.
- Showing management: You reduce early unvetted traffic while you prepare the home.
Risks to weigh
- Reduced exposure: If public marketing is limited, fewer buyers may see the property right away.
- Perception concerns: Some buyers and agents view Coming Soon as limiting access, which can affect trust.
- Compliance risk: Missteps with showings or advertising can violate MLS rules, Clear Cooperation, or fair housing law.
- Timing mistakes: Too long can drain momentum. Too short may offer no real benefit.
When it fits Avon properties
- Well-prepared, higher-end homes in strong demand can benefit from a short, disciplined Coming Soon window that builds buzz before a coordinated launch.
- Homes that need maximum exposure or price discovery may be better off going Active immediately.
- Local market conditions matter. In a lean-inventory environment, a brief preview can create urgency. In a slower market, broad exposure often wins.
Buyer strategy for Coming Soon in Avon
What buyers can gain
- Early awareness: You can track potential matches before they hit the full market.
- Better readiness: You can complete preapproval and plan your first-day showing strategy.
- Possible previews: If Smart MLS rules and the seller allow, your agent may arrange private previews for prequalified buyers.
Constraints to plan for
- Limited access: Some Coming Soon listings are visible only to agents and their clients.
- Uncertainty: Many MLSs do not allow showings or offers during Coming Soon, so you may need to wait for Active.
- Competition at launch: Once Active, expect more showings and stronger competition if pricing is sharp.
Buyer action plan
- Work closely with a proactive local agent who monitors Smart MLS updates and agent networks.
- Have a current preapproval and proof of funds ready.
- Set alerts for new Avon inventory and prepare to tour on day one of Active status.
Ethical, compliant pre-market exposure
Before you use Coming Soon, confirm the current Smart MLS policy and document the seller’s instructions in the listing agreement. Keep fair housing in mind at every step.
Tactics often used (confirm rules first)
- Broker or agent previews to raise awareness among local buyer’s agents.
- Targeted agent outreach for buyers who match the home’s profile.
- Professional photos, video, and staging while the listing is not yet Active.
- Teaser marketing without address only if allowed by Smart MLS. Some MLSs restrict this entirely.
- Private showings for prequalified buyers only if permitted by Smart MLS and the seller.
Timing playbooks that work
- Short teaser, about a week: Builds interest without losing momentum. Works well for staged, well-priced homes.
- Moderate teaser, one to two weeks: Useful if you need more time for media, broker previews, or relocation logistics.
- Immediate Active: Best when wide exposure is critical or market conditions favor full visibility.
- Soft launch hybrid: A brief, rule-compliant Coming Soon period, then a strong go-live push with full marketing.
A simple timeline example
Here is a sample cadence you can adapt for Avon. Adjust to match Smart MLS rules and the seller’s timeline.
- Monday: Final prep list, contractor touch-ups, staging day one.
- Tuesday: Professional photos and video, copywriting and floor plan ready.
- Wednesday: Enter as Coming Soon in Smart MLS with a clear Active date and instructions.
- Thursday: Agent outreach, broker preview if permitted.
- Friday: Finalize launch assets and showing schedule.
- Saturday: Switch to Active in Smart MLS and publish full marketing. Host first showings or an open house if planned.
Seller checklist for Coming Soon
- Obtain written seller consent for the Coming Soon plan and set a firm go-live date.
- Review Smart MLS requirements and how showings, offers, and marketing are handled.
- Complete staging and professional media. Prepare disclosures and marketing copy.
- Align the outreach plan, including any broker previews that comply with rules.
- Track all communications and any previews for compliance.
- Be ready to activate on schedule and manage showings and offers promptly.
Common pitfalls to avoid
- Publicly posting the address or detailed photos while the listing is still Coming Soon if your MLS forbids it.
- “Invitation only” exposure that limits access for broad groups of buyers.
- Trying to reset Days on Market by cycling statuses.
- Failing to document seller consent, timeline, and activities.
How Meghan Girard helps
You get a disciplined plan, not guesswork. With a project-managed timeline, professional staging and media, and targeted agent outreach, your listing is prepared to make a strong first impression. You also get clear guidance on Smart MLS rules and fair housing best practices, so your pre-market strategy builds momentum without risking compliance.
If you are deciding whether to use Coming Soon for your Avon home, let’s map your goals, your timeline, and current demand to choose the right path. Request your instant home valuation and a tailored launch plan with Meghan Girard.
FAQs
Can offers be made while a listing is Coming Soon in Avon?
- Typically no. Many MLS policies restrict accepting offers until the listing is Active. If private offers are allowed, the listing agreement and Smart MLS rules will specify what is required. Confirm with the listing agent.
Are showings allowed during Coming Soon status in Connecticut?
- It depends on Smart MLS rules and seller instructions. Some MLSs allow private previews for prequalified buyers, while others prohibit showings until Active. Always check with the listing agent.
Does Coming Soon reduce a home’s visibility in Avon?
- It can limit immediate exposure if public marketing is restricted. A short, strategic Coming Soon period can build interest for desirable homes in a low-inventory market. The right choice depends on demand and pricing.
How long should a Coming Soon period last in Avon?
- Short windows, often about a week, are commonly used to create urgency without losing momentum. The optimal timeline depends on Smart MLS limits, seller timing, and current market conditions.
How can Avon buyers find Coming Soon listings?
- Work with an active local agent who tracks Smart MLS updates, broker previews, and agent networks. Some brokerages maintain private alert lists for pre-market opportunities.
Does Coming Soon count toward Days on Market in Smart MLS?
- How Days on Market are counted depends on Smart MLS rules. Ask the listing agent to explain how the Coming Soon period will be reported for your specific listing.
